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P21-1173, PUD-146 and Tract 8631: 475 & 493 St. John Street Planning Commission 19 of 32 allowed by the mixed-use land use designation, and consistent with the General Plan’s allowable density. The Arroyo del Valle and adjacent riparian area are located on the most northern portion of the project site, which is designated as Public Health and Safety with Wildland Overlay. This type of land use designation in the General Plan does not allow for development and is generally applied to privately-owned open space/undevelopable areas with public access not allowed. No development is proposed in this area, it will remain privately owned by the new subdivision’s association, and public access will not be allowed. There is an easement between Lots 11-12 for maintenance access to this area. As proposed, the project is consistent with this designation. General Plan Policies The following General Plan policies and programs are relevant to the proposed redevelopment of the site. The project, as proposed, is in keeping with General Plan policies that emphasize mixed-use development, such as Policy 12 and implementing Programs 12.3 and 12.4. Industrial, Commercial and Office Policy 12: Preserve the character of the Downtown while improving its retail and residential viability and preserving the traditions of its small-town character. Program 12.3: In the Downtown, implement mixed-use development which incorporates higher density and affordable residential units consistent with the Downtown Specific Plan, where feasible. Program 12.4: Encourage second-floor apartments above first-floor commercial uses, and encourage live-work units in the Downtown. Also allow mixed-use development in the Downtown where residences are located behind commercial uses, subject to the limitations specified in the Downtown Specific Plan. Sustainability Program 2.1: Reduce the need for vehicular traffic by locating employment, residential, and service activities close together, and plan development so it is easily accessible by transit, bicycle, and on foot. Program 2.3: Require transit-compatible development near BART stations, along transportation corridors, in business parks and the Downtown, and at other activity centers, where feasible. Overall Community Development Policy 4: Allow development consistent with the General Plan Land Use Map. Program 5.2: Consider surrounding land uses and potential impacts when changing land-use designations. Residential Policy 9: Develop new housing in infill and peripheral areas which are adjacent to existing residential development, near transportation hubs or local-serving commercial areas.