AGENDA REPORT SUMMARY. Zachary Dahl, Planning Services Manager Current Planning Jon Biggs, Community Development Director Chris Jordan, City Manager

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1 STUDY SESSION Agenda Item # 11 Meeting Date: December 13, 2016 AGENDA REPORT SUMMARY Subject: Prepared by: Reviewed by: Approved by: First Street Office Building and Public Park Zachary Dahl, Planning Services Manager Current Planning Jon Biggs, Community Development Director Chris Jordan, City Manager Attachment(s): 1. Applicant Cover Letter 2. Conceptual Project Plans 3. Commercial Design Review Findings and Guidelines Initiated by: Fiscal Impact: Undetermined Environmental Review: Undetermined Policy Question(s) for Council and Commission Consideration: For the proposed office building development: o Is a two-story or three-story building more appropriate for the site? o How should the office building relate to First Street and the adjacent multiple-family residential buildings in terms of setbacks and massing? o How should the building be modulated in terms of bulk, mass and scale? o What types of architectural design elements and exterior materials should the project incorporate? For the proposed public park/plaza on a portion of Plaza 7: o Does the concept of a new public park with underground public parking in this location have merit? o What types of uses, features and amenities should a public park include? For the remainder of Plaza 7, are there any specific uses, features and/or amenities that the City should evaluate for this site? Specifically, should the City consider an access ramp to the proposed underground public parking from Second Street?

2 Subject: First Street Office Building and Public Park Summary: A new office building with some ground floor retail space, approximately 60,000 square feet in size with two-levels of underground parking, is proposed along First Street adjacent to Plaza 7. A new park/plaza is proposed on Plaza 7 with new underground public parking to replace the displaced surface parking at a one-for-one ratio. Staff Recommendation: Staff recommends that the City Council and Planning and Transportation Commission consider the proposed project and provide feedback to the applicant regarding the policy questions raised in this report and the proposed project. December 13, 2016 Page 2

3 Subject: First Street Office Building and Public Park Purpose The Study Session is to provide the City Council and the Planning and Transportation Commission an opportunity to discuss the proposed office development and park/plaza and provide guidance and feedback to staff and the applicant. Background (LACI) owns seven connected parcels along First Street in Downtown Los Altos ( First Street) that total approximately one acre. LACI, along with its development manager Sares Regis, are in the process of developing a plan to build a new office building on its property. As part of this project, LACI has approached the City about a possible public/private partnership to construct a new park/plaza on the western portion of the City owned public parking lot known as Parking Plaza 7. On September 13, 2016, a joint study session with the City Council and the Planning and Transportation Commission was held to discuss the development concept and provide preliminary guidance to staff and the applicant. The study session concluded with the Council and Commission expressing interest in the concept of a public park/plaza with underground parking at Plaza 7 and entering into an exclusive negotiating agreement with LACI in order to further explore the concept. The Council also directed staff to proceed with the evaluation of potential options for the remainder of Plaza 7 if the LACI proposal were to move forward. Discussion/Analysis Office Building The parcels that comprise the project site ( First Street) are designated as Downtown Commercial in the City s General Plan and zoned CD/R3 (Commercial Downtown/Multiple- Family). The proposed project is a new office building with some ground floor retail/restaurant space approximately 60,000 square feet in size with two levels of underground parking. Additional information about the project is included in the applicant s cover letter (Attachment 1). Office and retail uses are permitted in the CD/R3 District and require a parking ratio of one space per 300 square feet of net floor area for office uses and one space per 200 square feet of net floor area for retail uses. The plans include conceptual site plans and massing models for a two-story and three-story building. The following table summarizes the project s technical details for both the twostory and three-story building and the CD/R3 District requirements: Two-Story Bldg Three-Story Bldg Required FLOOR AREA: 58,800 square feet 58,800 square feet N-A December 13, 2016 Page 3

