Memorandum - PC — San Jose City Council, March 28, 2023 (part 1 of 2)

TO: HONORABLE MAYOR FROM: Planning Commission

AND CITY COUNCIL
SUBJECT: SEE BELOW DATE: March 15, 2023
COUNCIL DISTRICT: 3
SUBJECT: FILE NOS SP21-044, & ER20-249. SPECIAL USE PERMIT TO ALLOW

THE REMOVAL OF THE ROOF AND INTERIOR (EXCEPT FOR
STAIRWAY CORE) OF AN EXISTING 15,000-SQUARE FOOT, TWOSTORY BUILDING, THE RETENTION AND INTEGRATION OF THE BUILDING WALLS, STREET FACING FAÇADE AND A PORTION OF
THE EXISTING ROOF FOR THE CONSTRUCTION OF A 22-STORY, 240- FOOT-HIGH MIXED USE 100% AFFORDABLE SENIOR HOUSING
PROJECT WITH 220 MULTIFAMILY RESIDENTIAL UNITS AND
APPROXIMATELY 18,643 SQUARE FEET OF COMMERCIAL SPACE

WITH UP TO FOUR COMMERCIAL CONDOMINIUMS ON AN
APPROXIMATELY 0.22-GROSS-ACRE SITE

PLANNING COMMISSION RECOMMENDATION
On February 22, 2023, the Planning Commission voted 9-0-0 to recommend that the City Council take all of the following actions:

1. Adopt a resolution certifying the 19 North Second Street Mixed-Use Project Supplemental Environmental Impact Report, and making certain findings concerning significant impacts, mitigation measures, alternatives, and adopting a statement of overriding considerations and a related Mitigation Monitoring and Reporting Plan, in accordance with the California Environmental Quality Act (CEQA).

2. Adopt a resolution approving, subject to conditions, a Special Use Permit to allow the removal of the majority of the roof and interior (except for stairway core) of an existing 15,000-square foot, two-story building, the retention and integration of the building walls, street-facing façade and a portion of the existing roof and the construction of a 22-story, 240- foot-high mixed use 100% affordable senior housing project with 220 multifamily residential units and approximately 18,643 square feet of commercial space with up to four commercial condominiums on an approximately 0.22-gross acre site.

3. Consider the staff recommendation (in the alternative Historic Landmarks Commission (HLC) recommendation), regarding the adoption of a Resolution approving, subject to COUNCIL AGENDA: 3/28/23
FILE: 23-443
ITEM: 10.3

HONORABLE MAYOR AND CITY COUNCIL
March 15, 2023
Subject: File Nos. SP21-044 & ER20-249

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conditions, a Historic Preservation Permit to allow the removal of the majority of the roof and interior (except for stairway core) of a City Landmark and the construction of a 22-story, 240-foot-high building within the walls of the City Landmark that would integrate and restore the street-facing façade and a portion of the existing roof on an approximately 0.22- gross acre site.

SUMMARY AND OUTCOME
If the City Council approves all of the actions as recommended by the Planning Commission, the HLC, and staff, then the applicant will be able to remove the majority of the roof and interior (except for stairway core) of an existing 15,000-square foot, two-story building, retain and integrate the building walls, street-facing façade and a portion of the existing roof and construct a 22-story, 240-foot-high mixed use 100% affordable senior housing project with 220 multifamily residential units and approximately 18,643 square feet of commercial space configured in up to four commercial condominiums on an approximately 0.22-gross-acre site.

The proposed project requires Council approval due to the need to adopt a statement of overriding considerations pursuant to CEQA. As the project includes both a Special Use Permit and a Historic Preservation Permit it has been reviewed and considered by both the Planning Commission and Historic Landmarks Commission. Both referring entities have provided recommendations, the Planning Commission recommendation is included in this memorandum and the Historic Landmarks Commission recommendation is included in the accompanying memorandum.

BACKGROUND
On January 6, 2021, the applicant Kurt Anderson, on behalf of Roygbiv Real Estate Development LLC, and property owner Wendy Warren, submitted the following applications to be reviewed concurrently:
• Special Use Permit (File No. SP21-044) to allow the demolition of the majority of the roof and interior (except for stairway core) of an existing 15,000-square foot, two-story building, the retention and integration of the building walls, street-facing façade and a portion of the existing roof and the construction of a 22-story, 240-foot-high mixed use 100% affordable senior housing project (Ages 55 plus) with 220 multifamily residential units and approximately 18,643 square feet of commercial space with up to four commercial condominiums on an approximately 0.22-gross acre site. • Historic Preservation Permit (File No. HP21-001) to allow the demolition of the majority of the roof and interior (except for stairway core) of a City Landmark and the construction of a 22-story, 240-foot-high new building within the walls of the City Landmark that would integrate and restore the historic street-facing facade and a portion of the existing roof, on an approximately 0.22-gross acre site.

HONORABLE MAYOR AND CITY COUNCIL
March 15, 2023
Subject: File Nos. SP21-044 & ER20-249

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The project consists of the partial demolition of a City Landmark building and the construction of a 22-story mixed-use project. In accordance with the HLC recommendation, the project would be conditioned to include the retention of the Realty building sign above the central entry, fenestration, doors, existing windows, vestibule vaulted ceiling and bas relief, an 18’- 11” setback of the new construction from the original building, as well as the retention of the front façade, the exterior walls, and a portion of the interior core including the central entry vestibule and corridor on the first floor, the stairs, and the second-floor central lobby.

The existing building is currently used as a restaurant on the ground floor and offices on the second floor. The new building includes one basement level and commercial space located on the first and second floors, in addition to residential amenities. The applicant proposes up to four commercial condominiums. Residential units are located on floors three through 22. A roof deck is provided for common open space. Projecting cornices are located on the 4th, 12th, and 18th floors and the roof level, dividing the new building into four sections. A recessed glazed central bay runs vertically at the center of the new building façade. Typical openings are rectangular and contain aluminum sash. Refer to the Special Use Permit Plan Set (Exhibit A – Project Plan Set).

In accordance with the State Density Bonus Law (Government Code Section 65915), the project is eligible for up to a 26% Density Bonus. A Density Bonus Application was submitted in conjunction with the Special Use Permit Application. Fourteen percent of the units (25 units) would be provided for low-income households earning up to 60% Area Median Income (AMI).

Therefore, pursuant to Government Code Section 6915(f)(1), the project is eligible for a 26% density bonus over the allowable residential density for the site. The applicant proposes a 25% density bonus. The subject site has a General Plan land use designation of Downtown, which allows for a residential density of up to 800 Dwelling Units Per Acre (DU/AC). Without a density bonus, the maximum allowed number of residential units on site is 176. With the proposed 25% density bonus, the total number of units allowed is 220. Therefore, the proposed residential density of approximately 1,000 DU/AC may be permitted. The Special Use Permit Resolution includes a condition of approval that the applicant must enter into a density bonus regulatory agreement with the City prior to the issuance of building permits.

In addition to the allowable 25% increase in density, the project is also eligible for concessions/incentives and waivers under the State Density Bonus Law, pursuant to Government Code Section 65915(d)(1)(D). The project seeks waivers for the reduction of the Commercial FAR requirement from 4.0 to 2.0, the removal of the off-street loading space requirement, the reduction in the required first-floor height of 16 feet, and the removal of the transitional height requirement pursuant to the Downtown Design Guidelines and Standards.

In accordance with Government Code Section 6915(p)(3), no vehicle parking is required on-site as the project consists solely of rental units, exclusive of manager’s units, with affordable housing for low-income families and is located within one-half mile of a major transit stop (Santa Clara VTA Light Rail Station). Additionally, no vehicular parking is required for the commercial space pursuant to Chapter 20.70 of the Zoning Code.

HONORABLE MAYOR AND CITY COUNCIL
March 15, 2023
Subject: File Nos. SP21-044 & ER20-249

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As outlined in the staff report for the HLC (Exhibit B), the project requires a Historic Preservation Permit under Chapter 13.48 of the San Jose Municipal Code because the project involves the construction, alteration, repair, and rehabilitation of the exterior of the building structure.

ANALYSIS
Analysis of the Historic Preservation Permit and Special Use Permit, including conformance with the Envision San José 2040 General Plan, Municipal Code, State Density Bonus Law, Downtown Design Guidelines and Standards, applicable City Council Policies, a summary of the CEQA clearance, and the Statement of Overriding Considerations is contained in the attached staff reports to the HLC and Planning Commission (see Exhibit B and Exhibit C). A summary of the HLC meeting held on February 1, 2023, is contained in the associated memorandum from the HLC.

The recommendation in this memorandum aligns with one or more Climate Smart San José goals. The project would increase the density of new development in persons and jobs per acre.

The project would provide 220 multifamily residential units for seniors aged 55 and up. The project would also provide approximately 18,643 square feet of commercial space on the first two floors of the building.

EVALUATION AND FOLLOW-UP
Should the City Council adopt the resolutions certifying the Environmental Impact Report and approving the Historic Preservation Permit and Special Use Permit, the applicant would be allowed to proceed through the application process to the Department of Public Works and the Building Division for grading and building permits. Note, if the applicant wishes to proceed with subdividing the building into four condominiums, a Tentative Map must first be approved by the Director of Planning prior to the approval of any Final Map.

COORDINATION
The preparation of this memorandum has been coordinated with the City Attorney’s Office.

PUBLIC OUTREACH
This memorandum will be posted on the City’s Council Agenda website for the March 28, 2023 City Council meeting. Staff followed Council Policy 6-30: Public Outreach Policy in order to inform the public of the proposed project. A notice of the public hearing was distributed to the owners and tenants of all properties located within 1,000 feet of the project site and posted on the City website. An on-site sign was posted on the project frontage on February 1, 2021. The

HONORABLE MAYOR AND CITY COUNCIL
March 15, 2023
Subject: File Nos. SP21-044 & ER20-249

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staff report is also posted on the City’s website. Staff has also been available to respond to questions from the public.

In accordance with Chapter 13.48 of the Municipal Code, the project was referred for comment to the Design Review Committee on January 20, 2021, and the HLC on June 2, 2021.

Summaries of those meetings are outlined in the attached HLC Staff Report (Exhibit B). A formally noticed Community Meeting with Environmental Scoping was held on Monday, August 9, 2021, to introduce the proposed project to the community. Approximately 15 members of the public attended the meeting.

PLANNING COMMISSION RECOMMENDATION AND INPUT
On February 22, 2023, the Planning Commission held a Public Hearing to consider the resolution to certify the Environmental Impact Report and approve the Special Use Permit and consider the staff recommendation on the Historic Preservation Permit. The Planning Commission unanimously recommended that the City Council adopt the resolutions certifying the Environmental Impact Report, and making certain findings concerning significant impacts, mitigation measures, alternatives, and adopting a statement of overriding considerations and a related Mitigation Monitoring and Reporting Plan, approve the subject Special Use Permit, and consider the staff recommendation (in the alternative HLC recommendation) on the associated Historic Preservation Permit.

Staff Presentation
Alec Atienza and Maira Blanco, Planning Project Managers, provided a brief presentation on the proposed project. Staff presentation included an overview of the project’s conformance with the Envision San José 2040 General Plan, the Municipal Code, State Density Bonus Law, Downtown Design Guidelines and Standards, City Council Policy 6-30: Public Outreach, and CEQA.

Public Hearing
The applicant, Kurt Anderson, provided a brief introduction and presentation and requested that the Planning Commission recommend approval of the project to the City Council.

Two members of the public spoke on the project. Rene Baez, representing Carpenters Local 405 requested that the project utilize union labor during construction. Mike Sodergren, representing the Preservation Action Council (PACSJ) noted that it would be good to hear from the property owners on this project. He supported the provision of affordable housing on site but questioned the feasibility of actually constructing the project on such a constrained site.

HONORABLE MAYOR AND CITY COUNCIL
March 15, 2023
Subject: File Nos. SP21-044 & ER20-249

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Commissioner Discussion
Commissioner Young inquired about the HLC’s recommendation which differed from the staff recommendation for the Historic Preservation Permit and asked if that had any practical effect that the Planning Commission should consider. Robert Manford, Deputy Director of Planning, stated the HLC rejected the hardship findings and for purposes of moving the project forward, and not delaying it any further, recommended changes to the project description in order to further preserve the character-defining features of the structure. The applicant confirmed that the changes recommended by the Commission are feasible. Commissioner Young also asked what the acronym SOI means. Historic Preservation Officer, Dana Peak Edwards, responded that the acronym stands for the Secretary of the Interior’s Standards (for the Treatment of Historic Properties), which are 10 standards used nationwide to evaluate proposed work on historic buildings with the goal of preserving their character-defining features.

Commissioner Lardinois asked if there were any existing commercial tenants in the building.

The applicant responded that there is currently a Mexican restaurant (Angelou’s) and a computer repair company. The applicant noted that tenants will need to move out during construction, but he has not been involved in the discussions between the owner and tenants.

Commissioner Ornelas-Wise asked what the age limit was for the housing development. The applicant responded that the project will be for seniors aged 55 and up. Commissioner OrnelasWise expressed concerns that there would be no parking on site. Staff confirmed that no parking would be required on-site as the applicant is utilizing the State Density Bonus Law, and the project is located near public transit facilities. The commissioner also asked if bicycle parking would be provided. Staff noted that there would be both short-term and long-term bicycle parking provided on-site as required by the Zoning Code. The applicant added that there is a parking garage within 200 feet of the site, which could be utilized by the residents. Staff confirmed that shared parking arrangements are permitted within the Downtown without any additional permitting required. The Commissioner also asked the applicant if there was any private or common open space on site. The applicant noted that there would be no private open space but there would be common open areas. Staff also confirmed that there are no private open space requirements for housing projects located Downtown. Commissioner Ornelas-Wise noted that she supported the historic preservation component of the project.

Commissioner Cantrell asked how many units would be in the building and if all units would be affordable. The applicant responded that there would be 220 units on site, with varying levels of affordability ranging from 50% Area Median Income (AMI) to 120% AMI. Commissioner Cantrell also expressed concerns about the businesses that would be displaced as a result of the project construction.

Commissioner Rosario stated that he was in favor of the staff recommendation and noted that there is an increasing number of seniors that are becoming homeless.

HONORABLE MAYOR AND CITY COUNCIL
March 15, 2023
Subject: File Nos. SP21-044 & ER20-249

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Commissioner Lardinois made a motion to recommend approval of the project. Commissioner Casey seconded the motion.

The motion to recommend City Council approval of the project (9-0-0).

CEQA
The City of San José, as the lead agency for the project, prepared a Draft Supplemental Environmental Impact Report (Draft SEIR) to the Downtown Strategy 2040 Environmental Impact Report (Resolution No. 78942). The Notice of Preparation (NOP) for the SEIR was circulated from July 28, 2021 to August 27, 2021, and the Draft SEIR was circulated for public review and comment from August 29, 2022 to October 13, 2022. An environmental scoping meeting for the SEIR was also held on August 9, 2021, via virtual conference meeting.

Summary of Environmental Impacts Reduced to Less than Significant with Mitigation The Draft SEIR identified potential environmental impacts related to cumulative construction air quality, hazards, and hazardous materials during construction due to adjacent sites’ historical uses, construction noise and vibration, and potentially previously unknown and undocumented historic-era and Native American archaeological resources. With the implementation of the mitigation measures specified in the Mitigation Monitoring and Reporting Program and prepared for the project, these impacts are reduced to less than significant levels. As part of the certification of the Final SEIR, the City Council will need to approve the associated Mitigation Monitoring and Reporting Program for the project.

Significant and Unavoidable Impacts and Statement of Overriding Considerations The Draft SEIR also found that the project would result in a significant and unavoidable impact to Cultural Resources due to the project’s partial demolition of a registered City Landmark building (Realty Building, HL01-136). The project would cause a substantial adverse change in the historic significance of the designated City Landmark and mitigation measures to be adopted for the proposed project would not reduce this impact to a less than significant level.

Significant and unavoidable impacts were also identified for Land Use and Planning in the Draft SEIR because the project would not comply with General Plan Policies related to historic preservation, such as General Plan Policies LU-13.2, LU-13.6, LU-13.7, and LU-13.8.

Furthermore, the project is mostly inconsistent with the Secretary of the Interior’s Standards for Rehabilitation as the project would remove the majority of extant building components except for the front façade, the exterior walls, and a portion of the interior core including the central entry vestibule and corridor on the first floor, the stairs, and the second-floor central lobby, and construct a 22-story tower. Therefore, the project would affect the historic status of the City Landmark building and its eligibility for the National Register of Historic Places and the California Register of Historic Resources.

HONORABLE MAYOR AND CITY COUNCIL
March 15, 2023
Subject: File Nos. SP21-044 & ER20-249

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If the City Council were to approve the project as proposed, in compliance with CEQA Guidelines Section 15093, a Statement of Overriding Considerations must be adopted with findings that the specific economic, legal, social, technological, or other benefits, including region-wide or statewide environmental benefits, of a proposed project, outweigh the unavoidable adverse environmental effects if an environmentally superior alternative is not chosen.

The Statement of Overriding Considerations found that the economic and social benefits of the construction of the project which consists of a 22-story building with 18,643 square feet of commercial space, and 220 affordable residential units for the elderly outweigh the impacts associated with the partial demolition of the City landmark building at 19 North Second Street that would result from the proposed project, and given the scope of the project, the rehabilitation or reuse of any of the existing buildings on-site would not be feasible.

Project Alternatives
The Draft SEIR analyzed four project alternatives, including a No Project – No Development Alternative, Preservation/Adaptive Reuse Alternative, and two reduced project alternatives.

