83 North Lake Avenue Predevelopment Plan Review Pre-Development Review Process established to achieve better projects through early consultation between City staff and applicants Identify issues that may arise during application process Plans routed to all City Departments for comments Comments presented to applicant in mid-September Project met the threshold to be presented to the City Council as an information item City Council July 10, 2017

Predevelopment Plan Review Projects of Communitywide Significance: Projects greater than 50,000 square feet in size with at least one discretionary action Projects with 50 or more housing units Proposed project is a 216,100 square-foot mixed-use project with 97 multi-family residential units Informational Only – No Action Required

Property Location S EUCLID AVE Subject Site E Union St Project site on S. Los Robles Ave. just south of Green Street. Area of 18,600 sf. Surrounding properties include: Parking structure for the Paseo Mall to the north A sister mixed-use project to the south that is currently under construction. To the south of that is the Livingston Hotel Office building across the street to the east. Project site is currently developed with two small buildings and surface parking.

Subject Site 83 North Lake Avenue CD-5 (Lake Avenue Subdistrict) Zoning District Lot Size: 70,132 square feet Currently developed with: Three one-story commercial buildings totaling 15,300 square feet Surface parking lot

Project Description Demolition of the three commercial buildings and surface parking lot; Construction of a five- to seven-story, 216,100 square-foot mixed-use building consisting of: 97 multi-family units; 139-room hotel; 7,055 square feet of retail commercial space; 10,300 square feet of restaurant space; and three levels of subterranean parking with 492 parking spaces.

Proposed Site Plan Top picture – street elevation Bottom picture – side elevation

East Elevation (Lake Avenue)

North Elevation (Union Street)

Discretionary Entitlements Conditional Use Permit: For the construction of a new mixed-use development with more than 25,000 square feet. For the establishment of a Hotel Use. Design Review: For a project with new construction that exceeds 5,000 square feet in size. Height Averaging for a project that exceeds 75-feet in height.

Development Standards Top picture – street elevation Bottom picture – side elevation

Current Planning Comments Density and Housing: Western Portion: Housing permitted, with maximum density at 87 units/acre Maximum permitted: 59 units Proposed: 62 units Eastern Portion: Housing not permitted Proposed: 30 units Floor Area Ratio: Maximum permitted: 3.00 or 211,293 square feet Proposed: 3.08 or 216,084 square feet Building Height: Maximum permitted: 75’ (90’ with height averaging) Proposed: 88’-6”

Design Comments Preliminary Consultation with Design Commission: Massing and articulation Materials and design Required findings for Height Averaging Pedestrian environment and permeability through the site Lessen vehicular focus

Next Steps Planning Commission: Design Commission: Conditional Use Permit Environmental Review Design Commission: Concept and Final Design Review Height Averaging

83 North Lake Avenue Predevelopment Plan Review Pre-Development Review Process established to achieve better projects through early consultation between City staff and applicants Identify issues that may arise during application process Plans routed to all City Departments for comments Comments presented to applicant in mid-September Project met the threshold to be presented to the City Council as an information item City Council July 10, 2017

1st Floor Plan

2nd Floor Plan

3rd – 5th Floor Plan

6th Floor Plan

7th Floor Plan

Figure 3-4: CD Housing Map Area 1 Area 5

Figure 3-6: Residential Density 87 du/acre 0 du/acre