115-Unit Mixed-Use Project (711 E 115-Unit Mixed-Use Project (711 E. Walnut Street) 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 11, 2016

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 of more housing units Proposed project is a mixed-use project with 11,600 sq.ft. of commercial space and 115 housing units Informational Only – No Action Required

NEC of Walnut St. & El Molino Ave. Property Location NEC of Walnut St. & El Molino Ave. 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.

Project Summary 711 E. Walnut Street: CD-3 (Walnut Housing Subdistrict) Zoning District Site consists of 6 parcels; 0.98 acres (42,790 sq.ft.) Demolish 5 existing commercial buildings and construct a new 5- and 6-story Mixed-Use project, including: 115 residential units with10 affordable units 11,600 sq.ft. commercial space 3.06 Floor Area Ratio (131,020 sq.ft.) 75 feet maximum height 239 parking spaces provided

Site Plan (Ground Floor Plan) Top picture – street elevation Bottom picture – side elevation

Second Floor Plan

Third through Fifth Floor Plan

Sixth Floor and Roof Deck Plan

Elevation Plans South (Walnut St.) Elevation 75 feet South (Walnut St.) Elevation West (El Molino Ave.) Elevation

Elevation Plans 75 feet North Elevation East Elevation

Aerial View Looking Northwest

Discretionary Entitlements Affordable Housing Concession Permit: To exceed the maximum permitted floor area ratio requirement of 2.25, and To exceed the height limit of 60 feet Design Review: For a project that exceeds 25,000 square feet in size

Current Planning Comments

Current Planning Comments The project appears not to be in compliance with the following development standards (no dimensions on the plans): Setbacks –along Walnut Street, the building appears to exceed the maximum setback of 5 feet Floor Area Ratio (3.06 proposed, 2.25 permitted) Height (75 feet proposed, 60 feet permitted)

Design Comments Preliminary Consultation with Design Commission: The use of 40 feet of street frontage for vehicular access is undesirable. The Commission further recommended removal of the central driveway along Walnut Street. Break down and further articulate the massing of the easterly portion of the building. Study the architectural expression of the easterly portion of the building to ensure that it has a clear logic. Unify the facades of the westerly portion of the building. Study the treatment of the roofline to be consistent with Central District design guideline. Ensure that the pedestrian connections from the parking area to the ground-floor commercial spaces are clear and separate from vehicular access points.

Comments from Other Departments Transportation: A traffic study will be required for the project. Access Management: Limiting driveway access creates less potential for conflict for all modes of travel. The project shall consolidate the two driveways into one, with DOT’s preference to eliminate the easterly driveway. Public Works: 3-foot street (sidewalk) dedication will be required along Walnut Street.

Project in Progress The applicant has submitted Affordable Housing Concession Permit (AHCP) Application Mixed-Use Project with 115 residential units (10 very low-income units) and 11,237 sq.ft. commercial space 2.99 Floor Area Ratio (127,792 sq.ft.) 75 feet maximum height Changes to the building design (including street setbacks and vehicular ingress/egress) per DOT and Preliminary Consultation comments by Design Commission

Next Steps Affordable Housing Concession Permit (AHCP) Application Review and Analysis Conduct CEQA Analysis Hearing Officer Public Hearing for recommendation of AHCP and CEQA Design Commission Reviews (Concept and Final Design Review)

115-Unit Mixed-Use Project (711 E 115-Unit Mixed-Use Project (711 E. Walnut Street) 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 June 13, 2016