Alternatives were crafted based on their ability to reduce the significant and significant adverse impacts summarized above and to identify an environmentally superior proposal and to inform decision-making. The environmentally superior alternative would be the No Project/No Development Alternative, which would avoid the identified significant impacts of the proposed project; however, CEQA requires that another alternative be chosen when the No Project Alternative is environmentally superior. The Preservation/Adaptive Reuse Alternative would consist of modifying and altering the existing building (in compliance with the Secretary of the Interior (SOI) Standards for Rehabilitation) to accommodate residential units – per the calculations, approximately 20 residential units could be accommodated. This alternative would eliminate the significant unavoidable impacts to historic resources and associated land use/planning effects and thus, be the next best environmentally superior alternative. However, this alternative would not support any commercial space or meet the primary project objective of providing 220 affordable senior housing units. Therefore, the Preservation/Adaptive Reuse Alternative was not considered further.

The reduced project alternatives (Reduced Alternative and Decreased Alternative) would both decrease the project. The Reduced Alternative would reduce the project to a two-story addition (totaling four stories) resulting in approximately 55 residential units and 5,000 square feet of commercial space and the Decreased Alternative would result in a 22-story tower with 120 residential units. Compared to the proposed project, both reduced project alternatives would fall short of the 222 units and 18,643 square feet of commercial space.

Summary of Comments Received
The City received five comment letters during the public circulation period of the Draft SEIR.

Comments were submitted by Pacific Gas & Electric Company (PG&E), Valley Transportation Authority (VTA), Kanyon Konsulting, LLC., on behalf of the Indian Canyon Band of Costanoan Ohlone People, J. Michael Sodergren on behalf of Preservation Action Council of San Jose, and Valley Water. The main concerns raised by commenters are as follows:

HONORABLE MAYOR AND CITY COUNCIL
March 15, 2023
Subject: File Nos. SP21-044 & ER20-249

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• The project’s site Area of Potential Effect overlaps or is near the management boundary of a potentially eligible cultural site, the recommendation for monitoring, and potential approaches to Indigenous cultural awareness/history during/after implementation of the project.
• Reminder to coordinate with PG&E prior to any digging or excavation due to underground gas and electric distribution facilities currently serving the property. • Non-compliance with SOI Standards resulting in a significant impact to a historical resource under CEQA.
• Project alternatives were ultimately not given serious consideration by the applicant • Environmentally Superior Preservation/Adaptive Reuse Preservation would activate the site while preventing the permanent loss of a historic resource. • Non-compliance with General Plan policies adopted for the purpose of protecting historic resources.
• Non-compliance with the Historic Preservation Ordinance (Title 13 of the Municipal Code) • Cumulative impacts to historic resources
• Concurrent construction of Downtown projects, including VTA’s BART Phase II Extension Project, and related coordination
None of the comments received address an issue of deficiency or adequacy of the Draft SEIR, or the mitigation measures to be adopted as part of the Final SEIR.

The City responded to all comments received on the Draft SEIR and incorporated them into the First Amendment to the Draft SEIR. The SEIR text revisions were included in the First Amendment to address clarifications to the text of the Draft SEIR and other suggested text revisions from commenters; therefore, recirculation of the Draft SEIR is not required. The First Amendment, taken together with the Draft SEIR, and the Mitigation Monitoring and Reporting Program constitute the Final SEIR. The Draft SEIR and First Amendment to the Draft SEIR (Final SEIR) are available for review on the project page on the City’s Active EIR website at:
https://www.sanjoseca.gov/your-government/departments-offices/planning-building-codeenforcement/planning-division/environmental-planning/environmental-review/active-eirs/h20- 040-19-north-second-street-mixed-use-project. A copy of the Mitigation Monitoring and Reporting Program is included in the proposed CEQA resolution.

EIR Recirculation Unnecessary
The comments received do not identify substantive inadequacies in the Draft SEIR or present new previously unidentified significant impacts that require recirculation. The recirculation of an EIR is required when significant new information is added to the EIR after public notice is given of the availability of the Draft EIR for public review but before certification. Information can include changes in the project or environmental setting as well as additional data or other information. New information added to a Draft EIR is not significant unless the Draft EIR is changed in a way that deprives the public of a meaningful opportunity to comment on a substantial adverse environmental effect of the project or a feasible way to mitigate or avoid such

HONORABLE MAYOR AND CITY COUNCIL
March 15, 2023
Subject: File Nos. SP21-044 & ER20-249

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an effect, including a feasible project alternative that the project’s proponents have declined to implement (CEQA Guidelines Section 15088.5).

In accordance with CEQA Guidelines Section 15088, the First Amendment to the Draft SEIR for the project includes written responses to all comments received during the public review period for the Draft SEIR. As required by Section 15132 of the CEQA Guidelines, the responses in the First Amendment to the Draft SEIR address significant environmental points and comments on the content and adequacy of the SEIR. The responses and comments provide clarification and refinement of information presented in the Draft SEIR and, in some cases, correct or update information in the Draft SEIR. No significant new information requiring recirculation has been added to the SEIR since the publication of the Draft SEIR, and the mitigation measures to be adopted with the Final SEIR would not result in a new significant environmental impact and feasible mitigation measures requested by commenters would be adopted as part of project approval. Therefore, the Draft SEIR does not need to be recirculated.

PUBLIC SUBSIDY REPORTING
This item does not include a public subsidy as defined in section 53083 or 53083.1 of the California Government Code or the City’s Open Government Resolution. /s/

CHRISTOPHER BURTON
Secretary, Planning Commission
For questions, please contact Robert Manford, Deputy Director- Planning, at (408) 535-7900.

The principal author of this memorandum is Planning Project Manager, Alec Atienza. For questions, please contact Alec Atienza at (408) 535-7688.

ATTACHMENTS:

Exhibit A – Project Plan Set (Special Use Permit Plan Set) Exhibit B – Historic Landmarks Commission Staff Report
Exhibit C – Planning Commission Staff Report
000-IDX Index of Documents
001-A Cover Sheet
001B-A Existing Site Plan
002-A Conceptual Site Plan
002B-B Code Analysis Active frontage, Separation distance 002C-B Code Analysis, Allowable Opening Area
002D-B Code Analysis, Allowable Opening Area – Elevations 002E-B Solar Study
002F-B Street Elevations and View
002G-B Street Elevations and View II
002H-B Code Analysis - Exiting
003-C Grading and Drainage Plan
004-C Stormwater Control Plan
004B-C Fire Hydrant Exhibit
005-E Existing Floor Plans, Elev. and View
006-A Exterior Elevations
007-A Exterior Elevations
008-P Existing Site/ Building Photos
008B-P Interior Photos for Existing Building
009-A Conceptual Views
010-D Demolition Floor Plan
011-A New Floor Plans ( Basement through 2nd Floor )
011B-A New Floor Plans ( 3rd through 5
th Floor )
012-A New Floor Plans ( 6th-22nd Floor, Roof Plan )
013-L Landscape Plan: 3rd Level and Roof Level
014-I Irrigation Hydrozone Plans: 3rd Level and Roof Level 015-A Notes, Luminare Schedule, Fixture Details
016-A Lighting Plan- Level 3 and Roof Deck
017-DT Details
Exhibit A - Project Plan Set 1
A n d e r s o n
A r c h i t e c t s INC
TM
STATE
OF
C
A

L I FORNI A
C-15210
KURT
B. A

NDERSON
EXP. 10/31/21

LI CENSED
A

RCHITECT
Kurt B. Anderson. AIATel. 408.371.1269Fax. 408.371.1276 specific site for which they were prepared and publication thereof shallbe expressly limited to such use. Reuse, reproduction or publication byany method, in whole or in part, is prohibited. Title to the plans andspecifications remains with ANDERSON ARCHITECTS INC. withoutprejudice. Visual contact with these plans and specifications shallconstitute prima facie evidence of the acceptance of the restrictions. [email protected]
Campbell, CA 95008
120 W. Campbell Ave. Suite D
The use of these plans and specifications shall be restricted to the Cell 408.202.5462 Principal
Issued For
File:

Sheet No.:

Sheet Title:

Job:

Scale:Checked By:Drawn By:Initial Issued Date:

No. Description Date
Client:

Stamp:

Project:

SENIOR HOUSING
19N 2ND STREET., SAN JOSE, CA 95113
001 Cover Sheet001B Existing Site Plan002 Conceptual Site Plan002B Code Analysis Active Frontage, Sep. distance002C Code Analysis Allowable Opening Area002D Code Analysis Allowable Opening Area - Elevations002E Solar Study002F Street Elevations & View002G Street Elevation & Views II002H Code Analysis - Exiting003 Grading and Drainage Plan004 Stormwater Control Plan004B Fire Hydrant Exhibit005 Existing Flr. Plans, Elev. & View006 Exterior Elevations007 Exterior Elevations008 Existing Site/ Building Photos008B Interior Photos For Existing Building009 Conceptual Views010 Demolition Floor Plan011 New Floor Plans ( Basement - 2nd Flr. )011B New Floor Plans ( 3rd - 5th Flr. )012 New Flr. Plans ( 6th- 22nd Flr., Roof Plan013 Landscape Plan - 3rd Level and Roof Level014 Irrigation Hydrozone Plans- 3rd Level and Roof Level015 Notes, Luminare Schedule, Fixture details016 Lighting Plan, Level 3 and Roof Deck017 Details

SHEET INDEX

PROJECT DATA
APN 467-21-028PROJECT ADDRESS 19N 2ND STREET, SAN JOSE CA 95113GENERAL PLAN DOWNTOWNZONING DCPRIOR DEVELOPMENTPERMITS AT92-12-084, SP11-001, SP07-033, CP10-056

EXISTING BUILDINGLANDMARK DESIGNATION
ENR - ELIGIBLE FOR NATIONAL REGISTER(INDIVIDUALLY), ECR - ELIGIBLE FOR CALIFORNIAREGISTER (INDIVIDUALLY), CLS - CITY LANDMARKSITE/STRUCTURE, PERIOD : I-W, YEAR BUILT :1925

EXISTING USE COMMERCIALPROPOSED USE MIXED USE COMMERCIALPROPOSED TYPE OFCONSTRUCTION

TYPE I A

PARCEL MAPVICINITY MAP

PROJECT DESCRIPTION
THE SITE IS LOCATED NEAR THE INTERSECTION OF NORTH STREET AND 2ND STREET. IT IS SURROUNDED BY COMMERCIAL/ OFFICE BUILDINGS. IT HAS AN EXISTING 2 STORY COMMERCIAL BUILDING, WHICH IS A PART OF HISTORIC RESOURCE IN THE DOWNTOWN AREA. WE PLAN TO DEMOLISH A PORTION OF THE THE INTERIOR WALLS ON THE FIRST FLOOR. THE EXTERIOR WALLS AND THE FRONT FACADE WILL BE RETAINED. THE SECOND FLOOR WILL BE RETAINED IN ITS ENTIRETY ALONG WITH PARTIAL 2ND FLOOR ROOF MEMBRANE.NEW CONSTRUCTION WILL BE ADDED BEHIND THE EXISTING SECOND FLOOR. WE WILL BE USING STANDARD 7 ( AVOID DESTRUCTIVE PHYSICAL AND CHEMICAL TREATMENTS ) FROM THE SECRETARY OF INTERIOR'S STANDARDS FOR REHABILITATION.THE NEW BUILDING WILL HAVE ONE LEVEL OF BASEMENT WHICH WILL INCLUDE BUILDING SUPPORT, BICYCLE PARKING AND 22 STORIES ABOVE GROUND. COMMERCIAL/ OFFICE SPACE IS LOCATED ON THE 1ST FLOOR - 2ND FLOOR. THE RESIDENTIAL UNITS TAKE UP FLOORS 3RD THROUGH 22ND. A ROOF DECK HAS BEEN PROVIDED FOR COMMON OPEN SPACE. THE BUILDING WILL HAVE STUDIO UNITS. THIS IS A 100% AFFORDABLE HOUSING PROJECT FOR SENIOR CITIZENS.THE SITE IS VERY CLOSE TO LIGHT RAIL STATION AND THE FUTURE BART LINE.

ARCHITECT ANDERSON ARCHITECT'S INC.
120W. CAMPBELL AVENUE, SUITE DCAMPBELL, CA 95008CONTACT: KURT ANDERSON,AIAPH:(408)202-5462, FAX: (408)370-1276EMAIL: [email protected]

PROJECT DIRECTORY
Studio Unit Count with Net Area
Name Area Floor Level
Total
Units
UNIT SA-1 15'-6" X 20'-11" 276.5 SF 3rd Floor 7UNIT SA-2 15'-6" X 20'-11" 276.5 SF 4th Floor 7UNIT SA-2 15'-6" X 20'-11" 276.5 SF 5th Floor 7UNIT SA-2 15'-6" X 20'-11" 276.5 SF 6th through 22nd Floor 119 140
UNIT SB-1 16'-4" X 20'-11" 281.5 SF 3rd Floor 1UNIT SB-2 16'-4" X 20'-11" 281.5 SF 4th Floor 1UNIT SB-2 16'-4" X 20'-11" 281.5 SF 5th Floor 1UNIT SB-2 16'-4" X 20'-11" 281.5 SF 6th through 22nd Floor 17 20 UNIT SC-1 15'-3" X 20'-11" 314.5 SF 3rd Floor 1UNIT SC-2 15'-3" X 20'-11" 314.5 SF 4th Floor 1UNIT SC-2 15'-3" X 20'-11" 314.5 SF 5th Floor 1UNIT SC-2 15'-3" X 20'-11" 314.5 SF 6th through 22nd Floor 17 20 UNIT SD-1 16'-0" X 22'-11" 302.9 SF 3rd Floor 1UNIT SD-1 16'-0" X 22'-11" 302.9 SF 4th Floor 1UNIT SD-2 16'-0" X 22'-11" 302.9 SF 5th Floor 1UNIT SD-3 16'-0" X 22'-11" 302.9 SF 6th through 22nd Floor 17 20 UNIT SE-1 18'-0" X 22'-11" 370.3 SF 3rd Floor 1UNIT SE-1 18'-0" X 22'-11" 370.3 SF 4th Floor 1UNIT SE-2 18'-0" X 22'-11" 370.3 SF 5th Floor 1UNIT SE-3 18'-0" X 22'-11" 370.3 SF 6th through 22nd Floor 17 20220
Level Schedule
Name Elevation
Basement -15' - 0"1st Floor 0' - 0"2nd Floor 13' - 0 3/4"3rd Floor 26' - 2 1/2"4th Floor 35' - 10 1/2"5th Floor 45' - 6 1/2"6th Floor 55' - 2 1/2"7th Floor 64' - 10 1/2"8th Floor 74' - 6 1/2"9th Floor 84' - 2 1/2"10th Floor 93' - 10 1/2"11th Floor 103' - 6 1/2"12th Floor 113' - 2 1/2"13th Floor 122' - 10 1/2"14th Floor 132' - 6 1/2"15th Floor 142' - 2 1/2"16th Floor 151' - 10 1/2"17th Floor 161' - 6 1/2"18th Floor 171' - 2 1/2"19th Floor 180' - 10 1/2"20th Floor 190' - 6 1/2"21st Floor 200' - 2 1/2"22nd Floor 209' - 10 1/2"Roof Level 219' - 6 1/2"Roof Tile 220' - 6 1/2"Stair Roof 229' - 6 1/2"Top of Stair Roof 230' - 6 1/2"Top of Elevator 239' - 0 1/2" Area Schedule (Gross Common
Open Space Area)
Name Level Area
Common OpenSpace
3rd Floor 234.0 SF
Common OpenSpace
RoofLevel
3,801.8 SF4,035.7 SF
Area Schedule - Gross Commercial Area
Name Level AreaRound
Commercial ( Existing ) 1st Floor 9,321.7
9,321.7
Office I ( New ) 2nd Floor 5,692.3Office II ( Existing ) 2nd Floor 3,629.1 9,321.4
Grand total 18,643.1
F.A. R Calculations :1. Total Area 1st through Roof Level = 140,765.9 SF F.A.R = 140,738.6 /9375 = 15.01=15.0

2. Total Commercial Area = 18,643.1 SF
F.A.R = 18,643.1 / 9375 = 1.99 = 2.0
(RESOURCE NAME : REALTY BUILDING)
(100% AFFORDABLE SENIOR UNITS
)
50% LOW INCOME - 110 UNITS
50% VERY LOW INCOME - 110 UNITS
(COMPLIES WITH CHAPTER 11A & 11B)
100% AFFORDABLE SENIOR UNITS1. THE LEVEL OF AFFORDABILITY WILL BE DISTRIBUTED EQUALLY ACROSS ALL FLOORS AND LEVELS.

2. AGE RESTRICTIONS FOR THESE UNITS IS 55 YEARS PLUS
Incentives/ Waivers Requested
Key
Name Comments
1 Allowable Units = 0.22X800 DU/AC = 176 Units
Density Bonus requested = 25 %New Density allowed with bonus = 800 X 0.22 X 25% = 44 UnitsTotal Allowable Units = 176+44 = 220 Units 2 No Parking per AB2345 to Senior 100% affordable project located within 1/2 mile of a major transit stop
3 Commercial Space reduction to F.A.R 2.0 due to preserving 50% of the existing building
4 Zero off-street loading spaces required for Residential and Commercial.5 Existing First Floor Height To Remain. Height of first floor from required minimum 16 feet clear height to finished ceiling in ground floor commercial space per section 5.3.2, standard b of San Jose DowntownGuidelines to be waived 6 Eliminate Guideline 4.2.2 - To maintain a transitional height of 70'-0" or les within 20'-0" from the P.L would require a change in the floor plan , to move the stair back to avoid the 70'-0" height restriction and would resultin a loss of 36 units Construction Notes :1. Each of the four tenant’s interior floor level next to the entrance from the street must be dropped to accommodate the access from the public sidewalk for persons with disabilities. This work along with any alterations to the building’s existing historic storefront that may be required to complete this work, must be reviewed, coordinated, and approved by the project’s historic architect in addition to the city in advance before commencing any part of this work.

