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grade and a basement, mixed commercial / office / residential building incorporating • urban core and hill country design standards. The first two floors will consist of retail, office and restaurant space. Floors three through five will incorporate loft apartments to allow for urban living and student housing. 39 residential units are proposed at a maximum density of 27 units per acre. The Concho Commons development is designed to incorporate the vision identified in the final draft of the Downtown Master Plan. This vision for downtown San Marcos includes: • To Establish Downtown as a Distinctive Destination: The Concho Commons project reflects, through its design and architecture, compactness, clear edges, human scaled architecture, walkable streets, public spaces, amenities and eye - catching detail. • Maintaining San Marcos' Authenticity: The Concho Commons project will respect the historic patterns, precedents, and traditions of the downtown area. • Embracing Mixed Uses & Compactness: The Concho Commons project will include a mixture of commercial and office uses within a compact and walkable pedestrian environment. • Generating Standards for Great Streets: The Concho Commons project will include streetscape improvements such as street trees, pedestrian walkways, and new on- street parking. • To Engage the Street Wall: The Concho Commons project design reflects a new downtown scale building located generally at the sidewalk. This design gives downtown streets and blocks a comfortable sense of enclosure. The off - street parking will be located behind and to the side of buildings so that it minimizes disruption of the street wall. • To Promote Walkabiltiy: The Concho Commons project is designed as a pedestrian oriented commercial and office facility. The project is located at the western terminus of the proposed Texas State University pedestrian mall and includes sidewalk and crosswalk design, shade, weather protection, and outdoor gathering areas designed to make walking the downtown area safe, comfortable, efficient and pleasurable. • To Augment Public Spaces: The Concho Commons project will include an outdoor plaza to enhance the available public area in downtown San Marcos. 1.03. Project Location. The Project Site is located on the south side of Concho Street between North Guadalupe Street and North LBJ Drive being the southeast corner of Concho and N. Guadalupe Streets and the southwest corner of Concho Street and N. LBJ Drive. 1.04. Phasing. The project is expected to be constructed in a single phase. 1.05. Reasons for use of PDD. The Project site is currently zoned Planned Development District (PDD) with a base zoning of General Commercial (GC) District. This proposed PDD would amend the existing PDD to permit loft apartments over the proposed retail, office and restaurant use. The Property is located one block north of the downtown Central Business Area District and is immediately adjacent to the campus 2