4 Subject: First Street Office Building and Public Park SETBACKS: Front (First Street) Rear (Alley) North Side South Side (Plaza 7) 8-20 feet feet 0-10 feet 5-11 feet feet feet 0-10 feet 31 feet 2 feet 2 feet 0 feet 2 feet HEIGHT 1 : Top of Roof Deck (First St) Top of Roof Deck (Alley) Top of Parapet (First St) Top of Parapet (Alley) 28 feet 33 feet 32 feet 37 feet 41 feet 46 feet 45 feet 50 feet 30 feet 30 feet 38 feet 38 feet : 196 spaces 196 spaces 196 spaces 2 The applicant team is seeking higher level architectural and site design feedback from the Council and Commission as they develop their project design. The primary question is related to the project s height and if a two-story or three-story project is appropriate at this location. In addition, feedback should be provided with regards to how the office building should relate to First Street and the multi-family buildings to the rear in terms of setbacks, massing and scale. Feedback on types of architectural design elements and exterior materials should the project incorporate or avoid would also be appropriate at this stage in the design process. To be consistent with the City s Zoning Code and adopted plans, the feedback should be based on the Commercial Design Review Findings (Section ), Design Controls for the CD/R3 District (Section ) and the Downtown Design Guidelines (Attachment 3). Public Park/Plaza Adjacent to the proposed office building, the applicant is proposing a new park to be located on a portion of Plaza 7. Plaza 7 is 1.06 acres in size and the park would occupy approximately 0.4 acres, which is about twice the size of Veterans Community Plaza. The size of park has been reduced from the earlier concept to maintain the existing drive aisle, parking spaces and street trees that are adjacent to the rear facades of the State Street commercial buildings. The conceptual site plan includes a mixture of uses, features and amenities that could be included in this space. For this element of the project, feedback should be provided on the site design, the proposed underground public parking and proposed mix of uses and amenities. Specifically, for the access to the underground public parking, feedback should be provided regarding the proposed design and 1 These height measurements are approximate and may change as the project design is further developed. 2 The number of required parking spaces is based on the office parking requirement of 1/300 sq ft. Once the size of the retail space is determined, this number will be adjusted accordingly. December 13, 2016 Page 4

5 Subject: First Street Office Building and Public Park location of the access point. Also, based on the proposed design of the park, feedback on how to utilize the remaining portion of Plaza 7 should be provided to staff. Specifically, should staff evaluate an access ramp to the underground public parking from Second Street? Based on the feedback provided, staff will continue to work with the applicant as the design of the project is further developed and refined. In addition, staff is in the process of retaining appropriate consultants to assist in review and evaluation of the project and potential improvements to the remaining portion of Plaza 7. December 13, 2016 Page 5

6 December 2, N. San Antonio Road Los Altos, CA RE: Pre-submittal Public Study Session on December 13, 2016 Mayor Bruins, and Honorable Members of the City Council and Planning and Transportation Commission: We look forward to discussing our proposed project, entitled First Street Green, during the public study session on December 13 th. Attached for your consideration, please find our conceptual pre-submittal drawings. The scope of the project includes a roughly 60,000 gross square foot office building, potentially with a small retail component facing a proposed park. Two design options are presented in the drawings: a 3 story option and a 2-story option. The 3- story option is contemplated in association with Los Altos Municipal Code section As our team works toward a formal planning submittal, we will be discussing these options with multiple stakeholders, considering a range of criteria, and selecting a single option. During the study session, we would appreciate your input regarding the feasibility of pursing the 3-story option. In addition, as a separate action on December 13 th, we are requesting approval of an Exclusive Negotiating Agreement (ENA) to develop and construct a public park and subterranean parking garage on the western portion of the surface parking lot known as parking plaza 7 (APN: ), including replacing the current number of parking stalls provided in the plaza. Further advancement of the park design will follow the execution of the ENA. First Street Green offers a vision of downtown Los Altos as a thriving community with architecture and site design that reflects the innovation demonstrated by its business leaders in Silicon Valley. It tells a story with landscape and public space, while creating public amenities that support downtown life. A smart office design - efficient in use of materials, energy, water, and space - results in a truly sustainable design: a place that sustains the highest quality of life and workplace in Los Altos for the next century. The following goals guide this redevelopment proposal: A community gathering place for downtown The park, or green, is intended as a first step in reinvigorating public space in Los Altos. It represents a vision of community laced with active open spaces that cater to the wide range of residents; a place where people are seen and cars are hidden; and a modern landscape that reflects the spirit of innovation inherent to this commercial district. The green is a shared social hub and open space where workplace, family, and friends coalesce. An office building that builds upon the charm of Los Altos The architecture will be true to the committed intent and values of its community-oriented ownership. The building and site represent a love and respect for the traditional urbanistic value SRGNC CRES, LLC 901 Mariners Island Boulevard, 7 th Floor, San Mateo, California T: F: ATTACHMENT 1

