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and shall be forfeited if the trees are destroyed or substantially damaged. This draft condition of approval will be part of the building plan set. To accommodate the proposed addition and accompanying ADA access ramp, the majority of the front lawn will be removed. The access ramp will be bordered on each side by 6 in. by 12 in. by 24 in. planter boxes that would feature Douglas iris, California honeysuckle, yucca, penstemon, blue fescue, and blue oat grass planting. IV. ANALYSIS General and Downtown Specific Plan Land Use Conformity The General Plan designates the subject property as "Retail, Highway, and Service Commercial/Business and Professional Offices." Residential, retail and mixed-uses in the Downtown are consistent with this land use designation. The subject property is located within the Downtown Specific Plan area. The Downtown Specific Plan land use designation for the subject property is "Downtown Commercial", which allows pedestrian-oriented commercial on the ground floor and retail, office, and residential uses on the second floor. Staff notes that the proposed project and resulting specialty retail space, would preserve and enhance the current "small town" character and pedestrian scale of the downtown corridor, and would support the primary Specific Plan land use goal of preserving the character and development traditions of the Downtown while improving upon its commercial and residential viability. In addition, the project supports the specific plan's economic vitality goal of ensuring a positive Downtown business climate to support a thriving commercial district and maintain the Downtown as the "heart" of the community. The retail addition would also match the existing structure in materials and architectural detailing that complement existing buildings in Downtown. Staff therefore believes that the project is consistent with the intent of the Downtown Specific Plan goals and policies. Zoning and Uses The site is zoned Central Commercial (C-C), Downtown Revitalization, Core Area Overlay District. Retail uses are permitted in this District and therefore, no rezoning or other land use modifications to the property are necessary to allow the proposed development. The Downtown Design Guidelines for the Downtown Revitalization District were recently updated and adopted in October 2004. Although the Guidelines do not specifically mention Railroad Avenue, they do address transition areas and residential to retail conversions, both of which have application to the proposed project. The following Guidelines would apply to this project: PDR-414 Page - 4 Planning Commission Staff Report