2. All new construction work and/or assemblies that connect or interface with any part of the existing retained portions of the historic building or its primary street façade must be reviewed, coordinated, and approved by the project’s structural engineer, historic architect, and the city in advance before commencing with any phase of the project’s staging or construction operation.

3. All work performed to preserve, rehabilitate, repair, or reconstruct any unsound or deteriorated historic features that may be encountered on the building street facade including any interior historic features that are identified in the drawings to remain, shall adhere to the recommendations outlined in the Secretary of the Interior’s Standards for the Treatment of Historic Properties. All aspects related to the performance of this work, must be approved by the project’s structural engineer, historic architect, and the city in advance before commencing with any phase of the project’s staging or construction operation.

Area Schedule (Gross Building)
Name Level Area
No. of
Floors
Total Area
( S.F )
1) BasementBuilding Support ( New ) Basement 4,886.3 SF 1 4,886.3Bicycle Parking ( New ) Basement 806.0 SF 1 806.0 5,692.3
2) 1st FloorCommercial ( Existing ) 1st Floor 9,321.7 SF 1 9,321.7 9,321.7
3) 2nd FloorOffice I ( New ) 2nd Floor 5,692.3 SF 1 5,692.3Office II ( Existing ) 2nd Floor 3,629.1 SF 1 3,629.1 9,321.4
4) 3rd FloorResidential ( New ) 3rd Floor 7,702.7 SF 1 7,702.7 7,702.7
5) 4th FloorResidential ( New ) 4th Floor 5,949.3 SF 1 5,949.3 5,949.3
6) 5th FloorResidential ( New ) 5th Floor 6,197.3 SF 1 6,197.3 6,197.3
7) 6th through 22nd FloorResidential ( New ) 6th Floor 5,928.9 SF 17 100,791.3 100,791.3
8) Roof LevelStair#1 / Elev. ( New ) Roof Level 1,014.1 SF 1 1,014.1Stair #2 ( New ) Roof Level 339.5 SF 1 339.5Trash ( New ) Roof Level 101.3 SF 1 101.3 1,454.9
Grand total 146,430.9
Exhibit A - Project Plan Set
2 137' - 11 3/8"
67' - 11 5/8"
NORTH 2ND STREET
E. SANTA CLARA STREET
EXISTING BUILDINGHISTORIC DESIGNATION ENR, ECR, CLS.APN : 467-21-028

SIDEWALK

LIGHT RAIL TRACKS
EXISTING NEIGHBORING BUILDINGHISTORIC DESIGNATION ECR, SM APN : 467-21-045

EXISTING NEIGHBORING BUILDING

67.97'
137.95'
137.96'

SIDEWALK
EXISTING NEIGHBORING BUILDINGHISTORIC DESIGNATION SM APN: 467-21-024 A n d e r s o n
A r c h i t e c t s INC
TM

STATE OF CAL I FORNI A
C-15210 KURT B. ANDERSON
EXP. 10/31/21

LI CENSED ARCHITECT
Kurt B. Anderson. AIATel. 408.371.1269Fax. 408.371.1276 specific site for which they were prepared and publication thereof shallbe expressly limited to such use. Reuse, reproduction or publication byany method, in whole or in part, is prohibited. Title to the plans andspecifications remains with ANDERSON ARCHITECTS INC. withoutprejudice. Visual contact with these plans and specifications shallconstitute prima facie evidence of the acceptance of the restrictions. [email protected]
Campbell, CA 95008
120 W. Campbell Ave. Suite D
The use of these plans and specifications shall be restricted to the Cell 408.202.5462 Principal
Issued For
File:

Sheet No.:

Sheet Title:

Job:

Scale:Checked By:Drawn By:Initial Issued Date:

No. Description Date
Client:

Stamp:

Project:

Exhibit A - Project Plan Set 3
137' - 11 3/8"
67' - 11 5/8"
NORTH 2ND STREET
E. SANTA CLARA STREET

SIDEWALK

LIGHT RAIL TRACKS
EXISTING NEIGHBORING BUILDINGHISTORIC DESIGNATION ECR, SM APN : 467-21-045

EXISTING NEIGHBORING BUILDING

EXISTING NEIGHBORING BUILDING
EXISTING NEIGHBORING BUILDINGHISTORIC DESIGNATION SM APN: 467-21-024 137' - 11 1/2"
67' - 11 5/8"

ALL EXISTING STREET TREES TO REMAIN

SIDEWALK
15' - 9 5/8"

GARBAGE TRUCK
9' - 1 5/8"
9' - 0"
17' - 11"
14' - 5"
5' - 0 7/8"
8' - 0 1/2"
4' - 0 1/8"
7' - 0"
A n d e r s o n
A r c h i t e c t s INC
TM

STATE OF CAL I FORNI A
C-15210 KURT B. ANDERSON
EXP. 10/31/21

Sheet No.:

Sheet Title:

Job:

Scale:Checked By:Drawn By:Initial Issued Date:

No. Description Date
Client:

Stamp:

Project:

2. Total Commercial Area = 18,643.1 SF
F.A.R = 18,643.1 / 9375 = 1.99 = 2.0
APN 467-21-028PROJECT ADDRESS 19N 2ND STREET, SAN JOSE CA 95113GENERAL PLAN DOWNTOWNZONING DCPRIOR DEVELOPMENTPERMITS AT92-12-084, SP11-001, SP07-033, CP10-056

EXISTING USE COMMERCIALPROPOSED USE MIXED USE COMMERCIALPROPOSED TYPE OFCONSTRUCTION

TYPE I A

AUTOMATIC SPRINKLER YESPROPOSED TYPE OFOCCUPANCY
B ( OFFICE/ COMM. ) / R-2 ( RES. ) / A-2 ( COMMONOPEN SPACE - 3RD FLR., ROOF DECK ) LOT SIZE 9375 SF (0.22 ACRES)BUILDING FOOTPRINT 9321.7 SFNUMBER OF UNITS 220DU/AC 800 DU/AC ( Allowable 50% density bonus for 100% affordable senior housing per AB 2345 - 25% DensityBonus Requested ) Area Schedule (Gross Building)
Name Level Area
No. of
Floors
Total Area
( S.F )
1) BasementBuilding Support ( New ) Basement 4,886.3 SF 1 4,886.3Bicycle Parking ( New ) Basement 806.0 SF 1 806.0 5,692.3
2) 1st FloorCommercial ( Existing ) 1st Floor 9,321.7 SF 1 9,321.7 9,321.7
3) 2nd FloorOffice I ( New ) 2nd Floor 5,692.3 SF 1 5,692.3Office II ( Existing ) 2nd Floor 3,629.1 SF 1 3,629.1 9,321.4
4) 3rd FloorResidential ( New ) 3rd Floor 7,702.7 SF 1 7,702.7 7,702.7
5) 4th FloorResidential ( New ) 4th Floor 5,949.3 SF 1 5,949.3 5,949.3
6) 5th FloorResidential ( New ) 5th Floor 6,197.3 SF 1 6,197.3 6,197.3
7) 6th through 22nd FloorResidential ( New ) 6th Floor 5,928.9 SF 17 100,791.3 100,791.3
8) Roof LevelStair#1 / Elev. ( New ) Roof Level 1,014.1 SF 1 1,014.1Stair #2 ( New ) Roof Level 339.5 SF 1 339.5Trash ( New ) Roof Level 101.3 SF 1 101.3 1,454.9
Grand total 146,430.9
Area Schedule - Gross Commercial Area
Name Level AreaRound
Commercial ( Existing ) 1st Floor 9,321.7
9,321.7
Office I ( New ) 2nd Floor 5,692.3Office II ( Existing ) 2nd Floor 3,629.1 9,321.4
Grand total 18,643.1
Exhibit A - Project Plan Set 4
5 ')

40.00'
(40.00')
S60°04'26"W 137.90' (137.91')
6 8
1 .
0'
(
6 7
.
9 5')
(
6 7
.
9 5')
6 8
1 .
0 '
S60°04'26"W 137.90' (137.91')
V
V
V
V
V
FD
1,214.9 SF
8 COMMERCIAL IB
102
B
STAIR #2
865.0 SF
6 COMMERCIAL IA
101
B

LOBBY ENTRY SHORT-TERM BICYCLE
PARKING (6)

LIGHT RAIL TRACKS

SIDEWALK SIDEWALK
68' - 0"
ONE EXIT REQUIRED PER TABLE 1006.2.1, CBC 2019
152' - 11 1/2"
ONE EXIT REQUIRED PER TABLE 1006.2.1, CBC 2019
2,928.8 SF
20 COMMERCIAL IC
103
B
ONE EXIT REQUIRED PER TABLE 1006.2.1, CBC 2019
153' DIAGONAL /4 = 38'-3", PROVIDED 43'-4"
43' - 4" ( EXIT SEPARATION )
1st Floor
0' - 0"
2nd Floor
13' - 0 3/4"
3rd Floor
26' - 2 1/2"
4th Floor
35' - 10 1/2"
5th Floor
45' - 6 1/2"
9' - 8" 9' - 8"
Existing
13' - 1 3/4"
Existing
13' - 0 3/4"
Commercial
6' - 6"
2' - 0"
6' - 6" Typ.
8' - 3" Typ.
68' - 0"
11' - 7" 11' - 7" 11' - 7"
7' - 9 1/2"

TRANSPARENT UNTINTED EXISTING GLAZING FOR COMMERCIAL SPACE COUNTS AS DOUBLE ACTIVE FRONTAGE WIDTH

EXISTING/ NEW MAIN ENTRY
STAIR #2

VESTIBULE
107' - 10 7/8"
2 HR.- RATED

CORRIDOR

SUPPORT
ELEV. #1
CONTROL STAIR #1
ROOM

RESIDENTIAL

BICYCLE
PARKING (62)
COMM.

BICYCLE

PARKING
(12)

ELECTRICAL
ROOM

GENERATOR
ROOM

FIRE PUMP

VESTIBULE
0' - 7 5/8"
ELEV.

LOBBY
STAIR #2
ELEV. #2
Wind
o
w
1 1'
-
0 "
Wind
o
w
1 1'
-
0 "
Wind
o
w
1 1'
-
0 "
Wind
o
w
1 1'
-
0 "
Win
.
2'
-
6 "
Win
.
2'
-
6 "
107' - 10 7/8"

OFFICE II
TRASH
ONE EXIT REQUIRED PER TABLE 1006.2.1, CBC 2019
ONE EXIT REQUIRED PER TABLE 1006.2.1, CBC 2019
STAIR #1
ELEV. #3ELEV. #1
ELEV.

LOBBY
STAIR #2
ELEV. #2
UNIT SA-1
15'-6" X 20'-11"
UNIT SA-1
15'-6" X 20'-11"
UNIT SA-1
15'-6" X 20'-11"
UNIT SA-1
15'-6" X 20'-11"
UNIT SC-1
15'-3" X 20'-11"
UNIT SB-1
16'-4" X 20'-11"
152' - 11 1/2"
UNIT SA-1
15'-6" X 20'-11"
UNIT SA-1
15'-6" X 20'-11"
UNIT SD-1
16'-0" X 22'-11"
TRASH
STAIR #2

CORRIDOR
UNIT SA-2
15'-6" X 20'-11"
UNIT SE-1
18'-0" X 22'-11"
UNIT SA-2
15'-6" X 20'-11"
UNIT SA-2
15'-6" X 20'-11"
UNIT SA-2
15'-6" X 20'-11"
134' - 7 5/8"
UNIT SB-2
16'-4" X 20'-11"
UNIT SA-2
15'-6" X 20'-11"
UNIT SC-2
15'-3" X 20'-11"
UNIT SA-2
15'-6" X 20'-11"
UNIT SD-1
16'-0" X 22'-11"
ELEV. #3
STAIR #2
UNIT SB-2
16'-4" X 20'-11"
UNIT SA-2
15'-6" X 20'-11"
UNIT SA-2
15'-6" X 20'-11"
UNIT SA-2
15'-6" X 20'-11"
UNIT SA-2
15'-6" X 20'-11"
137' - 3 1/2"
UNIT SB-2
16'-4" X 20'-11"
UNIT SA-2
15'-6" X 20'-11"
UNIT SA-2
15'-6" X 20'-11"
UNIT SA-2
15'-6" X 20'-11"
UNIT SA-2
15'-6" X 20'-11"
UNIT SC-2
15'-3" X 20'-11"
UNIT SD-3
16'-0" X 22'-11"
STAIR #2
ELEV.

LOBBY
STAIR #1
ELEV. #3
132' - 9 7/8"
STAIR #2
134' - 2"
ELEV.

LOBBY
ELEV. #3ELEV. #2ELEV. #1
TRASH
A n d e r s o n
A r c h i t e c t s INC
TM

STATE OF CAL I FORNI A
C-15210 KURT B. ANDERSON
EXP. 10/31/21

Sheet No.:

Sheet Title:

Job:

Scale:Checked By:Drawn By:Initial Issued Date:

No. Description Date
Client:

Stamp:

Project:

CORRIDOR
49' - 10"
Separation distance between exits 2 HR.- RATED

CORRIDOR
13' - 1"
Separation distance between exits VESTIBULE 10' - 11"
87' - 4"
1st Floor - Min. Required Exit Separation Distance is 153'/3 = 51'-0" Separation distance between exits COMMERCIAL IC 37' - 7" Separation distance between exits 2 HR.- RATED

CORRIDOR
30' - 2"
Separation distance between exits 2 HR.- RATED

CORRIDOR
5' - 3"
72' - 11"
2nd Floor - Min. Required Exit Separation Distance is 108'/3 = 36'-0" Separation distance between exits OFFICE I 40' - 3"
Separation distance between exits OFFICE I 26' - 9"
Separation distance between exits OFFICE I 10' - 10"
77' - 10"
3rd Floor - Min. Required Exit Separation Distance is 153'/3 = 51'-0" Separation distance between exits CORRIDOR 9' - 10"
Separation distance between exits CORRIDOR 66' - 5"
Separation distance between exits CORRIDOR 9' - 11"
86' - 1"
4th Floor - Min. Required Exit Separation Distance is 134'-9"/3 = 44'-11" Separation distance between exits CORRIDOR 66' - 4"Separation distance between exits CORRIDOR 9' - 7"Separation distance between exits CORRIDOR 10' - 2" 86' - 1"
5th Floor - Min. Required Exit Separation Distance is 137'-6"/3 = 45'-10" Separation distance between exits CORRIDOR 66' - 4"Separation distance between exits CORRIDOR 9' - 7"Separation distance between exits CORRIDOR 9' - 11" 85' - 9"
6th through 22nd Floor - Min. Required Exit Separation Distance is 133'-0"/3 = 44'-4" Separation distance between exits CORRIDOR 9' - 10"Separation distance between exits CORRIDOR 66' - 6"Separation distance between exits CORRIDOR 9' - 11" 86' - 2"
Roof Level - Min. Required Exit Separation Distance is 134'-2"/3 = 44'-9" Separation distance between exits ROOF DECK 1' - 10"
Separation distance between exits ROOF DECK 32' - 6"Separation distance between exits ROOF DECK 20' - 0"Separation distance between exits ROOF DECK 11' - 10"Separation distance between exits ROOF DECK 9' - 10"Separation distance between exits ROOF DECK 24' - 0" 100' - 0"
EVERY EXIT ENCLOSURE SHALL BE DESIGNED AS SMOKE FREE ENCLOSURE PER SECTION 909.2 AND 1023.11, CBC 2019 NNNNN
NNN
Exhibit A - Project Plan Set 5
V
V
V
V
V
FD
V
V
V
V
V

COMMERCIAL IB
STAIR #2

COMMERCIAL IA

LOBBY ENTRY
UP, S - No Limit Per 705.8, CBC 2019 On F.S.D > 30'-0"
40' - 0" F.S.D To Center Of The Street
Sidewalk
15' - 10 1/2"
Sidewalk
14' - 10 5/8"
Tracks
8' - 10 5/8"

NO OPEN NI GS PROV DI ED
0'-0" F.S.D / UP, S - No Openings Permitted Per 705.8, CBC 2019

NO OPENINGS PROVIDED
0'-0" Fire Separation Distance / UP, S - No Openings Permitted Per 705.8, CBC 2019

COMMERCIAL IC

TRASHROOM
ELEV.

LOBBY
ELEV. #3
ELEV. #2
ELEV. #1
STAIR #1

FIRE COMMAND
ROOM
ELEV.

LOBBY
STAIR #2
ELEV. #2
UP, S - No Limit Per 705.8, CBC 2019 On F.S.D > 30'-0"
40' - 0" F.S.D To Center Of The Street

NO OPENINGS PROVIDED
0'-0" F.S.D / UP, S - No Openings Permitted Per 705.8, CBC 2019

NO OPENINGS PROVIDED
0'-0" Fire Separation Distance / UP, S - No Openings Permitted Per 705.8, CBC 2019

NO OPENINGS PROVIDED
0'-0" Fire Separation Distance / UP, S - No Openings Permitted Per 705.8, CBC 2019 ELEV. #3ELEV. #1
STAIR #1
TRASH
ELEV.

LOBBY
STAIR #2
ELEV. #2
UNIT SA-1
15'-6" X 20'-11"
UNIT SA-1
15'-6" X 20'-11"
UNIT SA-1
15'-6" X 20'-11"
UNIT SA-1
15'-6" X 20'-11"
UNIT SC-1
15'-3" X 20'-11"
UNIT SB-1
16'-4" X 20'-11"
F.S.D
5' - 0 5/8"
( WALL #12 )
UP, S No Limit
Allow A.
( WALL #13 )
UP, S 25% Allow. A
WALL #14
UP, S 25% Allow. A
( WALL #15 )
UP, S 25% Allow. A.

