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v. Exceptional site planning, architecture, and high quality building exteriors and interiors, as well as appropriate high quality public improvements. Additionally: vi. The proposed project will be a mixed use project that will bring residents into the immediate area where there will be opportunities to work and shop, particularly as the area is recycled to generate a broader mix of uses. This residential component is critically needed to create local consumers to attract additional retail and commercial development to achieve the broader mixed use vision for the overlay zone. vii. The project will include an enhanced pedestrian-oriented 33,881 square foot public plaza and park that will be located on the west side of the site, encouraging active street life on the project's ground floor. Adjacent to this plaza area will be a 2,424-square foot retail amenity, which will incorporate an exterior seating area into its design. Along First Street and the East Fire Lane, the project calls for ground floor live/work units, allowing residents in these units to live and work in the same place and adding to the active use of the project's ground floor. The project will also incorporate an outdoor area between the main five-story buildings, featuring an open courtyard with decorative landscaping, hardscaping, seating areas and potential water element. viii. The project is designed to seamlessly integrate with the existing fabric of the mid-rise and high-rise office environment. It will also provide a mix of one to three bedroom housing in order to encourage a continuum of living and a variety of household types with all residents enjoying a range of indoor and outdoor amenities. ix. The transition of the MEMU Overlay Zone to its ultimate mixed use character will involve a gradual recycling of existing development. The project is in close proximity to several mid-rise buildings in the area and has been designed to complement these developments. The project is designed with a high degree of pedestrian accessibility. Further, the project incorporates a variety of high-quality architectural materials and features a unified and integrated design theme. b. Is the proposed development plan consistent with the development standards specified in Section 4 of the MEMU Overlay Zone? Yes, the plan is consistent with those development standards for, among others, the following reasons: Building Height. The Project consists of 5 story and 3 story buildings which meet or exceed the minimum height requirement of 3 stories, with some units having internal space which effectively adds the height of a sixth floor. ii. Development Site Area: The Project Site consists of 5.18 acres which exceeds the minimum site area of 1 acre.