7 First Street Green Study Session December 2, 2016 Page 2 of 2 of human-scale and charm of the downtown while boldly proclaiming a dynamic, environmentallyconscious, and economically-vital future for the downtown. An exceedingly comfortable, healthy, and productive work environment Indoor space is designed to be pleasing to the senses and support the core missions of the building s professional tenants. Building form and systems design should result in a well-daylighted space with thoughtfully choreographed views to the landscape below and hills beyond. Passive and active systems should provide for an exceptionally comfortable and controllable thermal environment with the highest air quality. A high-performance building that achieves environmental and economic sustainability Efficient performance of building systems will be enhanced by the smart use of passive resources available on site, including solar, daylighting, and natural ventilation. A near net zero building with positive, lasting financial benefits is the aspirational goal. Smart planning will allow flexibility for a variety of tenant sizes and needs. Strong financial returns will allow the project to support the park component in a sustainable, lasting manner. As previously noted, we are exploring the relative merits of two options: a 3 story option and a 2-story option. Both options have the same parking capacity in a two level underground garage of 196 parking spaces dedicated to the building occupants and an additional 52 spaces for the public, which replace the current parking spaces at a ratio of 1:1. The allowable net building square footage at 1 parking space per 300 NSF is 58,800. The equivalent gross square footage using Los Altos planning definition for this purpose is 60,618 GSF. Both the 3-story option and the 2-story option presented are this size. In order for this project to be financially viable, we are showing the maximum square footage, as determined by the parking requirements. Both options show a garage entry ramp along a widened alley, continuing the pattern of existing garage entries along the alley. Additional features of the two options are summarized as follows: Three-story option: Three-stories in height for more than half of the building footprint Third story allows smaller footprint and deep setback from First Street Combination of two and three-story massing provides variety from all frontages Abundant roof decks from the second floor roof animate the façade and provide exceptional views to the Los Altos hills Two-story option: Two-stories with added height clerestory along the building spine Larger footprint results in lesser setback from all property lines Break down of massing achieved through carving out courtyard, entries and second floor balconies Clerestory spine running through building emerges at the south end to provide a focal point for the façade facing the proposed park Thank you again for your review. We look forward to your feedback. Sincerely, SRGNC CRES, LLC Meris A. Ota Vice President

8 12/1/2016 2:23:54 PM PROJECT INFO VICINITY MAP SHEET INDEX C:\Users\e.bernabe\Documents\ LACI - Central_e.bernabe.rvt DEVELOPMENT MANAGER: Sares Regis Group of Northern California 901 Mariners Island Boulevard, Suite 700 San Mateo, CA T: Contact: Meris Ota, Vice President mota@srgnc.com OWNER: 110-1st Street Los Altos, CA T: Contact: Kelly Snider, Managing Director kelly@losaltoscommunityinvestments.com ADDRESS: st Street Los Altos, CA BLOCK/LOT: 14/040, 14/041, 14/042, 14/043, 14/044, 14/045, 14/126 PLANNING INFO ZONING DISTRICT: CD/R3 Commercial Downtown/Multiple Family SPACES 196 ALLOWABLE 1 SPACE PER 300 NSF 58,800 ASSUMED GSF 60,619 PARK 1:1 PROJECT SITE C-0 COVER SHEET OPEN SPACE SCHEME A-1 SITE PLAN A-2 SITE PROGRAM A-3 LEVEL 1 PLAN A-4 LEVEL 2 PLAN A-5 LEVEL 3 PLAN A-6 ROOF PLAN A-7 BUILDING SECTIONS A-8 MASSING VIEWS REDUCED HEIGHT SCHEME B-1 SITE PLAN B-2 SITE PROGRAM B-3 LEVEL 1 PLAN B-4 LEVEL 2 PLAN B-5 ROOF PLAN B-6 BUILDING SECTIONS B-7 MASSING VIEWS GARAGE (SAME IN BOTH SCHEMES) G-1 GARAGE LEVEL 1 PLAN G-2 GARAGE LEVEL 2 PLAN SAN FRANCISCO T CALIFORNIA F Printing Date PRELIMINARY STAFF REVIEW CITY COUNCIL STUDY SESSION COVER SHEET ATTACHMENT 2 C-0

9 12/1/2016 2:23:39 PM 3-STORY RESIDENTIAL 3-STORY RESID'L 1-STORY RESID'L 1-STORY GARAGE 3-STORY RESIDENTIAL 3-STORY RESIDENTIAL PUBLIC PLAZA 7 2-STORY COMM'L 16' ALLEY STAIR/ELEV TO GARAGE 2-STORY COMM'L 2-STORY SHASTA STREET 2-STORY COMM'L 10' GARAGE ENTRANCE LOBBY ENTRANCE PROPOSED 3-STORY BUILDING COURTYARD 38' 10' 31' RETAIL ENTRANCE PROPOSED PUBLIC PARK (E) ANGLE (E) COMMERCIAL LOADING 1-STORY COMM'L 2-STORY COMM'L 3-STORY COMM'L EXISTING BUILT FOOTPRINT 1ST STREET C:\Users\e.bernabe\Documents\ LACI - Central_e.bernabe.rvt 4-STORY RESIDENTIAL 2-STORY SITE PLAN - OPEN SPACE SCHEME SCALE: 1" = 50'-0" SAFEWAY /LOADING SAFEWAY EXISTING BUILT FOOTPRINT 19,800 SF PROPOSED FOOTPRINT 21,600 SF SAN FRANCISCO T CALIFORNIA F Printing Date PRELIMINARY STAFF REVIEW CITY COUNCIL STUDY SESSION SITE PLAN A-1

10 12/1/2016 2:23:40 PM C:\Users\e.bernabe\Documents\ LACI - Central_e.bernabe.rvt SAN FRANCISCO CALIFORNIA T F Printing PRELIMINARY STAFF REVIEW Date CITY COUNCIL STUDY SESSION SITE PROGRAM A-2