F.S.D
9' - 0 5/8"
UNIT SA-1
15'-6" X 20'-11"
UNIT SD-1
16'-0" X 22'-11"
UNIT SA-1
15'-6" X 20'-11"
52' - 4 3/8" F.S.D
( WALL #3 )
UP, S 45% Allowable Area
( WALL #0 )
No Opening Permitted
0'-0" F.S.D
( WALL #2 )
UP, S 45%
Allow. A
( WALL #1 )
UP, S 25%
Allow. Area
UP, S - No Limit Per 705.8, CBC 2019 On F.S.D . 30'-0"
40'-0" F.S.D To Center Of The Street
51' - 10"
( WALL #7 )
0'-0" F.S.D
No Openings
( WALL #8 )
45% Allowable Area
UP, S
( WALL #9 )
25% Allow. A.

UP, S
F.S.D
8' - 0"
F.S.D
8' - 1 5/8" ELEV. #3
ELEV. #1
STAIR #1
UNIT SA-1
15'-6" X 20'-11"
UNIT SE-1
18'-0" X 22'-11"
STAIR #2

CORRIDOR
UNIT SA-2
15'-6" X 20'-11"
UNIT SA-2
15'-6" X 20'-11"
UNIT SA-2
15'-6" X 20'-11"
UNIT SA-2
15'-6" X 20'-11"
F.S.D
5' - 0 5/8"
( WALL #18 )
UP, S 25% Allow. A.

F.S.D
9' - 0 5/8"
( WALL #7 )
0'-0" F.S.D
No Openings
( WALL #10 )
45% Allowable Area
UP, S
( WALL #11 )
25% Allow. A.

UP, S
F.S.D
10' - 0"
F.S.D
8' - 0"
F.S.D
10' - 1 5/8"
F.S.D
10' - 1 5/8"
F.S.D
8' - 1 5/8"
( WALL #6 )
UP, S 45% Allowable Area
47' - 4"
( WALL #0 )
0'-0" F.S.D
No Openings Permitted
( WALL #5 )
UP, S
25% Allow. A
( WALL #4 )
UP, S
45% Allow. A.
( WALL #12 )
UP, S No Limit
Allow. A
( WALL #16 )
UP, S
25% Allow. A ( WALL #17 )
UP,S
25% Allowable Area
UP, S - No Limit Per 705.8, CBC 2019 On F.S.D . 30'-0"
40'-0" F.S.D To Center Of The Street UNIT SB-2 16'-4" X 20'-11" UNIT SA-2 15'-6" X 20'-11" ELEV.

LOBBY
ELEV. #3ELEV. #2
ELEV. #1
STAIR #1
UNIT SA-2
15'-6" X 20'-11"
UNIT SE-1
18'-0" X 22'-11"
UNIT SD-1
16'-0" X 22'-11"
UNIT SA-2
15'-6" X 20'-11"
UNIT SC-2
15'-3" X 20'-11"
ELEV. #3
STAIR #2
UNIT SB-2
16'-4" X 20'-11"
UNIT SA-2
15'-6" X 20'-11"
UNIT SA-2
15'-6" X 20'-11"
UNIT SA-2
15'-6" X 20'-11"
UNIT SA-2
15'-6" X 20'-11"
F.S.D
5' - 0 5/8"
F.S.D
9' - 0 5/8"
( WALL #18 )
UP, S 25% Allow. A.

UNIT SA-2
15'-6" X 20'-11"
UNIT SC-2
15'-3" X 20'-11"
UNIT SA-2
15'-6" X 20'-11"
UNIT SD-2
16'-0" X 22'-11"
( WALL #7 )
0'-0" F.S.D
No Openings
( WALL #10 )
45% Allowable Area
UP, S
( WALL #11 )
25% Allow. A
UP, S
F.S.D
10' - 0"
F.S.D
8' - 0"
F.S.D
10' - 1 5/8"
F.S.D
10' - 1 5/8"
F.S.D
8' - 1 5/8"
( WALL #12 )
UP, S No Limit
Allow. A
( WALL #16 )
UP, S
25% Allow. A
( WALL #17 )
UP, S
25% Allow. A
( WALL #6 )
UP, S 45% Allowable Area
47' - 4"
( WALL #0 )
0'-0" F.S.D
No Openings Permitted
( WALL #5 )
UP, S
25% Allow. A
( WALL #4 )
UP, S
45% Allow. A.

F.S.D
52' - 4 3/8"
UP, S - No Limit Per 705.8, CBC 2019 On F.S.D . 30'-0"
40'-0" F.S.D To Center Of The Street
ELEV.

LOBBY
ELEV. #2ELEV. #1
STAIR #1
UNIT SA-2
15'-6" X 20'-11"
UNIT SE-2
18'-0" X 22'-11"
TRASH
UNIT SB-2
16'-4" X 20'-11"
UNIT SA-2
15'-6" X 20'-11"
UNIT SA-2
15'-6" X 20'-11"
UNIT SA-2
15'-6" X 20'-11"
UNIT SA-2
15'-6" X 20'-11"
UNIT SC-2
15'-3" X 20'-11"
UNIT SD-3
16'-0" X 22'-11"
STAIR #2
ELEV.

LOBBY STAIR #1
ELEV. #3
F.S.D
5' - 0 5/8"
F.S.D
9' - 0 5/8"
UNIT SA-2
15'-6" X 20'-11"
UNIT SA-2
15'-6" X 20'-11"
F.S.D
10' - 0"
F.S.D
8' - 0"
( WALL #18 )
UP, S
25% Allow. A.
( WALL #12 )
UP, S No Limit
Allow. A
( WALL #16 )
UP, S
25% Allow. A
( WALL #17 )
UP, S
25% Allow. A.

F.S.D
10' - 1 5/8"
F.S.D
10' - 1 5/8"
F.S.D
8' - 1 5/8"
UP, S - No Limit Per 705.8, CBC 2019 On F.S.D . 30'-0"
40'-0" F.S.D To Center Of The Street
F.S.D
52' - 4 3/8"
( WALL #6 )
UP, S 45% Allowable Area
47' - 4"
( WALL #0 )
0'-0" F.S.D
No Openings Permitted
( WALL #5 )
UP, S
25% Allow. A
( WALL #4 )
UP, S
45% Allow. A.

TRASH
( WALL #7 )
0'-0" F.S.D
No Openings
( WALL #10 )
45% Allowable Area
UP, S
( WALL #11 )
25% Allow. A.

UP, S
ELEV. #2
ELEV. #1
UNIT SA-2
15'-6" X 20'-11"
UNIT SE-3
18'-0" X 22'-11"
A n d e r s o n
A r c h i t e c t s INC
TM
STATE
OF
C
A

L I FORNI A
C-15210
KURT
B. A

NDERSON
EXP. 10/31/21

LI CENSED
A

Sheet No.:

Sheet Title:

Job:

Scale:Checked By:Drawn By:Initial Issued Date:

No. Description Date
Client:

Stamp:

Project:

PROPERTY LINE

PROPERTY LINE
9' - 8" 9' - 8"
9' - 8" 9' - 8"
FLOOR
3RD ALLOWABLE OPENINGS CALCULATIONS
SAME FOR FLOORS 4TH THROUGH 22ND PERMITTED

NO OPENINGS
Roof Tile
220' - 6 1/2"
WALL #1
19' - 8 7/8"
WALL #2
14' - 11 1/8" WALL #0
WALL #3
47' - 4"
WALL #4
19' - 8 7/8"
WALL #5
14' - 11 1/8" 32' - 0"
WALL #6
47' - 4"
Top of Stair Roof
230' - 6 1/2"
1st Floor
0' - 0"
2nd Floor
13' - 0 3/4"
3rd Floor
26' - 2 1/2"
4th Floor
35' - 10 1/2"
5th Floor
45' - 6 1/2"
6th Floor
55' - 2 1/2"
7th Floor
64' - 10 1/2"
8th Floor
74' - 6 1/2"
9th Floor
84' - 2 1/2"
10th Floor
93' - 10 1/2"
11th Floor
103' - 6 1/2"
12th Floor
113' - 2 1/2"
13th Floor
122' - 10 1/2"
14th Floor
132' - 6 1/2"
15th Floor
142' - 2 1/2"
16th Floor
151' - 10 1/2"
17th Floor
161' - 6 1/2"
18th Floor
171' - 2 1/2"
19th Floor
180' - 10 1/2"
20th Floor
190' - 6 1/2"
21st Floor
200' - 2 1/2"
22nd Floor
209' - 10 1/2"
Roof Level
219' - 6 1/2"
Stair Roof
229' - 6 1/2"
Top of Elevator
239' - 0 1/2"

PROPERTY LINE

PERMITTED
NO OPENINGS 3RD FLOOR
SAME FOR FLOORS 4TH THROUGH 22ND

ALLOWABLE OPENING CALCULATIONS
9' - 8"
Roof Tile
220' - 6 1/2"
9' - 8"
9' - 8" 9' - 8"
WALL #7

NO OPENINGS
WALL #8
84' - 5 1/8"
WALL #9
16' - 6 7/8"
WALL #7

NO OPENINGS
WALL #10
84' - 5 1/8"
WALL #11
15' - 6 7/8"
Top of Stair Roof
230' - 6 1/2"
1st Floor
0' - 0"
2nd Floor
13' - 0 3/4"
3rd Floor
26' - 2 1/2"
4th Floor
35' - 10 1/2"
5th Floor
45' - 6 1/2"
6th Floor
55' - 2 1/2"
7th Floor
64' - 10 1/2"
8th Floor
74' - 6 1/2"
9th Floor
84' - 2 1/2"
10th Floor
93' - 10 1/2"
11th Floor
103' - 6 1/2"
12th Floor
113' - 2 1/2"
13th Floor
122' - 10 1/2"
14th Floor
132' - 6 1/2"
15th Floor
142' - 2 1/2"
16th Floor
151' - 10 1/2"
17th Floor
161' - 6 1/2"
18th Floor
171' - 2 1/2"
19th Floor
180' - 10 1/2"
20th Floor
190' - 6 1/2"
21st Floor
200' - 2 1/2"
22nd Floor
209' - 10 1/2"
Roof Level
219' - 6 1/2"
Stair Roof
229' - 6 1/2"
Top of Elevator
239' - 0 1/2"

PROPERTY LINE

NO OPENINGS
1ST AND 2ND FLOOR
Unlimited Openings Allowed
10' - 0" WALL #12
WALL #13
21' - 3 5/8"
WALL #14
12' - 6 3/8"
WALL #15
24' - 0"
WALL #16
21' - 3 5/8"
WALL #17
12' - 6 3/8"
WALL #18
18' - 0"
FLOORS 4TH THROUGH 22ND

ALLOWABLE OPENINGS CALCULATIONS SAME FOR
FLOOR
3RD
1ST AND 2ND FLOOR

NO OPENINGS
Roof Tile
220' - 6 1/2"
9' - 8" 9' - 8"
Top of Stair Roof
230' - 6 1/2"
A n d e r s o n
A r c h i t e c t s INC
TM
STATE
OF
C
A

L I FORNI A
C-15210
KURT
B. A

NDERSON
EXP. 10/31/21

LI CENSED
A

Sheet No.:

Sheet Title:

Job:

Scale:Checked By:Drawn By:Initial Issued Date:

No. Description Date
Client:

Stamp:

Project:

STATE OF CAL I FORNI A
C-15210 KURT B. ANDERSON
EXP. 10/31/21

Sheet No.:

Sheet Title:

Job:

Scale:Checked By:Drawn By:Initial Issued Date:

No. Description Date
Client:

Stamp:

Project:

SPRING EQUINOX - SUNSET SPRING EQUINOX - NOON SPRING EQUINOX - SUNRISESUMMER SOLSTICE - SUNSET SUMMER SOLSTICE - NOON SUMMER SOLSTICE - SUNRISEFALL EQUINOX - SUNSET FALL EQUINOX - NOON FALL EQUINOX - SUNRISEWINTER SOLSTICE - SUNSET WINTER SOLSTICE - NOON WINTER SOLSTICE - SUNRISE SPRING EQUINOX - 3PMSUMMER SOLSTICE - 3PMFALL EQUINOX - 3PMWINTER SOLSTICE - 3PM

TRUE NORTH
ST.JAMES PARK
E. ST. JOHN STREET
E. SANTA CLARA
STREET
N
. 2ND STREET
N
. 2ND STREET
N
. 2ND STREET N. 2ND STREET
N
. 2ND STREET N. 2ND STREET N. 2ND STREET N. 2ND STREET
N
. 2ND STREET N. 2ND STREET N. 2ND STREET N. 2ND STREET
N
. 2ND STREET N. 2ND STREET N. 2ND STREET N. 2ND STREET
ST.JAMES PARK
E. ST. JOHN STREET
E. SANTA CLARA
STREET
ST.JAMES PARK
E. ST. JOHN STREET
E. SANTA CLARA
STREET
ST.JAMES PARK
E. ST. JOHN STREET
E. SANTA CLARA
STREET
ST.JAMES PARK
E. ST. JOHN STREET
E. SANTA CLARA
STREET
ST.JAMES PARK
E. ST. JOHN STREET
E. SANTA CLARA
STREET
ST.JAMES PARK
E. ST. JOHN STREET
E. SANTA CLARA
STREET
ST.JAMES PARK
E. ST. JOHN STREET
E. SANTA CLARA
STREET
ST.JAMES PARK
E. ST. JOHN STREET
E. SANTA CLARA
STREET
ST.JAMES PARK
E. ST. JOHN STREET
E. SANTA CLARA
STREET
ST.JAMES PARK
E. ST. JOHN STREET
E. SANTA CLARA
STREET
ST.JAMES PARK
E. ST. JOHN STREET
E. SANTA CLARA
STREET
ST.JAMES PARK
E. ST. JOHN STREET
E. SANTA CLARA
STREET
ST.JAMES PARK
E. ST. JOHN STREET
E. SANTA CLARA
STREET
ST.JAMES PARK
E. ST. JOHN STREET
E. SANTA CLARA
STREET
ST.JAMES PARK
E. ST. JOHN STREET
E. SANTA CLARA
STREET
Exhibit A - Project Plan Set 8
A n d e r s o n
A r c h i t e c t s INC
TM

STATE OF CAL I FORNI A
C-15210 KURT B. ANDERSON
EXP. 10/31/21

Sheet No.:

Sheet Title:

Job:

Scale:Checked By:Drawn By:Initial Issued Date:

No. Description Date
Client:

Stamp:

Project:

STATE OF CAL I FORNI A
C-15210 KURT B. ANDERSON
EXP. 10/31/21

Sheet No.:

Sheet Title:

Job:

Scale:Checked By:Drawn By:Initial Issued Date:

No. Description Date
Client:

Stamp:

Project:

VESTIBULE
B-5S-2
2 HR.- RATED

CORRIDOR
161.0 SF
1 Occ.

COMM.

BICYCLE

PARKING
(12)
B-8S-2
1,110.3 SF
4 Occ.

SUPPORT
B-6S-2
8 ELEV. #1
2 4
7 7
3' - 0"
4' - 0"
5' - 0"
3' - 0"
462.7 SF
2 Occ.

GENERATOR
ROOM
B-3S-2
1 550.1 SF
2 Occ.

RESIDENTIAL

BICYCLE
PARKING (62)
B-7S-2
7 3
3' - 0"
535.0 SF
2 Occ.

FIRE PUMP
B-2S-2
534.3 SF
2 Occ.

ELECTRICAL
ROOM
B-4S-2
164.5 SF
1 Occ.

CONTROL
ROOM
B-9S-2
STAIR #1
2 1
2 2
4' - 0" 4' - 0"

47.3 SF
0 Occ.

VESTIBULE
B-1S-2
3' - 0"
1,214.9 SF
8 Occ.

COMMERCIAL
IB
102
B
STAIR #2
865.0 SF
6 Occ.

COMMERCIAL
IA
101
B
127.4 SF
1 Occ.

LOBBY
100
B
ENTRY
3' - 0"
5' - 0"
3' - 0"
1 12
86 2,928.8 SF
20 Occ.

COMMERCIAL
IC
103
B
404.1 SF
1 Occ.

TRASHROOM
T-1
S-2
10 13
ONE EXIT REQUIRED PER TABLE 1006.2.1, CBC 2019ONE EXIT REQUIRED PER TABLE 1006.2.1, CBC 2019 ONE EXIT REQUIRED PER TABLE 1006.2.1, CBC 2019
10x0.2" =2" reqd. door width
Entry Door
13X0.2" = 2.6"
reqd. door width
8x0.2" = 1.6"
reqd. door
width
6x0.2" = 1.2"
reqd. door
width
216.7 SF
1 Occ.

FIRE

COMMAND
ROOM
104
B
STAIR #1
ELEV. #3
ELEV. #2
ELEV. #1
ELEV.

LOBBY
10 5' - 0"
3' - 0"
10 3' - 0" 3' - 0"
10x0.2" = 2"
reqd. door
width
Existing Door to swing out.

Existing Door to swing out.

ELEV.

LOBBY
STAIR #2
ELEV. #2
13 14
3' - 0"
23 46.2 SF
0 Occ.

TRASH
T-2
B 3,397.5 SF
23 Occ.

OFFICE II
202
B
4' - 2 1/8" 6' - 9"
23X0.2" = 4.6"
reqd. opening
width
23X0.3" = 6.9"
reqd. Stair
width
( Existing )
4,079.5 SF
27 Occ.

