1. 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

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 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

3. 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.

4. 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

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

6. Second Floor Plan

7. Third through Fifth Floor Plan

8. Sixth Floor and Roof Deck Plan

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

10. Elevation Plans
75 feet
North Elevation
East Elevation

11. Aerial View Looking Northwest

12. 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

13. Current Planning Comments

14. 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)

15. 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.

16. 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.

17. 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

18. 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)

19. 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