11 12/1/2016 2:23:41 PM F E DOWN TO GARAGE RAMP TO BELOW DOWN TO GARAGE SHASTA STREET D C UP TO LEVEL 2 RETAIL ENTRANCE B LOBBY ENTRANCE A C:\Users\e.bernabe\Documents\ LACI - Central_e.bernabe.rvt LEVEL 1 FLOOR PLAN - OPEN SPACE SCHEME SCALE: 1/32" = 1'-0" 1ST STREET EXTERIOR DECK TENANT RETAIL TENANT SERVICE UTILITY CIRCULATION 32' 24' 16' 8' 0' 32' 64' SAN FRANCISCO T CALIFORNIA F Printing Date PRELIMINARY STAFF REVIEW CITY COUNCIL STUDY SESSION LEVEL 1 PLAN A-3

12 12/1/2016 2:23:41 PM F E D C B A C:\Users\e.bernabe\Documents\ LACI - Central_e.bernabe.rvt LEVEL 2 FLOOR PLAN - OPEN SPACE SCHEME SCALE: 1/32" = 1'-0" EXTERIOR DECK TENANT RETAIL TENANT SERVICE UTILITY CIRCULATION 32' 24' 16' 8' 0' 32' 64' SAN FRANCISCO T CALIFORNIA F Printing Date PRELIMINARY STAFF REVIEW CITY COUNCIL STUDY SESSION LEVEL 2 PLAN A-4

13 12/1/2016 2:23:42 PM F E D AHU C ROOF DECK B A C:\Users\e.bernabe\Documents\ LACI - Central_e.bernabe.rvt LEVEL 3 FLOOR PLAN - OPEN SPACE SCHEME SCALE: 1/32" = 1'-0" EXTERIOR DECK TENANT RETAIL TENANT SERVICE UTILITY CIRCULATION 32' 24' 16' 8' 0' 32' 64' SAN FRANCISCO T CALIFORNIA F Printing Date PRELIMINARY STAFF REVIEW CITY COUNCIL STUDY SESSION LEVEL 3 PLAN A-5

14 12/1/2016 2:23:42 PM F E D C PHOTOVOLTAIC PANELS B A C:\Users\e.bernabe\Documents\ LACI - Central_e.bernabe.rvt ROOF PLAN - OPEN SPACE SCHEME SCALE: 1/32" = 1'-0" 32' 24' 16' 8' 0' 32' 64' SAN FRANCISCO T CALIFORNIA F Printing Date PRELIMINARY STAFF REVIEW CITY COUNCIL STUDY SESSION ROOF PLAN A-6

15 12/1/2016 2:23:44 PM F E D C B A PROFILE OF EXISTING 127 1ST STREET 48' ALLEY 43' - 0" FIRST STREET ROOF EL +41' - 0" LEVEL 3 EL +28' - 0" LEVEL 2 EL +15' - 0" LEVEL 1 EL +0' - 0" BASEMENT 1 EL -13' - 0" BASEMENT 2 EL -23' - 0" 16' ROW 142' 60' ROW CROSS SECTION - OPEN SPACE SCHEME SCALE: 1/32" = 1'-0" C:\Users\e.bernabe\Documents\ LACI - Central_e.bernabe.rvt PARK LONGITUDINAL SECTION - OPEN SPACE SCHEME SCALE: 1/32" = 1'-0" RETAIL COURT 300' GARAGE RAMP 32' 24' 16' 8' 0' 32' 64' ROOF EL +41' - 0" LEVEL 3 EL +28' - 0" LEVEL 2 EL +15' - 0" LEVEL 1 EL +0' - 0" BASEMENT 1 EL -13' - 0" BASEMENT 2 EL -23' - 0" SAN FRANCISCO T CALIFORNIA F Printing Date PRELIMINARY STAFF REVIEW CITY COUNCIL STUDY SESSION BUILDING SECTIONS A-7

16 12/1/2016 2:23:47 PM PROPOSED 3-STORY BUILDING WITH DISTINCT MASSING FOR DAYLIGHTING AND ARTICULATION SHASTA STREET APPROXIMATE LOBBY ENTRANCE LOCATION 1ST STREET ALLEY WITH EXISTING RESIDENTIAL GARAGE ENTRANCES SAFEWAY /LOADING SAFEWAY PUBLIC PLAZA 7 STAIR/ELEVATOR TO PUBLIC PROPOSED PUBLIC PARK SOUTHWEST AXONOMETRIC - OPEN SPACE SCHEME C:\Users\e.bernabe\Documents\ LACI - Central_e.bernabe.rvt SAFEWAY POTENTIAL RETAIL SPACE PROPOSED PUBLIC PARK STAIR/ELEVATOR TO PUBLIC SOUTHEAST AXONOMETRIC - OPEN SPACE SCHEME ADJACENT RESIDENTIAL BUILDINGS ALONG ALLEY PUBLIC PLAZA 7 SAN FRANCISCO T CALIFORNIA F Printing Date PRELIMINARY STAFF REVIEW CITY COUNCIL STUDY SESSION MASSING VIEWS A-8

