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2 <br /> <br />(courtyard oriented toward the rear yard), and eighth floor (rooftop courtyard oriented <br />toward El Camino Real) and feature dining areas, lounge areas, recreation areas, and <br />plantings. In addition, private balconies and decks are provided for selected units. The <br />surrounding land uses are primarily residential and commercial. <br /> <br /> <br />LOCATION MAP <br /> <br /> <br /> <br /> <br /> <br />Development of the site is regulated by the Downtown Precise Plan (DTPP). Approval <br />authority was vested in the Planning Commission since the development is a “Large <br />Project” (Section 2.0.3.A.2, pg. 28), and is based on conformance to the regulations of <br />the DTPP which include two groups: Standards (which are mandatory) and Guidelines <br />(which are recommended, but not mandatory). Because the applicant sought deviations <br />from four (4) guidelines, the project required recommendations from the Architectural <br />Advisory Committee (AAC). Review by the HRAC was not required because the project <br />is not directly adjacent to existing Historic Resources identified in the DTPP. Historic <br />Resource “O” at 28 Diller Street was removed in 2013 after a due process per the <br />DTPP, and Historic Resource “R” at 1322 El Camino Real is not directly adjacent to the <br />proposal. <br /> <br />DTPP Standards Review: <br />Staff reviewed the project for compliance with the applicable regulations in the DTPP, <br />and determined that the project meets all applicable standards (which are requirements, <br />whereas the DTPP guidelines are recommendations). The project is located within the <br />Downtown General zone, which allows buildings to be as low as three stories/35 feet <br />and as high as eight stories/92 feet. (See DTPP, § 2.7.) As to uses, the Downtown <br />General Zone allows residential uses and ground floor neighborhood retail. (See DTPP <br />§ 2.2.) The project is within the height standards and designed with a mixture of <br />residential and active ground floor uses along El Camino Real to create pedestrian <br />interest. These uses include two retail spaces, an activity room, the main lobby, the <br />leasing office, and recessed stoops to individual units. This frontage is designed with <br />transparent storefronts, awnings, signage, and a clearly identified main entrance. <br /> <br />Project Site <br />8.A. - Page 2