1. 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

2. 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

3. 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.

4. 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

5. 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.

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

7. East Elevation (Lake Avenue)

8. North Elevation (Union Street)

9. 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.

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

11. 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: or 211,293 square feet
Proposed: or 216,084 square feet
Building Height:
Maximum permitted: 75’ (90’ with height averaging)
Proposed: 88’-6”

12. 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

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

14. 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

15. 1st Floor Plan

16. 2nd Floor Plan

17. 3rd – 5th Floor Plan

18. 6th Floor Plan

19. 7th Floor Plan

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

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