17 12/1/2016 2:23:47 PM 3-STORY RESIDENTIAL 3-STORY RESID'L 1-STORY RESID'L 1-STORY GARAGE 3-STORY RESIDENTIAL 3-STORY RESIDENTIAL PUBLIC PLAZA 7 2-STORY COMM'L 2-STORY SHASTA STREET 2-STORY COMM'L 10' 10' 16' GARAGE ENTRANCE 20' ALLEY PARALLEL /LOADING PROPOSED 2-STORY BUILDING COURTYARD 10' 11' STAIR/ELEV TO GARAGE 5' RETAIL ENTRANCE PROPOSED PUBLIC PARK (E) ANGLE (E) COMMERCIAL LOADING 2-STORY COMM'L 1-STORY COMM'L 2-STORY COMM'L 3-STORY COMM'L 20' LOBBY ENTRANCE 8' EXISTING BUILT FOOTPRINT 1ST STREET C:\Users\e.bernabe\Documents\ LACI - Central_e.bernabe.rvt 4-STORY RESIDENTIAL 2-STORY SITE PLAN - REDUCED HEIGHT SCHEME SCALE: 1" = 50'-0" SAFEWAY /LOADING SAFEWAY EXISTING BUILT FOOTPRINT 19,800 SF PROPOSED FOOTPRINT 30,000 SF SAN FRANCISCO T CALIFORNIA F Printing Date PRELIMINARY STAFF REVIEW CITY COUNCIL STUDY SESSION SITE PLAN B-1

18 12/1/2016 2:23:48 PM C:\Users\e.bernabe\Documents\ LACI - Central_e.bernabe.rvt SAN FRANCISCO CALIFORNIA T F Printing PRELIMINARY STAFF REVIEW Date CITY COUNCIL STUDY SESSION SITE PROGRAM B-2

19 12/1/2016 2:23:49 PM F E RAMP TO BELOW DOWN TO GARAGE SHASTA STREET D C RETAIL ENTRANCE DOWN TO GARAGE UP TO LEVEL 2 B A LOBBY ENTRANCE C:\Users\e.bernabe\Documents\ LACI - Central_e.bernabe.rvt LEVEL 1 FLOOR PLAN - REDUCED HEIGHT SCHEME SCALE: 1/32" = 1'-0" 1ST STREET EXTERIOR DECK TENANT RETAIL TENANT SERVICE UTILITY CIRCULATION 32' 24' 16' 8' 0' 32' 64' SAN FRANCISCO T CALIFORNIA F Printing Date PRELIMINARY STAFF REVIEW CITY COUNCIL STUDY SESSION LEVEL 1 PLAN B-3

20 12/1/2016 2:23:50 PM F E D C B A C:\Users\e.bernabe\Documents\ LACI - Central_e.bernabe.rvt LEVEL 2 FLOOR PLAN - REDUCED HEIGHT SCHEME SCALE: 1/32" = 1'-0" EXTERIOR DECK TENANT RETAIL TENANT SERVICE UTILITY CIRCULATION 32' 24' 16' 8' 0' 32' 64' SAN FRANCISCO T CALIFORNIA F Printing Date PRELIMINARY STAFF REVIEW CITY COUNCIL STUDY SESSION LEVEL 2 PLAN B-4

21 12/1/2016 2:23:50 PM F AHU E D PHOTOVOLTAIC PANELS C B A C:\Users\e.bernabe\Documents\ LACI - Central_e.bernabe.rvt ROOF PLAN - REDUCED HEIGHT SCHEME SCALE: 1/32" = 1'-0" 32' 24' 16' 8' 0' 32' 64' SAN FRANCISCO T CALIFORNIA F Printing Date PRELIMINARY STAFF REVIEW CITY COUNCIL STUDY SESSION ROOF PLAN B-5

22 12/1/2016 2:23:51 PM F E D C B A PROFILE OF EXISTING 127 1ST STREET ALLEY 35' 7' 30' 7' 1ST STREET ROOF A EL +35' - 0" LEVEL 2A2 EL +15' - 0" LEVEL 1 EL +0' - 0" BASEMENT 1 EL -13' - 0" BASEMENT 2 EL -23' - 0" 16' ROW 142' 60' ROW CROSS SECTION - REDUCED HEIGHT SCHEME SCALE: 1/32" = 1'-0" ROOF A EL +35' - 0" C:\Users\e.bernabe\Documents\ LACI - Central_e.bernabe.rvt PARK LONGITUDINAL SECTION - REDUCED HEIGHT SCHEME SCALE: 1/32" = 1'-0" RETAIL 300' GARAGE RAMP 32' 24' 16' 8' 0' 32' 64' LEVEL 2A EL +15' - 0" LEVEL 1 EL +0' - 0" BASEMENT 1 EL -13' - 0" BASEMENT 2 EL -23' - 0" SAN FRANCISCO T CALIFORNIA F Printing Date PRELIMINARY STAFF REVIEW CITY COUNCIL STUDY SESSION BUILDING SECTIONS B-6

