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Item 3—Redlined Plan, Part 2 policy to allow for an entrance to a residential unit or a corridor/stairway (a common condition in mixed use buildings in downtown areas), provided that this entry was a secondary to the commercial frontage, to also be street fronting. Questions for Task Force: 5. Does the Task Force agree with the approach to allow ground-floor residential in the Downtown Commercial, Mixed Use — Transitional, and Mixed Use — Downtown districts if located behind an existing or proposed building? 6. Does the Task Force desire to allow an entrance to a residential unit or a corridor/stairway to be street fronting? Uses in Mixed Use — Transitional District Restaurants, Bars, and Outdoor Dining The Task Force has indicated a desire for the Mixed Use— Transitional district to focus on uses with operating characteristics that are more compatible and appropriate with adjacent residential uses, with an emphasis on those that are "light retail." One item in need of clarification is whether to permit (or conditionally permit) bars and restaurants, and if so, whether to allow the outdoor dining for food service uses. Per the municipal code, restaurants (with no alcohol service or alcohol service only before 11:00 p.m.) are permitted uses in the C-C District, and are allowed subject to Conditional Use Permit approval in the Office District; bars (which include by definition restaurants that serve alcohol after 11:00 p.m.) are subject to approval of a Conditional Use Permit in the C-C District. Bars are not permitted in the Office District. Conditional Use Permits require review and approval by the Planning Commission (subject to appeal to the City Council), and are subject to conditions of approval to ensure the use is operated harmoniously with surrounding uses. As discussed at the January 23, 2018 and March 27, 2018, Task Force meetings, and as mentioned in this memo, there is currently an inconsistency between the zoning of properties along Peters Avenue and the Office land use designation in the specific plan (the zoning map indicates these properties as having C-C zoning). The Zoning Administrator's current interpretation of permitted and conditionally permitted uses for the east side of Peters Avenue follows that of the Office District zoning, consistent with the specific plan land use designation. Therefore, staff is bringing the topic of establishing restaurants and bars as permitted (or conditionally permitted) uses in the Mixed Use — Transitional district, along with outdoor dining, to the Task Force for a more detailed discussion. The Downtown Hospitality Guidelines (Hospitality Guidelines), adopted by City Council in May 2012, indicate that the east side of Peters Avenue and the north side of Old Bernal Avenue (generally the area that will have the Mixed Use — Transitional designation) is part of the Downtown Hospitality Transition Area, since it is closer in proximity to existing residential neighborhoods (the Hospitality Guidelines also identify the area directly to the east and west of Main Street as the Downtown Hospitality Central Core Area). Attachment 5 to this memo is an excerpt from the Hospitality Prepared for the April 24, 2018 Downtown Specific Plan Update Task Force Meeting Page 8 of 13