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• Downtown Specific Plan: Per the DSP, since ground -floor residential is proposed, the project must be fully parked on-site. The DSP does not indicate the type of parking that may be used to comply with the policy; thus, the Commission has some discretion regarding compliance with the policy. The DSP does not specify how parking should be provided nor if alternative solutions (such as a parking lift) can be used to meet the DSP policy. However, the policy calls for the project to be fully parked on-site. The lift offers a creative solution to meet parking requirements and staff concludes the project will be fully parked on-site. While this is not a parking solution proposed in the City to date, many cities across the Bay Area have allowed for parking lifts as a way to accommodate residential parking on constrained sites. Staff believes the "vertical tandem" parking lift solution will be successful, particularly because it will be dedicated to and used by the residential unit and should be supported as meeting the intent of the DSP policy. That said, the upper space of the lift is not unobstructed from the street (i.e., the lower car needs to be removed for clear access), meaning the upper space does not comply with the PMC (i.e., the site will provide 11 spaces per the Code instead of 12). The PMC allows an applicant in the Downtown Revitalization District who is unable to provide all the required off-street parking required by Code, to apply for an in -lieu parking agreement. The agreement would require the applicant to pay in -lieu parking fees for the number of spaces the project is deficient in parking. As such, staff recommends an in -lieu agreement and fee payment for one parking space. The current in -lieu parking fee for surface parking is $20,594. The in -lieu agreement would need to be approved by the City Council and entered into by the applicant prior to issuance of building permits. Staff supports an in -lieu agreement for this project, particularly given that the project would comply with the DSP's parking requirement. Building Desi nand Massing The proposed building has a Craftsman architectural style with horizonal lap siding (fiber cement), cantilevered second floors, natural stone, composite roof shingles, and incorporates horizontal wood fencing and a CMU block wall at the carport. The building includes a second -story balcony and rooftop deck, as seen in Exhibit B. The Downtown Design Guidelines and Downtown Specific Plan policies apply to the subject property. Of note, the guidelines speak to ensuring architectural compatibility of new construction through character and style of surrounding structures. The Commission raised concerns about the architectural style of the proposed building during the workshop — at that time it was a contemporary styled building, inconsistent with the Craftsman architectural style of the existing commercial structure at the front of the site. Since the workshop, the applicant has modified the proposed design including materials, roof forms, and architectural detailing. Staff finds the new design is now more compatible and consistent with the existing commercial building on-site. See Figure 3 below for a side-by-side comparison of the existing commercial building on the site and the proposed residential building. P20-1053, 218 Ray Street 7of11 Planning Commission