23 12/1/2016 2:23:54 PM PROPOSED 2-STORY BUILDING WITH RAISED CENTRAL SPINE FOR DAYLIGHTING AND MASSING ARTICULATION SHASTA STREET APPROXIMATE LOBBY ENTRANCE LOCATION 1ST STREET ALLEY WITH EXISTING RESIDENTIAL GARAGE ENTRANCES SAFEWAY /LOADING SAFEWAY PUBLIC PLAZA 7 STAIR/ELEVATOR TO PUBLIC PROPOSED PUBLIC PARK SOUTHWEST AXONOMETRIC - REDUCED HEIGHT SCHEME C:\Users\e.bernabe\Documents\ LACI - Central_e.bernabe.rvt SAFEWAY POTENTIAL RETAIL SPACE PROPOSED PUBLIC PARK STAIR/ELEVATOR TO PUBLIC SOUTHEAST AXONOMETRIC - REDUCED HEIGHT SCHEME ADJACENT RESIDENTIAL BUILDINGS ALONG ALLEY PUBLIC PLAZA 7 SAN FRANCISCO T CALIFORNIA F Printing Date PRELIMINARY STAFF REVIEW CITY COUNCIL STUDY SESSION MASSING VIEWS B-7

24 12/1/2016 2:23:55 PM F E RAMP DOWN SHASTA STREET D C RAMP DOWN RAMP UP B A C:\Users\e.bernabe\Documents\ LACI - Central_e.bernabe.rvt GARAGE LEVEL 1 PLAN SCALE: 1/32" = 1'-0" 1ST STREET APPROXIMATE TOTALS LEVEL 1 LEVEL 2 TOTAL PARK REPLACEMENT TOTAL ' 24' 16' 8' 0' 32' 64' SAN FRANCISCO T CALIFORNIA F Printing Date PRELIMINARY STAFF REVIEW CITY COUNCIL STUDY SESSION GARAGE LEVEL 1 PLAN G-1

25 12/1/2016 2:23:55 PM F E SHASTA STREET D C RAMP DOWN RAMP UP B A C:\Users\e.bernabe\Documents\ LACI - Central_e.bernabe.rvt GARAGE LEVEL 2 PLAN SCALE: 1/32" = 1'-0" 1ST STREET APPROXIMATE TOTALS LEVEL 1 LEVEL 2 TOTAL PARK REPLACEMENT TOTAL ' 24' 16' 8' 0' 32' 64' SAN FRANCISCO T CALIFORNIA F Printing Date PRELIMINARY STAFF REVIEW CITY COUNCIL STUDY SESSION GARAGE LEVEL 2 PLAN G-2

26 Commercial Design Review Findings, CD/R3 Design Controls and Downtown Design Guidelines for First Street Section Commercial Design Review Findings In approving applications for design review approval under this chapter, the planning and transportation commission and the city council shall make the following findings: A. The proposal meets the goals, policies and objectives of the general plan and any specific plan, design guidelines and ordinance design criteria adopted for the specific district or area. B. The proposal has architectural integrity and has an appropriate relationship with other structures in the immediate area in terms of height, bulk and design. C. Building mass is articulated to relate to the human scale, both horizontally and vertically. Building elevations have variation and depth, and avoid large blank wall surfaces. Residential or mixed-use residential projects incorporate elements that signal habitation, such as identifiable entrances, stairs, porches, bays and balconies. D. Exterior materials and finishes convey quality, integrity, permanence and durability, and materials are used effectively to define building elements such as base, body, parapets, bays, arcades and structural elements. E. Landscaping is generous and inviting, and landscape and hardscape features are designed to complement the building and parking areas, and to be integrated with the building architecture and the surrounding streetscape. Landscaping includes substantial street tree canopy, either in the public right-of-way or within the project frontage. F. Signage is designed to complement the building architecture in terms of style, materials, colors and proportions. G. Mechanical equipment is screened from public view and the screening is designed to be consistent with the building architecture in form, material and detailing. H. Service, trash and utility areas are screened from public view, or are enclosed in structures that are consistent with the building architecture in materials and detailing. Section Design controls (CD/R3). A. No structure shall be built or altered including exterior changes in color, materials, and signage in the CD/R3 District except upon approval of the city planner or as prescribed in Chapter of this title. B. Reduction of apparent size and bulk: 1. As a general principle, building surfaces should be relieved with a change of wall plane that provides strong shadow and visual interest. 2. Every building over seventy-five (75) feet wide should have its perceived height and bulk reduced by dividing the building mass into smaller-scale components by: ATTACHMENT 3

