CITY COUNCIL SPECIAL MEETING AGENDA PACKET 8-11-26

Resolution No. Page 4 Mixed Use–Transitional (MU-T) under the DSP, both of which envision development that supports a mix of residential and commercial uses at densities that advance housing goals and promote an active, pedestrian- oriented environment. As proposed, the project includes only four residential units (approximately 8 du/acre), which is substantially below the General Plan’s expected density of 20 or more units per acre, and does not provide commercial or flexibly designed ground-floor space, resulting in a complete loss of existing commercial square footage. This is inconsistent with DSP policies that require or strongly encourage commercial frontage, active ground-floor uses, and development patterns that enhance economic vitality. Additionally, the project’s building height, massing, and three-story design exceed DSP limits for residential development and do not provide appropriate transitions to adjacent lower-scale uses, contrary to policies intended to preserve downtown’s small-town character and ensure compatibility with surrounding neighborhoods. The project also does not meet DSP design objectives related to pedestrian orientation, including the absence of a street- facing primary entrance and the absence of active frontage along Old Bernal Avenue. Collectively, these inconsistencies demonstrate that the project does not implement the land use, density, design, and economic vitality objectives of the General Plan and DSP, and therefore cannot be found consistent with these adopted plans. As such, the Council finds that this finding cannot be made. 3. Whether the proposed development plan is compatible with the previously developed properties in the vicinity and the natural, topographic features of the site. The surrounding neighborhood is characterized by predominantly one- and two-story structures with articulated building forms, pedestrian-oriented design, and established transitions in scale between residential and mixed- use buildings. In contrast, the proposed three-story, 34-foot-tall building introduces a level of height, massing, and density that is not consistent with the prevailing development pattern and does not provide adequate transitions to adjacent lower-scale uses. The building’s orientation, setbacks, and lack of street-facing entry and landscaping, as part of its architectural design, further reduce its compatibility with the established downtown and residential context. As a result, the development does not comply with the requirements of the Objective Design Standards or other applicable objective standards established in adopted City plans and documents, reflect the scale, character, or environmental context of surrounding properties and is therefore found to be incompatible. As such, the City Council finds that this finding cannot be made. 4. Whether grading in conjunction with the proposed development plan takes into account environmental characteristics and is designed in keeping with the best engineering practices to avoid erosion, slides, or flooring, and to have as minimal an effect upon the environment as possible. Page 249 of 373