OFFICE I
201
B
ELEV. #3ELEV. #1
STAIR #1
3' - 0"
ELEV.

LOBBY
STAIR #2
ELEV. #2
276.5 SF
1 Occ.

UNIT SA-1
15'-6" X
20'-11"
311
R-2
276.5 SF
1 Occ.

UNIT SA-1
15'-6" X
20'-11"
309
R-2
276.5 SF
1 Occ.

UNIT SA-1
15'-6" X
20'-11"
312
R-2
276.5 SF
1 Occ.

UNIT SA-1
15'-6" X
20'-11"
310
R-2
314.5 SF
2 Occ.

UNIT SC-1
15'-3" X
20'-11"
306
R-2
281.5 SF
1 Occ.

UNIT SB-1
16'-4" X
20'-11"
313
R-2
6 3' - 0" 276.5 SF
1 Occ.

UNIT SA-1
15'-6" X
20'-11"
304
R-2
302.9 SF
2 Occ.

UNIT SD-1
16'-0" X
22'-11"
302
R-2
276.5 SF
1 Occ.

UNIT SA-1
15'-6" X
20'-11"
308
R-2

47.5 SF
0 Occ.

TRASH
T-3
R-2
8 276.5 SF
1 Occ.

UNIT SA-1
15'-6" X
20'-11"
303
R-2
370.3 SF
2 Occ.

UNIT SE-1
18'-0" X
22'-11"
301
R-2
ELEV. #3ELEV. #1
STAIR #1
STAIR #2
276.5 SF
1 Occ.

UNIT SA-2
15'-6" X
20'-11"
411
R-2
370.3 SF
2 Occ.

UNIT SE-1
18'-0" X
22'-11"
401
R-2
276.5 SF
1 Occ.

UNIT SA-2
15'-6" X
20'-11"
412
R-2
276.5 SF
1 Occ.

UNIT SA-2
15'-6" X
20'-11"
410
R-2
276.5 SF
1 Occ.

UNIT SA-2
15'-6" X
20'-11"
408
R-2
8 6
3' - 0"
281.5 SF
1 Occ.

UNIT SB-2
16'-4" X
20'-11"
413
R-2
276.5 SF
1 Occ.

UNIT SA-2
15'-6" X
20'-11"
409
R-2
276.5 SF
1 Occ.

UNIT SA-2
15'-6" X
20'-11"
404
R-2
302.9 SF
2 Occ.

UNIT SD-1
16'-0" X
22'-11"
402
R-2
314.5 SF
2 Occ.

UNIT SC-2
15'-3" X
20'-11"
406
R-2

47.5 SF
0 Occ.

TRASH
T-4
R-2
ELEV.

LOBBY
ELEV. #3ELEV. #2
ELEV. #1
STAIR #1
276.5 SF
1 Occ.

UNIT SA-2
15'-6" X
20'-11"
403
R-2
3' - 0"
ELEV. #3
STAIR #2
281.5 SF
1 Occ.

UNIT SB-2
16'-4" X
20'-11"
513
R-2
276.5 SF
1 Occ.

UNIT SA-2
15'-6" X
20'-11"
511
R-2
276.5 SF
1 Occ.

UNIT SA-2
15'-6" X
20'-11"
512
R-2
276.5 SF
1 Occ.

UNIT SA-2
15'-6" X
20'-11"
510
R-2
276.5 SF
1 Occ.

UNIT SA-2
15'-6" X
20'-11"
508
R-2
3' - 0"
276.5 SF
1 Occ.

UNIT SA-2
15'-6" X
20'-11"
503
R-2
276.5 SF
1 Occ.

UNIT SA-2
15'-6" X
20'-11"
509
R-2
314.5 SF
2 Occ.

UNIT SC-2
15'-3" X
20'-11"
506
R-2
276.5 SF
1 Occ.

UNIT SA-2
15'-6" X
20'-11"
504
R-2
302.9 SF
2 Occ.

UNIT SD-2
16'-0" X
22'-11"
502
R-2

47.5 SF
0 Occ.

TRASH
T-5
R-2
8 6
370.3 SF
2 Occ.

UNIT SE-2
18'-0" X
22'-11"
501
R-2
ELEV.

LOBBY
ELEV. #2ELEV. #1
STAIR #1
3' - 0"
281.5 SF
1 Occ.

UNIT SB-2
16'-4" X
20'-11"
613
R-2
276.5 SF
1 Occ.

UNIT SA-2
15'-6" X
20'-11"
611
R-2
276.5 SF
1 Occ.

UNIT SA-2
15'-6" X
20'-11"
612
R-2
276.5 SF
1 Occ.

UNIT SA-2
15'-6" X
20'-11"
610
R-2
276.5 SF
1 Occ.

UNIT SA-2
15'-6" X
20'-11"
608
R-2
314.5 SF
2 Occ.

UNIT SC-2
15'-3" X
20'-11"
606
R-2
302.9 SF
2 Occ.

UNIT SD-3
16'-0" X
22'-11"
602
R-2
STAIR #2
ELEV.

LOBBY
ELEV. #3 STAIR #1
3' - 0"
8 6
276.5 SF
1 Occ.

UNIT SA-2
15'-6" X
20'-11"
609
R-2
276.5 SF
1 Occ.

UNIT SA-2
15'-6" X
20'-11"
604
R-2
3' - 0"
ELEV. #2ELEV. #1
276.5 SF
1 Occ.

UNIT SA-2
15'-6" X
20'-11"
603
R-2
370.3 SF
2 Occ.

UNIT SE-3
18'-0" X
22'-11"
601
R-2

47.5 SF
0 Occ.

TRASH
T-6
R-2
STAIR #2
ELEV. #3ELEV. #2
ELEV. #1
ELEV.

LOBBY
TRASH
2,657.2 SF
177 Occ.

ROOF DECK
RD
A-2
89 88
3' - 0"
3' - 0"
A n d e r s o n
A r c h i t e c t s INC
TM

STATE OF CAL I FORNI A
C-15210 KURT B. ANDERSON
EXP. 10/31/21

Sheet No.:

Sheet Title:

Job:

Scale:Checked By:Drawn By:Initial Issued Date:

No. Description Date
Client:

Stamp:

Project:

GENERATOR
ROOM
B-3 462.7 SF S-2 300 2 0.3

ELECTRICAL
ROOM
B-4 534.3 SF S-2 300 2 0.4
VESTIBULE B-5 163.2 SF S-2 300 1 0.1
SUPPORT B-6 1,110.3 SF S-2 300 4 0.7

RESIDENTIAL

BICYCLE
PARKING (62)
B-7 550.1 SF S-2 300 2 0.4
COMM.

BICYCLE

PARKING
(12)
B-8 161.0 SF S-2 300 1 0.1

CONTROL
ROOM
B-9 164.5 SF S-2 300 1 0.1
15 2) 1st Floor
LOBBY 100 127.4 SF B 150 1 0.2
COMMERCIAL IA 101 865.0 SF B 150 6 1.2COMMERCIAL IB 102 1,214.9 SF B 150 8 1.6 COMMERCIAL IC 103 2,928.8 SF B 150 20 3.9