27 i. A change of plane; ii. A projection or recess; iii. Varying cornice or roof lines; iv. Other similar means. 3. The proportions of building elements, especially those at ground level, should be kept close to human scale by using recesses, courtyards, entries, or outdoor spaces along the perimeter of the building to define the underlying fifty-foot front lot frontage. 4. Rooftop equipment shall be concealed from view and/or integrated within the architecture of the building. 5. Windows should be inset generously from the building wall to create shade and shadow detail; the minimum inset shall be three inches. C. The primary access for all buildings shall be directly to the street. D. Consideration should be given to the relationship of the project and its location in the downtown to the implementation of goals and objectives of the downtown urban design plan, revaluation of design approval shall consider one or more of the following factors: 1. The project location as an entry, edge, or core site; 2. The ability to contribute to the creation of open space on-site or in designated areas; 3. Enhancement of the pedestrian environment through the use of pathways, plantings, trees, paving, benches or other amenities; 4. Building facade improvements including, paint, signage, service areas, windows and other features; 5. On-site or off-site parking improvements; 6. Public or private landscape improvements. E. Opaque, reflective, or dark tinted glass should not be used on the ground floor elevation. With the exception of ground floor residential units, sixty (60) percent of the ground floor elevation should be transparent window surface. F. Courtyards should be partially visible from the street or linked to the street by a clear circulation element such as an open passage or covered arcade. G. Rooftop mechanical, venting, and/or exhausting equipment must be within the height limit and screened architecturally from public view, including views from adjacent buildings located at the same level.

28 Fl RST STREET DISTRICT 5 I - L. r

29 City of Los Altos Downtown Design Guidelines FIRST STREET DISTRICT Owners of properties and businesses in this district should review the guidelines for the Downtown Core District. While projects in this district may be somewhat larger and less retail-oriented than those in the downtown core, they are stilt very much a part of the downtown village, and the village character and scale emphasis underlying those guidelines wilj be expected of new buildings and changes to e x isting properties in this district. The intent of these guidelines and the zoning standards established for this district are summarized in the sidebar to the right. The primary differences between development in this district and the downtown core include: A wider range of uses is a!jowed. Required parking must be provided on-site rather than in common parking district lots or srrucrures. Setbacks are required along all street fronts, and in many cases at the rear of parcels. A 50-foot building module applies, rather than the 25-foot module in rhe downtown core, except for lots located within the CRS Zoning District.* * Pending a Zoning Code change approval by the City Council to extend the CRS zoning into the First Street District.. INTENT FIRST STREET DISTRICT A. Promote the implementation of the Los Altos Downtown Design Plan. 8. Support and enhance the downtown Los Altos village atmosphere. C. Allow latitude for creative design and architectural variety. D. Respect the scale and character of the area immediately surrounding the existing downtown pedestrian district. E. Establish a sense of entry into the downtown. F. Encourage historic preservation for those buildings listed on the city's historic resources inventory. G. Encourage the upgrading of building exteriors, signs, and parking lots. H. Provide for a full range of retail, office, and service uses appropriate to downtown. I. Develop a landscaped strip along the back of properties that abut Foothill Expressway between West Edith Avenue and San Antonio Road. J. Improve the visual appeal and pedestrian orientation of the downtown. K. Encourage the use of solar, photo voltaic, and other energy conserving devices. Applicants should carefully review the Los Altos Zoning Ordinance provisions appropriate lo their properties. Parcels covered by the design guidelines for the first Street District are located within three zoning districts with slightly different limitations and requirements. 5 Adopted December 8,

30 Adopted December 8, FIRST STREET DISTRICT A visual and physical separation between street front sidewalks and adjacent parking lots is expected. 5.1 PEDESTRIAN ENVIRONMENT City of Los Altos Downtown Design Guidelines The First Street Discricr is spread ajong First Street which is more vehicle-oriented than che remainder of Downtown Los Afros, and has more surface parking with limited landscaping than most other areas. Nevertheless, this district is very much a pan of the downtown vill ag e. These guidelines are intended to allow larger buildings and on-site parking while doing so in a manner that reinforces Downtown Los Altos' village scale and character Minimize the visual impact of parking a) Underground or screened roof parking is encouraged on larger parcds. Provide a landscape buffer between street front sidewalks and any adjacent parking lot. Per the zoning code, the minimum width of this buffer must be 5 feet, unless less is allowed by a variance. When lesser widths are allowed for existing parking lot improvements, some buffering is still required. One approach to adding visual buffering by b) a low wall is shown below. Sq,arate parking lots from pedestrian areas at buildi ngs hy landscaping (above) or by pedestrian arcades (below) Provide pedestrian linkages between street front sidewalks and building entries a) Building entries facing First Street are strongly encouraged. For larger buildings where entries are set back on a facade facing a parking lot, provide a strong sidewalk connection with landscaping on both sides from the street front to the entry Provide landscape buffers between parking lots and pedestrian areas at buildings a) Building fronts are expected to be as active and attractive as those in the Downtown Core District, and to be buffered from parked cars. Landscaping and, where appropriate, trees should be used to buffer pedestrian areas. Alternatively, arcades and planters at the building may be used for this purpose. Examples of these two approaches are shown to the left.