FIRE COMMAND
ROOM
104 216.7 SF B 150 1 0.3
TRASHROOM T-1 404.1 SF S-2 300 1 0.3
37 3) 2nd Floor
OFFICE I 201 4,079.5 SF B 150 27 5.4
OFFICE II 202 3,397.5 SF B 150 23 4.5
TRASH T-2 46.2 SF B 150 0 0.1
50 4) 3rd Floor
UNIT SE-1
18'-0" X 22'-11"
301 370.3 SF R-2 200 2 0.4
UNIT SD-1
16'-0" X 22'-11"
302 302.9 SF R-2 200 2 0.3
UNIT SA-1
15'-6" X 20'-11"
303 276.5 SF R-2 200 1 0.3
UNIT SA-1
15'-6" X 20'-11"
304 276.5 SF R-2 200 1 0.3
UNIT SC-1
15'-3" X 20'-11"
306 314.5 SF R-2 200 2 0.3
UNIT SA-1
15'-6" X 20'-11"
308 276.5 SF R-2 200 1 0.3
UNIT SA-1
15'-6" X 20'-11"
309 276.5 SF R-2 200 1 0.3
UNIT SA-1
15'-6" X 20'-11"
310 276.5 SF R-2 200 1 0.3
UNIT SA-1
15'-6" X 20'-11"
311 276.5 SF R-2 200 1 0.3
UNIT SA-1
15'-6" X 20'-11"
312 276.5 SF R-2 200 1 0.3
UNIT SB-1
16'-4" X 20'-11"
313 281.5 SF R-2 200 1 0.3
TRASH T-3 47.5 SF R-2 200 0 0.0
14 5) 4th Floor
UNIT SE-1
18'-0" X 22'-11"
401 370.3 SF R-2 200 2 0.4
UNIT SD-1
16'-0" X 22'-11"
402 302.9 SF R-2 200 2 0.3
UNIT SA-2
15'-6" X 20'-11"
403 276.5 SF R-2 200 1 0.3
UNIT SA-2
15'-6" X 20'-11"
404 276.5 SF R-2 200 1 0.3
UNIT SC-2
15'-3" X 20'-11"
406 314.5 SF R-2 200 2 0.3
UNIT SA-2
15'-6" X 20'-11"
408 276.5 SF R-2 200 1 0.3
UNIT SA-2
15'-6" X 20'-11"
409 276.5 SF R-2 200 1 0.3
UNIT SA-2
15'-6" X 20'-11"
410 276.5 SF R-2 200 1 0.3
UNIT SA-2
15'-6" X 20'-11"
411 276.5 SF R-2 200 1 0.3
UNIT SA-2
15'-6" X 20'-11"
412 276.5 SF R-2 200 1 0.3
UNIT SB-2
16'-4" X 20'-11"
413 281.5 SF R-2 200 1 0.3
TRASH T-4 47.5 SF R-2 200 0 0.0
14 Occupancy Calculations
Name Number Area(A) Occupancy
Occupant
Load
Factor
(OLF)
Occupant
Load(OL)
=(A*OLF)
Required Exit Door
Width ( Inches )
OLX0.2"
6) 5th Floor
UNIT SE-2
18'-0" X 22'-11"
501 370.3 SF R-2 200 2 0.4
UNIT SD-2
16'-0" X 22'-11"
502 302.9 SF R-2 200 2 0.3
UNIT SA-2
15'-6" X 20'-11"
503 276.5 SF R-2 200 1 0.3
UNIT SA-2
15'-6" X 20'-11"
504 276.5 SF R-2 200 1 0.3
UNIT SC-2
15'-3" X 20'-11"
506 314.5 SF R-2 200 2 0.3
UNIT SA-2
15'-6" X 20'-11"
508 276.5 SF R-2 200 1 0.3
UNIT SA-2
15'-6" X 20'-11"
509 276.5 SF R-2 200 1 0.3
UNIT SA-2
15'-6" X 20'-11"
510 276.5 SF R-2 200 1 0.3
UNIT SA-2
15'-6" X 20'-11"
511 276.5 SF R-2 200 1 0.3
UNIT SA-2
15'-6" X 20'-11"
512 276.5 SF R-2 200 1 0.3
UNIT SB-2
16'-4" X 20'-11"
513 281.5 SF R-2 200 1 0.3
TRASH T-5 47.5 SF R-2 200 0 0.0
14 7) 6th through 22nd Floor
UNIT SE-3
18'-0" X 22'-11"
601 370.3 SF R-2 200 2 0.4
UNIT SD-3
16'-0" X 22'-11"
602 302.9 SF R-2 200 2 0.3
UNIT SA-2
15'-6" X 20'-11"
603 276.5 SF R-2 200 1 0.3
UNIT SA-2
15'-6" X 20'-11"
604 276.5 SF R-2 200 1 0.3
UNIT SC-2
15'-3" X 20'-11"
606 314.5 SF R-2 200 2 0.3
UNIT SA-2
15'-6" X 20'-11"
608 276.5 SF R-2 200 1 0.3
UNIT SA-2
15'-6" X 20'-11"
609 276.5 SF R-2 200 1 0.3
UNIT SA-2
15'-6" X 20'-11"
610 276.5 SF R-2 200 1 0.3
UNIT SA-2
15'-6" X 20'-11"
611 276.5 SF R-2 200 1 0.3
UNIT SA-2
15'-6" X 20'-11"
612 276.5 SF R-2 200 1 0.3
UNIT SB-2
16'-4" X 20'-11"
613 281.5 SF R-2 200 1 0.3
TRASH T-6 47.5 SF R-2 200 0 0.0
14 8) Roof Level
ROOF DECK RD 2,657.2 SF A-2 15 177 35.4
TRASH T-RD 45.5 SF R-2 200 0 0.0
177
Exiting for New Stairs
Level
Required Stair Door
Width ( OL X 0.2" )
Provided Stair
Door Width
Required Stair
Width ( OL X 0.3" )
Provided Stair Width
( Each Flight )
Stair #1
Basement 0' - 1 5/8" 3' - 0" 0' - 2 1/8" 5' - 0"
1st Floor 0' - 0" 3' - 0" 0' - 0" 5' - 0"
2nd Floor 0' - 2 5/8" 3' - 0" 0' - 3 7/8" 5' - 0"
3rd through 22nd
Floor
0' - 1 5/8" 3' - 0" 0' - 2 3/8" 5' - 0"
Roof 1' - 5 3/4" 3' - 0" 2' - 2 3/4" 5' - 0"
Stair #2
Basement 0' - 1 5/8" 3' - 0" 0' - 2 3/8" 5' - 0"
1st Floor 0' - 0" 3' - 0" 0' - 0" 5' - 0"
2nd Floor 0' - 2 3/4" 3' - 0" 0' - 4 1/4" 5' - 0"
3rd through 22nd
Floor
0' - 1 1/4" 3' - 0" 0' - 1 3/4" 5' - 0"
Roof 1' - 5 5/8" 3' - 0" 2' - 2 3/8" 5' - 0"
1/16" = 1'-0" 8 CA_Roof Level_Exiting
Exhibit A - Project Plan Set
11 FF 83.56 EXISTING VTA & BART STOP TO BE PROTECTED IN PLACE ALL UTILITY BOXES IN THE SIDEWALK SHALL BE ADJUSTED TO NEW SIDEWALK GRADES BY DEVELOPER EXISTING FH 160'± SE EXISTING FH 150'± N Issued For File: Sheet No.: Sheet Title: Job: Scale: Checked By: Drawn By: Initial Submittal Date: No. Description Date Client: Stamp: Project: Kurt B. Anderson. AIA Tel. 408.371.1269 Fax. 408.371.1276 www. andarchinc.com specific site for which they were prepared and publication thereof shall be expressly limited to such use. Reuse, reproduction or publication by any method, in whole or in part, is prohibited. Title to the plans and specifications remains with ANDERSON ARCHITECTS INC. without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of the restrictions. [email protected] Campbell, CA 95008 120 W. Campbell Ave, Suite D The use of these plans and specifications shall be restricted to the Cell 408.202.5462 Principal North 2nd Affordable Senior Housing Roygbiv Real Estate Development SAN JOSE, CA 95113 19 N. 2ND STREET SAN FRANCISCO, CA 94109 1238 SUTTER STREET, SUITE 801 11/2/2020 DV 19 N 2ND STREET SITE DEVELOPMENT 08765432191011121314151617181920 SITE DEVELOPMENT 4/23/2021 SITE DEVELOPMENT 7/20/2021 03/18/2022 SITE DEVELOPMENT 3/18/2021 GRADING & DRAINAGE PLAN 003 -- P:/ GROUND LEVEL ROOF LEVEL LEGEND Water Line Electric Line Lot Line Curb & Gutter Sanitary Sewer Line City Standard Curb Inlet Water Valve Property Boundary EXISTING (Symbol Size May Vary) PROPOSED Field Inlet / Flat Grate Inlet Sanitary Sewer Clean Out ABBREVIATIONS Easement Line Streetlighting / Utility Box Water Valve Building Line Grade Break BW BACK OF WALK CO CLEAN OUT TO GRADE DW DOMESTIC WATER EX EXISTING FC FACE OF CURB FF FINISH FLOOR FG FINISH GRADE FS FIRE SERVICE or FINISH SURFACE GB GRADE BREAK HP HIGH POINT INV INVERT ELEVATION MIN MINIMUM PL PROPERTY LINE PV PAVEMENT SD STORM DRAIN SDMH STORM DRAIN MANHOLE SL STREET LIGHT SS SANITARY SEWER SSCO SANITARY SEWER CLEAN OUT TC TOP OF CURB UB UTILITY BOX C CONCRETE 1. ALL GRADING IS SUBJECT TO OBSERVATION BY THE CITY. PERMITTEE OR REPRESENTATIVE SHALL NOTIFY THE CITY OF SAN JOSE DEPARTMENT OF PUBLIC WORKS PROJECT INSPECTOR AT LEAST 48 HOURS BEFORE START OF ANY GRADING. THE PROJECT INSPECTOR IS __________________________ VOICEMAIL NO. (408) 975-__________ 2. APPROVAL OF THIS PLAN APPLIES ONLY TO (A) THE EXCAVATION, PLACEMENT, AND COMPACTION OF NATURAL EARTH MATERIALS, (B) THE INSTALLATION OF ON-SITE (I.E. PRIVATE PROPERTY) STORM WATER CONVEYANCE AND TREATMENT FACILITIES THAT ARE OUTSIDE OF THE 5-FOOT BUILDING ENVELOPE, AND (C) THE INSTALLATION OF RETAINING STRUCTURES. THIS APPROVAL DOES NOT CONFER ANY RIGHTS OF ENTRY TO EITHER PUBLIC PROPERTY OR THE PRIVATE PROPERTY OF OTHERS. APPROVAL OF THIS PLAN ALSO DOES NOT CONSTITUTE APPROVAL OF ANY IMPROVEMENTS WITH THE EXCEPTION OF THOSE LISTED ABOVE. PROPOSED IMPROVEMENTS, WITH THE EXCEPTION OF THOSE LISTED ABOVE, ARE SUBJECT TO REVIEW AND APPROVAL BY THE RESPONSIBLE AUTHORITIES AND ALL OTHER REQUIRED PERMITS SHALL BE OBTAINED. 3. UNLESS OTHERWISE NOTED ON THE PLAN, ANY DEPICTION OF A RETAINING STRUCTURE ON THIS PLAN SHALL NOT CONSTITUTE APPROVAL FOR CONSTRUCTION OF THE RETAINING STRUCTURE UNLESS A SEPARATE STRUCTURAL REVIEW, BY THE DEPARTMENT OF PUBLIC WORKS IS COMPLETED AND APPROVED 4. IT SHALL BE THE RESPONSIBILITY OF THE PERMITTEE OR AGENT TO IDENTIFY, LOCATE AND PROTECT ALL UNDERGROUND FACILITIES. 5. THE PERMITTEE OR AGENT SHALL MAINTAIN THE STREETS, SIDEWALKS AND ALL OTHER PUBLIC RIGHTS-OF-WAY IN A CLEAN, SAFE AND USABLE CONDITION. ALL SPILLS OF SOIL, ROCK OR CONSTRUCTION DEBRIS SHALL BE REMOVED FROM THE PUBLICLY OWNED PROPERTY DURING CONSTRUCTION AND UPON COMPLETION OF THE PROJECT. ALL ADJACENT PROPERTY, PRIVATE OR PUBLIC SHALL BE MAINTAINED IN A CLEAN, SAFE AND USABLE CONDITION. 6. ALL GRADING SHALL BE PERFORMED IN SUCH A MANNER AS TO COMPLY WITH THE STANDARDS ESTABLISHED BY THE AIR QUALITY MANAGEMENT DISTRICT FOR AIRBORNE PARTICULATES. 7. THIS PROJECT HAS BEEN DESIGNED TO COMPLY WITH THE FLOOD HAZARD AREA REGULATIONS AS STATED IN CHAPTER 17.08 OF THE SAN JOSE MUNICIPAL CODE. 8. ALL KNOWN WELL LOCATIONS ON THE SITE HAVE BEEN INCLUDED AND SUCH WELLS SHALL BE MAINTAINED OR ABANDONED ACCORDING TO CURRENT REGULATIONS ADMINISTERED BY THE SANTA CLARA VALLEY WATER DISTRICT. CALL (408) 265-2600 EXTENSION 2660 TO ARRANGE FOR DISTRICT OBSERVATION OF ALL WELL ABANDONMENTS. 9. IN THE EVENT THAT HUMAN REMAINS AND/OR CULTURAL MATERIALS ARE FOUND, ALL PROJECT-RELATED CONSTRUCTION SHOULD CEASE WITHIN A 100-FOOT RADIUS. THE CONTRACTOR SHALL, PURSUANT TO SECTION 7050.5 OF THE HEALTH AND SAFETY CODE, AND SECTION 5097.94 OF THE PUBLIC RESOURCES CODE OF THE STATE OF CALIFORNIA, NOTIFY THE SANTA CLARA COUNTY CORONER IMMEDIATELY. 10. THIS PLAN DOES NOT APPROVE THE REMOVAL OF TREES. APPROPRIATE TREE REMOVAL PERMITS AND METHODS OF TREE PRESERVATION SHOULD BE OBTAINED FROM THE CITY'S PLANNING DEPARTMENT AND THE CITY ARBORIST. 11. FOR NON-RESIDENTIAL PROJECTS, ANY NON-HAZARDOUS EXPORT RESULTING FROM PROJECT RELATED EXCAVATION OR LAND CLEARING SHALL BE 100% REUSED AND RECYCLED PER CALIFORNIA GREEN BUILDING STANDARDS CODE SECTION 5.408. 12. CIVIL ENGINEER INFORMATION AND STATEMENTS: A. THE CIVIL ENGINEER FOR THIS PROJECT IS: (NAME AND ADDRESS) DAVE VOORHIES, 1295 E. DUNNE AVE #230 MORGAN HILL, CA 95037 B. THIS ROUGH GRADING PLAN HAS BEEN PREPARED UNDER THE DIRECTION OF A LICENSED ENGINEER AND DESIGNED BASED ON THE RECOMMENDATIONS OF THE REFERENCED PROJECT GEOTECHNICAL REPORT. C. THE STORMWATER CONVEYANCE SYSTEM HAS BEEN DESIGNED IN ACCORDANCE WITH THE APPROPRIATE BUILDING AND PLUMBING CODES OR HAS BEEN PROVEN TO BE DESIGNED WITH ADEQUATE CAPACITY THROUGH SIGNED AND SEALED HYDRAULIC CALCULATIONS. 13. SOILS ENGINEER INFORMATION AND REQUIREMENTS: A. THE SOIL ENGINEER FOR THIS PROJECT IS: (NAME AND ADDRESS) __________________________________________________________________________ B. THE GEOTECHNICAL REPORT FOR THIS PROJECT IS: __________________________________________________________________________ C. ALL GRADING WORK SHALL CONFORM TO THE RECOMMENDATIONS OF THE PROJECT GEOTECHNICAL REPORT AND/OR THE PROJECT SOIL ENGINEER. D. ALL GRADING WORK SHALL BE OBSERVED AND APPROVED BY THE SOIL ENGINEER. THE SOIL ENGINEER SHALL BE NOTIFIED AT LEAST 48 HOURS BEFORE BEGINNING ANY GRADING. UNOBSERVED AND/OR UNAPPROVED GRADING WORK SHALL BE REMOVED AND REPLACED UNDER OBSERVATION. 14. A POST CONSTRUCTION "FINAL" REPORT IS REQUIRED BY THE DIRECTOR OF PUBLIC WORKS FROM A CIVIL ENGINEER RETAINED BY THE OWNER TO OBSERVE THE CONSTRUCTION STATING: A. "THAT THE CONSTRUCTION CONFORMS TO THE LINES AND GRADES ON THE APPROVED PLANS;" OR B. "THAT ALL SIGNIFICANT CHANGES WERE REVIEWED AND APPROVED IN ADVANCE BY THE DEPARTMENT OF PUBLIC WORKS" AND THE CIVIL ENGINEER SHALL SUBMIT A "RECORD DRAWING" PLAN. 15. A POST CONSTRUCTION "FINAL" REPORT IS REQUIRED BY THE DIRECTOR OF PUBLIC WORKS FROM A SOIL ENGINEER, AND ALSO FROM AN ENGINEERING GEOLOGIST IF THE PROJECT IS IN A GEOLOGIC HAZARD ZONE, STATING: A. "THAT THE ANTICIPATED CONDITIONS AND MATERIALS AND ACTUAL SITE CONDITIONS AND MATERIALS WERE COMPATIBLE," AND SUPPLY SUPPORTING DATA; OR B. "THAT THE DESIGN WAS MODIFIED TO MEET THE NEW CONDITIONS AND WAS REVIEWED AND APPROVED IN ADVANCE BY THE DEPARTMENT OF PUBLIC WORKS;" AND PROVIDE SUPPORTING DATA FOR THESE STATEMENTS. 16. ACCORDING TO THE CITY'S WASTE WATER ORDINANCE, THE USE OF POTABLE (PIPED OR HYDRANT) WATER FOR BUILDING OR CONSTRUCTION PURPOSES INCLUDING CONSOLIDATION OF BACKFILL OR DUST CONTROL IS PROHIBITED. RECLAIMED WATER IS AVAILABLE AT MULTIPLE LOCATIONS ACROSS THE CITY. TO CERTIFY FOR A RECYCLED WATER METER, PLEASE CALL LYLE FROHMAN AT (408) 794-6805. AN APPLICATION FOR AN EXCEPTION PERMIT TO APPROVE USE OF HYDRANT WATER CAN BE CONSIDERED IN THE PW DEVELOPMENT SERVICES OFFICE. FAX-BACK SERVICE IS PROVIDED FOR THIS PERMIT APPLICATION -- CONTACT (408) 535-7802. 17. A HAUL ROUTE PERMIT IS REQUIRED FOR ALL PROJECTS MOVING MORE THAN 10,000 C.Y. OF EARTH. THIS GRADING PERMIT IS INVALID WITHOUT THE HAUL ROUTE PERMIT. HAUL ROUTE PERMITS SHOULD BE OBTAINED FROM THE CITY'S TRANSPORTATION DEPARTMENT. 18. GRADING WILL NOT BE ALLOWED BETWEEN OCTOBER 1ST AND APRIL 30TH OF ANY YEAR WITHOUT EROSION CONTROL PLANS AND MEASURES APPROVED BY THE DIRECTOR OF PUBLIC WORKS. STORMWATER POLLUTION PREVENTION MEASURES IN ACCORDANCE WITH CITY SPECIFICATIONS AND WITH THE DOCUMENT "CLEAN BAY BLUEPRINT" SHALL BE IMPLEMENTED THROUGHOUT THE YEAR TO THE SATISFACTION OF THE DIRECTOR OF PUBLIC WORKS. 19. A POST CONSTRUCTION "AS-BUILT" PLAN IS REQUIRED BY THE DIRECTOR OF PUBLIC WORKS FROM A CIVIL OR SOILS ENGINEER RETAINED BY THE OWNER TO PROVIDE THE FINAL HORIZONTAL AND VERTICAL LOCATIONS OF THE IMPROVEMENTS APPROVED WITH THIS PLAN SUCH AS SUBDRAINS, ON-SITE STORM WATER CONVEYANCE AND TREATMENT SYSTEMS, AND ON-SITE RETAINING STRUCTURES. CSJ GRADING & DRAINAGE NOTES 0 SCALE 1" = FEET 10 10 20 30 0 SCALE 1" = FEET 10 10 20 30 GROUND FLOOR PLAN ROOF PLAN Exhibit A - Project Plan Set
12 Issued For File: Sheet No.: Sheet Title: Job: Scale: Checked By: Drawn By: Initial Submittal Date: No. Description Date Client: Stamp: Project: Kurt B. Anderson. AIA Tel. 408.371.1269 Fax. 408.371.1276 www. andarchinc.com specific site for which they were prepared and publication thereof shall be expressly limited to such use. Reuse, reproduction or publication by any method, in whole or in part, is prohibited. Title to the plans and specifications remains with ANDERSON ARCHITECTS INC. without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of the restrictions. [email protected] Campbell, CA 95008 120 W. Campbell Ave, Suite D The use of these plans and specifications shall be restricted to the Cell 408.202.5462 Principal North 2nd Affordable Senior Housing Roygbiv Real Estate Development SAN JOSE, CA 95113 19 N. 2ND STREET SAN FRANCISCO, CA 94109 1238 SUTTER STREET, SUITE 801 11/2/2020 DV 19 N 2ND STREET SITE DEVELOPMENT 08765432191011121314151617181920 SITE DEVELOPMENT 4/23/2021 SITE DEVELOPMENT 7/20/2021 03/18/2022 SITE DEVELOPMENT 3/18/2021 TREATMENT NOTES OVERALL SITE SURFACES PLAN LEGEND GROUND LEVEL STORMWATER CONTROL PLAN 004 -- P:/ 0 SCALE 1" = FEET 10 10 20 30 I. PROPERTY INFORMATION: I.A. PROPERTY ADDRESS: 19 N 2nd STREET SAN JOSE, CA 95113 I.B. PROPERTY OWNER: ROYGBIV RED II. RESPONSIBLE PARTY FOR MAINTENANCE: II.A. CONTACT: LOIDA KIRKLEY II.B. PHONE NUMBER OF CONTACT: 650-397-1013 II.C. EMAIL:[email protected] II.D. ADDRESS: 5861 KILLARNEY CIRCLE SAN JOSE, CA 95138 SOURCE CONTROL MEASURES: 1. BENEFICIAL LANDSCAPING 2. USE OF WATER EFFICIENT IRRIGATION SYSTEMS. 3. CONNECT THE FOLLOWING FEATURES TO SANITARY SEWER: a. COVERED TRASH/ RECYCLING ENCLOSURES. 2. MAINTENANCE (PAVEMENT SWEEPING, CATCH BASIN CLEANING, GOOD HOUSEKEEPING). 4. STORM DRAIN LABELING. 5. OTHER: PROJECT SITE INFORMATION TABLES PROJECT SITE INFORMATION: 1. SOILS TYPE: D 2. GROUND WATER DEPTH: 30-50 FEET 3. NAME OF RECEIVING BODY: GUADALUPE 4. FLOOD ZONE: ZONE D 5. FLOOD ELEVATION (IF APPLICABLE): N/A Exhibit A - Project Plan Set
13 Xref I:\OFFICE\Accounting\Office Expenses\Employee Reimbursables\Chris\DAVE JOBS\19 2nd Street\DWG\CIVIL\XREF\A-SITE.dwg SITE 19 N 2ND STREET Issued For File: Sheet No.: Sheet Title: Job: Scale: Checked By: Drawn By: Initial Submittal Date: No. Description Date Client: Stamp: Project: Kurt B. Anderson. AIA Tel. 408.371.1269 Fax. 408.371.1276 www. andarchinc.com specific site for which they were prepared and publication thereof shall be expressly limited to such use. Reuse, reproduction or publication by any method, in whole or in part, is prohibited. Title to the plans and specifications remains with ANDERSON ARCHITECTS INC. without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of the restrictions. [email protected] Campbell, CA 95008 120 W. Campbell Ave, Suite D The use of these plans and specifications shall be restricted to the Cell 408.202.5462 Principal North 2nd Affordable Senior Housing Roygbiv Real Estate Development SAN JOSE, CA 95113 19 N. 2ND STREET SAN FRANCISCO, CA 94109 1238 SUTTER STREET, SUITE 801 11/2/2020 DV 19 N 2ND STREET SITE DEVELOPMENT 08765432191011121314151617181920 SITE DEVELOPMENT 4/23/2021 SITE DEVELOPMENT 7/20/2021 03/18/2022 SITE DEVELOPMENT 3/18/2021 SITE DEVELOPMENT 4/26/2021 FIRE HYDRANT EXHIBIT 004B -- P:/ GROUND LEVEL FIRE PROTECTION NOTES: 0 SCALE 1" = FEET 40 40 80 120 TYPE OF OCCUPANCY (B, R-2, A-2) TYPE OF CONSTRUCTION 1A 146,458 SQUARE FEET, TOTAL BUILDING THREE LARGEST FLOORS (1,2 &3) LIGHT HAZARD 26,347 SQUARE FEET HYDRANT CALCULATION: TYPE 1A SF 100% FROM SAN JOSE FIRE FLOW AND HYDRANT POLICY: TYPE 1A - 1,500 GPM TOTAL FROM HYDRANTS: 3,000 GPM (ASSUMING 1,000 GPM/HYDRANT) 1 HYDRANTS REQUIRED EXISTING HYDRANTS 10231, 10232, 604078 NO NEW HYDRANTS PROPOSED BUILDING CALCULATION: TOTAL BUILDING FROM SAN JOSE FIRE FLOW AND HYDRANT POLICY TOTAL BUILDING FIRE FLOW 1,500 GPM SQ.FT. PER LEVEL (GROSS) LEVEL 1-2 COMMERCIAL 9,322 SQ.FT. LEVEL 5 RESIDENTIAL TOTAL LEVEL 0-BASEMENT 5,692 SQ.FT. 5,949 SQ.FT. 7,703 SQ.FT. 1,482 SQ.FT. LEVEL 3 COMMERCIAL LEVEL 6-22 RESIDENTIAL 6,197 SQ.FT. 5929 SQ.FT. ROOF LEVEL 4 RESIDENTIAL 146,458 SQ.FT. SJFD Fire Flow Review 4-26-2022 Ron Sato Run Hydrant 604078 at 1,500 gpm (Small foot print & Type IA, see Dave's calculation only one hydrant required)
Exhibit A - Project Plan Set
14 Issued For File: Sheet No.: Sheet Title: Job: Scale: Checked By: Drawn By: Initial Submittal Date: No. Description Date Client: Stamp: Project: Kurt B. Anderson. AIA Tel. 408.371.1269 Fax. 408.371.1276 www. andarchinc.com specific site for which they were prepared and publication thereof shall be expressly limited to such use. Reuse, reproduction or publication by any method, in whole or in part, is prohibited. Title to the plans and specifications remains with ANDERSON ARCHITECTS INC. without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of the restrictions. [email protected] Campbell, CA 95008 120 W. Campbell Ave, Suite D The use of these plans and specifications shall be restricted to the Cell 408.202.5462 Principal North 2nd Affordable Senior Housing Roygbiv Real Estate Development SAN JOSE, CA 95113 19 N. 2ND STREET SAN FRANCISCO, CA 94109 1238 SUTTER STREET, SUITE 801 11/2/2020 DV 19 N 2ND STREET SITE DEVELOPMENT 08765432191011121314151617181920 SITE DEVELOPMENT 4/23/2021 SITE DEVELOPMENT 7/20/2021 03/18/2022 SITE DEVELOPMENT 3/18/2021 TREATMENT NOTES OVERALL SITE SURFACES PLAN LEGEND GROUND LEVEL STORMWATER CONTROL PLAN 004 -- P:/ 0 SCALE 1" = FEET 10 10 20 30 I. PROPERTY INFORMATION: I.A. PROPERTY ADDRESS: 19 N 2nd STREET SAN JOSE, CA 95113 I.B. PROPERTY OWNER: ROYGBIV RED II. RESPONSIBLE PARTY FOR MAINTENANCE: II.A. CONTACT: LOIDA KIRKLEY II.B. PHONE NUMBER OF CONTACT: 650-397-1013 II.C. EMAIL:[email protected] II.D. ADDRESS: 5861 KILLARNEY CIRCLE SAN JOSE, CA 95138 SOURCE CONTROL MEASURES: 1. BENEFICIAL LANDSCAPING 2. USE OF WATER EFFICIENT IRRIGATION SYSTEMS. 3. CONNECT THE FOLLOWING FEATURES TO SANITARY SEWER: a. COVERED TRASH/ RECYCLING ENCLOSURES. 2. MAINTENANCE (PAVEMENT SWEEPING, CATCH BASIN CLEANING, GOOD HOUSEKEEPING). 4. STORM DRAIN LABELING. 5. OTHER: PROJECT SITE INFORMATION TABLES PROJECT SITE INFORMATION: 1. SOILS TYPE: D 2. GROUND WATER DEPTH: 30-50 FEET 3. NAME OF RECEIVING BODY: GUADALUPE 4. FLOOD ZONE: ZONE D 5. FLOOD ELEVATION (IF APPLICABLE): N/A Exhibit A - Project Plan Set
15 WH
WH
WH
17' - 6" 16' - 11 1/2" 16' - 11 1/2" 16' - 11" 34' - 0" 17' - 2" 17' - 11" 66' - 0 1/2" 2' - 3 1/2" 69' - 1"
0' - 5 3/8" 137' - 5" 0' - 1"
0' - 1 5/8"
0' - 6"
22' - 3 1/2" 22' - 3" 22' - 9 1/2"
67' - 11 5/8"
15' - 1" 14' - 1 3/8" 1' - 6 1/8" 6' - 9" 1' - 6 1/8" 14' - 7 3/8" 14' - 4 5/8" 67' - 11 5/8"
0' - 5 7/8" 137' - 5" 0' - 0 5/8"
137' - 11 1/2"
0' - 5 3/8" 83' - 11" 53' - 6" 0' - 1"
0' - 5 3/8" 137' - 5" 0' - 1"
8' - 1 1/2" 14' - 0" 23' - 7" 14' - 0" 8' - 1 1/2"
0' - 1 5/8" 67' - 10"
0' - 1 5/8" 67' - 10"
A n d e r s o n
A r c h i t e c t s INC
TM

STATE OF CAL I FORNI A
C-15210 KURT B. ANDERSON
EXP. 10/31/21

Sheet No.:

Sheet Title:

Job:

Scale:Checked By:Drawn By:Initial Issued Date:

No. Description Date
Client:

Stamp:

Project:

PROPERTY LINE

EXISTING TRANSPARENT UNTINTED GLAZING TO REMAIN

EXISTING MAIN ENTRY TO REMAIN EXISTING SIGNAGE TO REMAIN 1 1
1 1
Top of Elevator
239' - 0 1/2"
8' - 6" 11' - 0" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" Existing
13' - 1 3/4"
Existing
13' - 0 3/4"
19' - 6" 219' - 6 1/2"
239' - 0 1/2"
Residential Commercial

EXISTING DOOR & WINDOW TO REMAIN
Roof Tile
220' - 6 1/2"
4' - 0"
145679836
101112
7996
10 7
12 92
1314
15 83
161714
26 10
Top of Stair Roof
230' - 6 1/2"
1st Floor
0' - 0"
2nd Floor
13' - 0 3/4"
3rd Floor
26' - 2 1/2"

PROPERTY LINE

PROPERTY LINE
4th Floor
35' - 10 1/2"
5th Floor
45' - 6 1/2"
6th Floor
55' - 2 1/2"
7th Floor
64' - 10 1/2"
8th Floor
74' - 6 1/2"
9th Floor
84' - 2 1/2"
10th Floor
93' - 10 1/2"
11th Floor
103' - 6 1/2"
12th Floor
113' - 2 1/2"
13th Floor
122' - 10 1/2"
14th Floor
132' - 6 1/2"
15th Floor
142' - 2 1/2"
16th Floor
151' - 10 1/2"
17th Floor
161' - 6 1/2"
18th Floor
171' - 2 1/2"
19th Floor
180' - 10 1/2"
20th Floor
190' - 6 1/2"
21st Floor
200' - 2 1/2"
22nd Floor
209' - 10 1/2"
Roof Level
219' - 6 1/2"
19' - 6" 219' - 6 1/2"
2 8' - 6" 11' - 0" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 13' - 1 3/4" 13' - 0 3/4" Top of Elevator
239' - 0 1/2"
3 239' - 0 1/2"
Roof Tile
220' - 6 1/2"
18 181118
8 18
39 15
993
131418
14 5
3 16
Top of Stair Roof
230' - 6 1/2"
A n d e r s o n
A r c h i t e c t s INC
TM
STATE
OF
C
A

L I FORNI A
C-15210
KURT
B. A

NDERSON
EXP. 10/31/21

LI CENSED
A

Sheet No.:

Sheet Title:

Job:

Scale:Checked By:Drawn By:Initial Issued Date:

No. Description Date
Client:

Stamp:

Project:

MILGARD OR EQUAL
7 ALUMINUM CURTAIN WALL WITH TINTED GLASS FOR CORRIDORS, ANODIZED BRONZE FRAME COLOR, GLASS COLOR BLUE8 STUCCO PAINT SW9620 PRELUDE OR EQUAL 9 36" HIGH STUCCO FOAM TRIM COLOR SW9143 CADET OR EQUAL10 ALUMINUM DOUBLE CASEMENT WINDOW WITH TINTED GLASS FOR RESIDENTIAL UNITS, ANODIZED BRONZE COLOR,

MILGARD OR EQUAL
11 CORRIDOR WALL COLOR SW6130 MANNERED GOLD12 SPANDREL GLASS FOR CURTAIN WALL ,6-0025 HARMONY BLUE, OPACI-COAT-300 OR EQUAL 13 24" STUCCO FOAM TRIM COLOR W7006 EXTRA WHITE / SW9143 CADET OR EQUAL 14 24" HIGH STUCCO FOAM TRIM COLOR SW70066 EXTRA WHITE15 ALUMINUM SWING DOOR / SWING DOUBLE DOOR & SIDELITES WITH TINTED GLASS FOR RESIDENTIAL UNITS, ANODIZED

BRONZE COLOR, MILGARD OR EQUAL
16 ROOF DECK LANDSCAPE, SEE LANDSCAPE DRAWINGS17 12" HIGH STUCCO FOAM TRIM ( TRASH ENCL. ), COLOR SW7006 EXTRA WHITE / SW9143 CADET OR EQUAL18 ALUMINUM FIXED WINDOW WITH TINTED GLASS, ANODIZED BRONZE COLOR, MILGARD OR EQUAL

SPLIT FACE CMU - YORK BUILDING PRODUCTS OR EQUAL, COLOR ( STOCKED ) SANDSTONE STUCCO PAINT BASE COLOR FROM SWERWIN WILLIAMS OR EQUAL - SW7006, EXTRA WHITE STUCCO CORNICE / TRIM COLOR FROM SWERWIN WILLIAMS OR EQUAL - SW9143, CADET STUCCO STAIR TOWER COLOR FROM SWERWIN WILLIAMS OR EQUAL - SW9620, PRELUDE

CURTAIN WALL EAST ELEVATION - CORRIDORALUMINUM W/ BRONZE ANODIZED COLOR AND BLUE TINTED GLASS

RESIDENTIAL DOOR/ WINDOW- UNITSALUMINUM WINDOWS FROM MILGARD OR EQUALALUMINUM SERIES W/ BRONZE ANODIZED COLOR AND BLUE TINTED GLASS SPANDREL GLASS- EAST ELEVATION ( 3RD-22ND FLR.)OPACI-COAT-300 OR EQUAL , COLOR : 6-0025 HARMONY BLUE STUCCO CORRIDOR WALL COLOR FROM SWERWIN WILLIAMS OR EQUAL - SW6130, MANNERED GOLD

RESIDENTIAL CASEMENT WINDOWS- UNITSALUMINUM WINDOWS FROM MILGARD OR EQUALALUMINUM SERIES W/ BRONZE ANODIZED COLOR AND BLUE TINTED GLASS Exhibit A - Project Plan Set
17 1st Floor
0' - 0"
2nd Floor
13' - 0 3/4"
3rd Floor
26' - 2 1/2"

PROPERTY LINE

PROPERTY LINE
4th Floor
35' - 10 1/2"
5th Floor
45' - 6 1/2"
6th Floor
55' - 2 1/2"
7th Floor
64' - 10 1/2"
8th Floor
74' - 6 1/2"
9th Floor
84' - 2 1/2"
10th Floor
93' - 10 1/2"
11th Floor
103' - 6 1/2"
12th Floor
113' - 2 1/2"
13th Floor
122' - 10 1/2"
14th Floor
132' - 6 1/2"
15th Floor
142' - 2 1/2"
16th Floor
151' - 10 1/2"
17th Floor
161' - 6 1/2"
18th Floor
171' - 2 1/2"
19th Floor
180' - 10 1/2"
20th Floor
190' - 6 1/2"
21st Floor
200' - 2 1/2"
22nd Floor
209' - 10 1/2"
Roof Level
219' - 6 1/2"
13' - 0 3/4" 13' - 1 3/4" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 11' - 0" 8' - 6" 219' - 6 1/2" 19' - 6"
Top of Elevator
239' - 0 1/2"
3456465617
7 8 9 10
10 814565646
1112
3 13
Top of Stair Roof
230' - 6 1/2"
1st Floor
0' - 0"
2nd Floor
13' - 0 3/4"
3rd Floor
26' - 2 1/2"

PROPERTY LINE

PROPERTY LINE
4th Floor
35' - 10 1/2"
5th Floor
45' - 6 1/2"
6th Floor
55' - 2 1/2"
7th Floor
64' - 10 1/2"
8th Floor
74' - 6 1/2"
9th Floor
84' - 2 1/2"
10th Floor
93' - 10 1/2"
11th Floor
103' - 6 1/2"
12th Floor
113' - 2 1/2"
13th Floor
122' - 10 1/2"
14th Floor
132' - 6 1/2"
15th Floor
142' - 2 1/2"
16th Floor
151' - 10 1/2"
17th Floor
161' - 6 1/2"
18th Floor
171' - 2 1/2"
19th Floor
180' - 10 1/2"
20th Floor
190' - 6 1/2"
21st Floor
200' - 2 1/2"
22nd Floor
209' - 10 1/2"
Roof Level
219' - 6 1/2"
8' - 6" 11' - 0" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 13' - 1 3/4" 13' - 0 3/4" 19' - 6" 219' - 6 1/2"
1 Top of Elevator
239' - 0 1/2"
2 1112
654656618
7 9 14 7 10
3 Top of Stair Roof
230' - 6 1/2"
A n d e r s o n
A r c h i t e c t s INC
TM
STATE
OF
C
A

L I FORNI A
C-15210
KURT
B. A

NDERSON
EXP. 10/31/21

LI CENSED
A

Sheet No.:

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Project:

BRONZE COLOR, MILGARD OR EQUAL
6 36" HIGH STUCCO FOAM TRIM COLOR SW9143 CADET OR EQUAL7 24" HIGH STUCCO FOAM TRIM COLOR SW70066 EXTRA WHITE8 ROOF DECK LANDSCAPE, SEE LANDSCAPE DRAWINGS9 24" STUCCO FOAM TRIM COLOR W7006 EXTRA WHITE / SW9143 CADET OR EQUAL 10 STUCCO PAINT SW9620 PRELUDE OR EQUAL11 SPLIT FACE CMU, COLOR SANDSTONE, YORK BUILDING PRODUCTS OR EQUAL12 ALUMINUM SWING DOOR / SWING DOUBLE DOOR & SIDELITES WITH TINTED GLASS FOR RESIDENTIAL UNITS,

ANODIZED BRONZE COLOR, MILGARD OR EQUAL
13 DASHED LINE INDICATES ART TO CREATE VISUAL INTEREST.SIZE AND AREA TO CONFORM TO THE 50% OF THE BLANK AREA REQUIREMENT, AND TO BE DETERMINED AT A LATER DATE WITH COORDINATION OF STAFF. 14 12" HIGH STUCCO FOAM TRIM ( TRASH ENCL. ), COLOR SW7006 EXTRA WHITE / SW9143 CADET OR EQUAL ROOF DECK GLASS RAILING WITH BASE RAIL FROM VIEW RAIL OR EQUAL ( VIEWRAIL.COM )

CURTAIN WALL EAST ELEVATION - CORRIDORALUMINUM W/ BRONZE ANODIZED COLOR AND BLUE TINTED GLASS

RESIDENTIAL CASEMENT WINDOWS- UNITSALUMINUM WINDOWS FROM MILGARD OR EQUALALUMINUM SERIES W/ BRONZE ANODIZED COLOR AND BLUE TINTED GLASS Exhibit A - Project Plan Set
18 A n d e r s o n
A r c h i t e c t s INC
TM
STATE
OF
C
A

L I FORNI A
C-15210
KURT
B. A

NDERSON
EXP. 10/31/21

LI CENSED
A

Sheet No.:

Sheet Title:

Job:

Scale:Checked By:Drawn By:Initial Issued Date:

No. Description Date
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Project:

L I FORNI A
C-15210
KURT
B. A

NDERSON
EXP. 10/31/21

LI CENSED
A

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AL I FORNI A
C-15210
KURT
B. A

NDERSON
EXP. 10/31/21

LI CENSED
A

Sheet No.:

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Scale:Checked By:Drawn By:Initial Issued Date:

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Project:

NOTE: IF SHEET NOT IS 30"X42" THEN IT IS REDUCE PRINT
10 9345678
11121314151617181920
0 Preliminary Review 06/03/201 Site Development 11/04/20 2 Historic Preservation Permit/Amendment 01/04/21
1 Site Development 04/23/21
C:\Users\Rinku\Desktop\PROJECTS\19N2nd Street\Planning\Revit\19N 2ndStreet.rvt 11/04/19
RK
KBA
NORTH 2NDAFFORDABLESENIORHOUSING
ROYGBIV REAL ESTATEDEVELOPMENTNORTH 2ND AFFORDABLESENIOR HOUSING19N 2ND STREET,SAN JOSE CA 95113 Existing Site/
Building Photos
008
1238 SUTTER ST., SUITE 801, SAN FRANCISCO, CA 94109
SITEDEVELOPMENTH20-040
Exhibit A - Project Plan Set
21 A n d e r s o n
A r c h i t e c t s INC
TM

STATE OF CAL I FORNI A
C-15210 KURT B. ANDERSON
EXP. 10/31/21

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Project:

FRONT FACADE TO REMAIN

SAVE EXTERIOR WALLS

DEMO ALL INTERIOR WALLS SAVE INTERIOR CORE

SAVE INTERIOR CORE ( WALLS, STAIRS, ENTRY )

SAVE EXTERIOR WALLS

FRONT FACADE TO REMAIN

ROOF DIAPHRAM
SAVE EXISTING 2ND FLOOR SAVE EXTERIOR WALLS
SAVE EXTERIOR WALLSRED DASHED LINE INDICATES NEW CONSTRUCTION ON 3RD FLOOR

SAVE INTERIOR CORE
A n d e r s o n
A r c h i t e c t s INC
TM

STATE OF CAL I FORNI A
C-15210 KURT B. ANDERSON
EXP. 10/31/21

Sheet No.:

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COMMERCIAL IB
102 STAIR #2
865.0 SF

COMMERCIAL IA
101
LOBBY
100
ENTRY

LIGHT RAIL TRACKS

SIDEWALK SIDEWALK
PROVIDE A FLOOR DRAIN IN THE TRASH ROOM CONNECTED TO THE SANITARY SEWER. THE FLOOR SHOULD SLOPE 1/8 INCH PER FOOT TO FACILITATE PROPER DRAINAGE SHORT-TERM BICYCLE PARKING (6)
3' - 0" 3' - 0"

SHAFT FOR STAIRWAY PRESSURIZATION

SHAFT FOR STAIRWAY PRESSURIZATION
2,928.8 SF

COMMERCIAL IC
103

TRASHROOM
T-1
2 HR.- RATED

CORRIDOR
C-1a
2 HR.- RATED

CORRIDOR
C-1b
216.7 SF

FIRE COMMAND
ROOM
104
5' - 0"
5' - 0"
4' - 6"
4' - 6"
5' - 0"

MAILBOXES
5' - 2 1/4"
153' DIAGONAL /4 = 38'-3", PROVIDED 43'-4"
43' - 4" ( EXIT SEPARATION )
2 HR.- RATED

CORRIDOR
C-1c
53' - 7"
152' - 11 1/2"
STAIR #1
ELEV.

LOBBY
EL-100
ELEV. #3ELEV. #2ELEV. #1
5' - 0"
6' - 5"

MAILBOXES
5' - 0"
6' - 5"
Existing Door to swing out.Existing Door to swing out.

ELEV.

LOBBY
EL-200
STAIR #2
ELEV. #2

SHAFT FOR STAIRWAY PRESSURIZATION

SHAFT FOR

STAIRWAY
PRESSURIZATION DN.

TRASH
T-2

DASHED LINE

INDICATES FLOOR

LINE ABOVE

OFFICE II
202
19' - 5"
18' - 11 1/4"
53' - 7"
ELEV. #3
ELEV. #1
STAIR #1

OFFICE I
201
STAIR #2

VESTIBULE
B-5

SHAFT FOR STAIRWAY PRESSURIZATION
SHAFT FOR STAIRWAY PRESSURIZATION 2 HR.- RATED CORRIDOR COMM.