31 City of Los Altos Downtown Design Guidelines FIRST STREET DISTRICT Provide special paving for parking lots immediately accessible from the street a) Parking areas which are adjacent to street front sidewalks and with perpendicular parking spaces directly accessible &om the street drive lane are strongly discouraged. For existing parking areas like this that are being upgraded, provide a distinction on the pavi ng color and texture between the parking surface and the adjacent sidewalk and street paving Provide pedestrian walkways through large parking lots a) Dedicated walks through parking lots wuj improve pedestrian safety and enhance the shopping and business patronage experience. Walkways should be reinforced with edge landscaping and with textured and/or permeable paving where they cross parking drive aisles. One example is shown in the upper right of this page Provide pedestrian amenities. Amenities may include: Benches Founcains Planted areas Rain gardens and other rainwacer infiltration features Special decorative paving Potted flowers and plants Public art Waste receptacles Integrate ground floor residential uses with the streetscape Example of a well desigrud pedestrian walk way through a parking lot. Note: 1he building entry in the back gr ound would be out of scale for downtown Los Altos.. Provide pedestrian amenities. a) Set structures back a minimum of IO feet &om the street property line. Stairs and entry porches may encroach into this setback up to the property line. B) Soft landscaping is required for a minimum of 60% of the front setback area. See examples belolll and to the right Provide ground floor residential setback lands cap ing. Adopted December 8,

32 FIRST STREET DISTRICT City of Los Altos Downtown Design Guidelines ARCHITECTURE Building uses and sizes will vary more in the First Street District than elsewhere in the downtown. The goal of these guidelines is co accommodate this wide diversity of size and use while maintaining a village scale and character chat is complementary to the downtown core. The photographs shown on this and the fouowing page are examples of more vehicle-oriented buildings that include forms and details that are sensitive to vijlage scale and character Design to a village scaje and character Ihis shopping complex has a village scale and character by virtue of treating adjacent uses as individual buildings. 7he scale, details and natural materials used far this tower create an attractive focal point far the building without! sing human scale. a) Avoid large box-like structures. b) Break larger buildings into smaller scale elements. c) Provide special design articulation and detail for building facades located adjacent to street frontages. d) Keep focal point elements small in scale. e) Utilize materials that are common in the downtown core. f) Avoid designs that appear to seek to be prominently seen from Foothill Expressway and/or San Antonio Road in favor of designs that focus on First Street, and are a part of the vill age environment. g) Provide substantial small scale details. h) Integrate landscaping into building facades in a manner similar to the Downtown Core District (See pages 28-29). Examples of larger parcel buildings that are designed to be consistent with a vill ag e duracter are shown on this and the adjacent p ag e. Traditional buildi1lg forms, architectural details, and integrated landscaping assist in relating the parking lot frontage to an fjvera!i village scale and character. 68 Adopced December 8, 2009

33 City of Los Altos Downtown Design Guidelines FIRST STREET DISTRICT Design structures to be compatible with adjacent existing buildings a) Buildings adjacent to the Downtown Core District should be desi gn ed in form, material, and details similar to those nearby along Main and State Streets. b) Projects adjacent to existing residential neighborhoods should draw upon residential forms and details to create a smaller grain desi gn fabric that is compatible with the residential buildings. Exampks are shown be l orv and to the right. 5 " Adopted December 8,

34 FIRST STREET DISTRICT City of Los Altos Downtown Design Guidelines landscape Substantial landscaping is expected in the First Street District to ensure that the area becomes a visual pare of the larger downtown village Provide substantial landscaping adjacent to residential neighborhoods landscape Foothill Expressway edges with shrubbery and trees Add substantial landscaping in all parking lots Landscaping between facing parking rows is desirable to break up large expanses of paving. a) Provide landscaping equal to or greater than the requirements set forth in the Los Altos.ZOning Code. b) Tree landscaping should he provided to create an orchard canopy effect in surface parking lots with more than one drive aisle. Utilize landscape fingers placed paralld to the parking spaces to break up expanses of parking lot paving. Space the islands with intervals not exceeding 6 par k ing spaces in length. c) Utilize hedges, trees, and other landscaping between facing parking spaces as shown in the example to the left_ Add street trees along all parcel street frontages 5.4 SIGNAGE The Downtown Core District signage guidelines apply co all signs in the First Street District. Ground signs and freestanding signs may also be allowed ac the discretion of the city (See the guidelines on pages for these two sign types). 70 Adopced December