BICYCLE

PARKING
(12)
B-8

SUPPORT
B-6
ELEV. #1
462.7 SF

GENERATOR
ROOM
B-3

RESIDENTIAL

BICYCLE
PARKING (62)
B-7
53' - 7"
535.0 SF

FIRE PUMP
B-2
534.3 SF

ELECTRICAL
ROOM
B-4

CONTROL
ROOM
B-9
ELEV.

LOBBY
EL-B
STAIR #1

VESTIBULE
B-1
18' - 6"
28' - 11"
16' - 0"
28' - 11"
10' - 0"
13' - 0"
28' - 11"

THE WATER TANK WILL BE PROVIDED UNDER THE GENERATOR AND FIRE PUMP ROOM A n d e r s o n
A r c h i t e c t s INC
TM

STATE OF CAL I FORNI A
C-15210 KURT B. ANDERSON
EXP. 10/31/21

Sheet No.:

Sheet Title:

Job:

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No. Description Date
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Stamp:

Project:

2. Total Commercial Area = 18,643.1 SF
F.A.R = 18,643.1 / 9375 = 1.99 = 2.0
Building Notes
1 Property owners will push solid waste collection bins outside to nearest available open street during collection days 2 The applicant will ahow 50% of the city projected waste is recycled/ diverted from the landfill and must submit an application no more than 365 days from the final project date ( i.e the date of the final building inspection). besides the facility weight tags, other forms of recovery ( such as reuse and donation ) are acceptable with proper documentation ( photos, estimated quantities, receipts from donation centers stating materials and quantities )
3 The project will be subject to the construction waste reduction, disposal and recycling requirements of the State Of California CalGreen Code. To ensure final building sign off and compliance, hire a city-certified hauler ( or self-haul ) to haul the mixed C & Dor source separated materail to a city-certified facility only. Ensure the facility weight tags have the permit number/ project addresslisted. The permit holder must show 75% diversion of the total projected weight. Tags labelled MSW ( trash ) do not count towardsthe total diversion. Other forms of recovery ( such as ruse and donation ) are accepted by the city with proper documentation (photos, estimated quantities, receipts from the donation centers stating materials and quantities ) 4 Provide required fire flow calculations for SJFD for approval. The fire flow shall meet the requirements of CFC appendix BB and is based on building construction type, size of building, and fire sprinkler occupancy classification 5 Fire hydrant locations and distribution shall meet the requirements of CFC appendix c with City Of San Jose Amendments. 1/8" = 1'-0" 1 Basement
Area Schedule (Net Commercial Area - 1st Floor )
Name Level Area
Commercial IA 1st Floor 865.0 SFCommercial IB 1st Floor 1,214.9 SFCommercial IC 1st Floor 2,929.2 SF 5,009.1 SF
Exhibit A - Project Plan Set
24 STAIR #2

CORRIDOR
C-4
UNIT SA-2
15'-6" X 20'-11"
411
UNIT SA-2
15'-6" X 20'-11"
412
UNIT SA-2
15'-6" X 20'-11"
410
UNIT SA-2
15'-6" X 20'-11"
408

SHAFT FOR STAIRWAY PRESSURIZATION
UNIT SA-2
15'-6" X 20'-11"
409
UNIT SC-2
15'-3" X 20'-11"
406
TRASH
T-4
UNIT SA-2
15'-6" X 20'-11"
404
UNIT SD-1
16'-0" X 22'-11"
402
UNIT SE-1
18'-0" X 22'-11"
401
UNIT SB-2
16'-4" X 20'-11"
413
2' - 5"
18' - 11"
18' - 10 5/8"
5' - 0 7/8"
9' - 0 7/8"
5' - 0 3/8"
10' - 1 5/8"
8' - 1 5/8"
10' - 1 5/8"
8' - 0"
ELEV.

LOBBY
ELEV. #3ELEV. #2
ELEV. #1
STAIR #1
31' - 2"
UNIT SA-2
15'-6" X 20'-11"
403
ELEV.

LOBBY
EL-300
STAIR #2
ELEV. #2
UNIT SA-1
15'-6" X 20'-11"
311
UNIT SA-1
15'-6" X 20'-11"
309
UNIT SB-1
16'-4" X 20'-11"
313

SHAFT FOR STAIRWAY PRESSURIZATION
2 HR. RATED ENCLOSURE FOR FBAR

CLOSET ON EVERY OTHER FLOOR FROM
3RD FLOOR ONWARDS
UNIT SA-1
15'-6" X 20'-11"
308
UNIT SA-1
15'-6" X 20'-11"
312
UNIT SA-1
15'-6" X 20'-11"
310
UNIT SC-1
15'-3" X 20'-11"
306
UNIT SA-1
15'-6" X 20'-11"
304
UNIT SD-1
16'-0" X 22'-11"
302
TRASH
T-3
Existing Building Retained
18' - 11"
Existing Building Retained
18' - 10 5/8"
5' - 0 7/8"
9' - 0 7/8"
5' - 0 3/8"
10' - 1 5/8"
8' - 1 5/8"
10' - 1 5/8"
8' - 0"
UNIT SE-1
18'-0" X 22'-11"
301
ELEV. #3ELEV. #1
STAIR #1
UNIT SA-1
15'-6" X 20'-11"
303

CORRIDOR
C-3
31' - 2"
ELEV. #3
STAIR #2
UNIT SB-2
16'-4" X 20'-11"
513
UNIT SA-2
15'-6" X 20'-11"
511
UNIT SA-2
15'-6" X 20'-11"
512
UNIT SA-2
15'-6" X 20'-11"
510
UNIT SA-2
15'-6" X 20'-11"
508

SHAFT FOR STAIRWAY PRESSURIZATION
2 HR. RATED ENCLOSURE FOR FBAR

CLOSET ON EVERY OTHER FLOOR FROM
3RD FLOOR ONWARDS
UNIT SA-2
15'-6" X 20'-11"
509
TRASH
T-5
UNIT SC-2
15'-3" X 20'-11"
506
UNIT SA-2
15'-6" X 20'-11"
503
UNIT SA-2
15'-6" X 20'-11"
504
UNIT SD-2
16'-0" X 22'-11"
502
2' - 5"
18' - 11"
18' - 10 5/8"
5' - 0 7/8"
9' - 0 7/8"
5' - 0 3/8"
10' - 1 5/8"
8' - 1 5/8"
10' - 1 5/8"
8' - 0"
14' - 4 5/8"
14' - 5"
ELEV.

LOBBY
EL-500
STAIR #1
ELEV. #2ELEV. #1
UNIT SE-2
18'-0" X 22'-11"
501
10' - 0"
CORRIDOR 31' - 2"
C-5
A n d e r s o n
A r c h i t e c t s INC
TM

STATE OF CAL I FORNI A
C-15210 KURT B. ANDERSON
EXP. 10/31/21

Sheet No.:

Sheet Title:

Job:

Scale:Checked By:Drawn By:Initial Issued Date:

No. Description Date
Client:

Stamp:

Project:

LOBBY
EL-600
STAIR #1 ELEV. #3

SHAFT FOR STAIRWAY PRESSURIZATION
2 HR. RATED ENCLOSURE FOR FBAR CLOSET ON EVERY
OTHER FLOOR FROM 3RD FLOOR ONWARDS
UNIT SD-3
16'-0" X 22'-11"
602
UNIT SA-2
15'-6" X 20'-11"
604
UNIT SA-2
15'-6" X 20'-11"
609
TRASH
T-6
2' - 5"
18' - 11"
18' - 10 5/8"
5' - 0 7/8"
9' - 0 7/8"
5' - 0 3/8"
10' - 1 5/8"
8' - 1 5/8"
10' - 1 5/8"
8' - 0"
22' - 10 5/8"
UNIT SA-2
15'-6" X 20'-11"
603
UNIT SE-3
18'-0" X 22'-11"
601
ELEV. #2ELEV. #1
31' - 2"
10' - 0"

CORRIDOR
C-6
STAIR #2
SOLAR ZONE AREA REQD. 20% OF 3321.9 SF = 664.4 SF PROVIDED = 696.9 SF 3321.9 SF NET AREA ( INCL. SOLAR ZONE )
2 HR. RATED ENCLOSURE FOR FBAR

CLOSET ON EVERY OTHER FLOOR FROM
3RD FLOOR ONWARDS
ELEV. #3ELEV. #2ELEV. #1
ELEV.

LOBBY

SPACE FOR SOLAR PANELS

SHAFT FOR STAIRWAY PRESSURIZATION
TRASH
T-RD

ROOF DECK
RD
Solar panels (and any other reflective materials) placed on the roof shall be designed to minimize glare and shall incorporate bird-safe design per the FAA guidance titled "FAA Technical Guidance for Evaluating Selected Solar Technologies on Airport, April 2018".

STAIR #1
A n d e r s o n
A r c h i t e c t s INC
TM

STATE OF CAL I FORNI A
C-15210 KURT B. ANDERSON
EXP. 10/31/21

Sheet No.:

Sheet Title:

Job:

Scale:Checked By:Drawn By:Initial Issued Date:

No. Description Date
Client:

Stamp:

Project:

NOTE: IF SHEET NOT IS 30"X42" THEN IT IS REDUCE PRINT
10 93468
11121314151617181920
0 Preliminary Review 06/03/201 Site Development 11/04/20 2 Historic Preservation Permit/Amendment 01/04/21
1 Site Development 04/23/211 Site Development Resubmittal 07/20/215 Site Development Resubmittal 01/11/215 Site Development Resubmittal 03/18/227 Site Development Resubmittal 05/17/22 1/8" = 1'-0"
C:\Users\RKaul\Desktop\PROJECTS\19N2nd Street\Planning\Revit\_19N2nd Street - Option C.rvt 03/31/21
Author
Checker
NORTH 2NDAFFORDABLESENIORHOUSING
ROYGBIV REAL ESTATEDEVELOPMENTNORTH 2ND AFFORDABLESENIOR HOUSING19N 2ND STREET,SAN JOSE CA 95113 New Flr. Plans
( 6th- 22nd Flr.,
Roof Plan
012
1238 SUTTER ST., SUITE 801, SAN FRANCISCO, CA 94109
SITEDEVELOPMENTFile No. H20-040,HP21-001,SP21-044
N
1/8" = 1'-0" 1 6th Floor through 22nd Floor1/8" = 1'-0" 2 Roof Level N
Studio Unit Count with Net Area
Name Area Floor Level
Total
Units
UNIT SA-1 15'-6" X 20'-11" 276.5 SF 3rd Floor 7UNIT SA-2 15'-6" X 20'-11" 276.5 SF 4th Floor 7UNIT SA-2 15'-6" X 20'-11" 276.5 SF 5th Floor 7UNIT SA-2 15'-6" X 20'-11" 276.5 SF 6th through 22nd Floor 119 140
UNIT SB-1 16'-4" X 20'-11" 281.5 SF 3rd Floor 1UNIT SB-2 16'-4" X 20'-11" 281.5 SF 4th Floor 1UNIT SB-2 16'-4" X 20'-11" 281.5 SF 5th Floor 1UNIT SB-2 16'-4" X 20'-11" 281.5 SF 6th through 22nd Floor 17 20 UNIT SC-1 15'-3" X 20'-11" 314.5 SF 3rd Floor 1UNIT SC-2 15'-3" X 20'-11" 314.5 SF 4th Floor 1UNIT SC-2 15'-3" X 20'-11" 314.5 SF 5th Floor 1UNIT SC-2 15'-3" X 20'-11" 314.5 SF 6th through 22nd Floor 17 20 UNIT SD-1 16'-0" X 22'-11" 302.9 SF 3rd Floor 1UNIT SD-1 16'-0" X 22'-11" 302.9 SF 4th Floor 1UNIT SD-2 16'-0" X 22'-11" 302.9 SF 5th Floor 1UNIT SD-3 16'-0" X 22'-11" 302.9 SF 6th through 22nd Floor 17 20 UNIT SE-1 18'-0" X 22'-11" 370.3 SF 3rd Floor 1UNIT SE-1 18'-0" X 22'-11" 370.3 SF 4th Floor 1UNIT SE-2 18'-0" X 22'-11" 370.3 SF 5th Floor 1UNIT SE-3 18'-0" X 22'-11" 370.3 SF 6th through 22nd Floor 17 20220
Area Schedule (Gross Common
Open Space Area)
Name Level Area
Common OpenSpace
3rd Floor 234.0 SF
Common OpenSpace
RoofLevel
3,801.8 SF4,035.7 SF
Exhibit A - Project Plan Set
26 2
6 3
4 4 LAU SAR LAG MUS ERI KAR PRU CAR LAU SAR DIE BIC PRU CAR LAU SAR MYR COM LAV MUN ACH MIL 7 18
7 STAIR #2 ELEV. #3 ELEV. #2 ELEV. #1 ELEV. LOBBY SPACE FOR SOLAR PANELS TRASH T-RD STAIR #1 LAU SAR ERI KAR 2 013 SCALE: 1/8" = 1'-0"
0 4' 8' 16' 3rd LEVEL 1/8" = 1'-0" LANDSCAPE PLAN: 3rd LEVEL AND ROOF LEVEL KEY NOTES: PROPOSED IMPROVEMENTS 1 CONTAINER PLANTERS 2 CONCRETE PEDESTAL PAVING SYSTEM WITH BANDING 3 PLANTER WALLS/RAISED PLANTING AREAS 4 SITE FURNITURE 5 SOLAR ZONE AREA 6 TREE PLANTER: 5FT X 5 FT X 2.5FT HIGH. 62.5 CF OF SOIL MIX. 7 TREES IN RAISED PLANTER AT 2 FT HIGH. SOIL AROUND EACH TREE TO OCCUPY AREA OF 5FT X 5 FT X 2.5FT HIGH (VIA MOUNDING AT TREE) FOR 62.5 CF OF SOIL MIX PER PROPOSED TREES . SPACES BETWEEN TREES WILL HAVE LESS SOIL DEPTH FOR SHALLOW-ROOTED PLANT MATERIAL (SHRUBS, PERENNIALS, GROUNDCOVER). 8 FIREPIT NOTES: 1. FOR PROPOSED TREES ON THE ROOF LEVEL THE SOIL QUANTITIES AND PLANTER SIZE WILL NOT PROHIBIT THE HEALTHY GROWTH AND MATURITY OF THE TREES. PROPOSED TREES SHRUB AND GROUNDCOVER AREA LEGEND SCALE: PROJECT NUMBER: 20019.000 SHEET TITLE SHEET NO. SITE DEVELOPMENT PERMIT DESCRIPTION: 1ISSUE: 11/02/20 DATE: NORTH 2ND 95113 19 N. SECOND ST SAN JOSE, CA c Copyright 2020 TANIGUCHI LANDSCAPE ARCHITECTURE Taniguchi Landscape Architecture
1013 South Claremont St., Ste 1
San Mateo, CA 94402
v 650.638.9985 | f 650.638.9986
CLA #2942 1/8" = 1'-0" DEVELOPMENT 1238 SUTTER ST. STE 801 SAN FRANCISO,CA 94109 ROYGBIV REAL ESTATE AFFORDABLE SENIOR HOUSING 2 SITE DEV. PERMIT RESUBMIT 04/21/21 FILE NUMBER: H20-040 SITE DEVELOPMENT H20-0403 SITE DEV. PERMIT RESUBMIT 07/21/214 SITE DEV. PERMIT RESUBMIT 11/01/215 SITE DEV. PERMIT RESUBMIT 03/18/226 SITE DEV. PERMIT RESUBMIT 05/17/22 SCALE: 1/8" = 1'-0" 0 4' 8' 16' ROOF LEVEL
Exhibit A - Project Plan Set
27 LOW WATER USE (TYP PLANTERS) STAIR #2 ELEV. #3 ELEV. #2 ELEV. #1 ELEV. LOBBY SPACE FOR SOLAR PANELS TRASH T-RD STAIR #1 SCALE: 1/8" = 1'-0" 0 4' 8' 16' 3rd LEVEL SCALE: 1/8" = 1'-0" PROJECT NUMBER: 20019.000 SHEET TITLE SHEET NO. SITE DEVELOPMENT PERMIT DESCRIPTION: 1ISSUE: 11/02/20 DATE: NORTH 2ND 95113 19 N. SECOND ST SAN JOSE, CA c Copyright 2020 TANIGUCHI LANDSCAPE ARCHITECTURE Taniguchi Landscape Architecture
1013 South Claremont St., Ste 1
San Mateo, CA 94402
v 650.638.9985 | f 650.638.9986
CLA #2942 1/8" = 1'-0" DEVELOPMENT 1238 SUTTER ST. STE 801 SAN FRANCISO,CA 94109 ROYGBIV REAL ESTATE AFFORDABLE SENIOR HOUSING 2 SITE DEV. PERMIT RESUBMIT 04/21/21 FILE NUMBER: H20-040 SITE DEVELOPMENT H20-0403 SITE DEV. PERMIT RESUBMIT 07/21/214 SITE DEV. PERMIT RESUBMIT 11/01/215 SITE DEV. PERMIT RESUBMIT 03/18/226 SITE DEV. PERMIT RESUBMIT 05/17/22 SCALE: 1/8" = 1'-0" 0 4' 8' 16' ROOF LEVEL 014 NOTES: 1. FOR PLANT LIST SEE SHEET10.1. 2. FOR LEGEND SEE SHEET 10.1. HYDROZONE LEGEND LOW WATER USE (SUBSURFACE DRIP AND/OR DRIP EMITTERS) MEDIUM WATER USE (SUBSURFACE DRIP AND/OR DRIP EMITTERS) HIGH WATER USE CONCEPTUAL IRRIGATION STATEMENT 1 Irrigation design shall be zoned for 1) turf and annuals and other moderate to higher water use plant materials; 2) groundcovers, and 3) native and water conserving plant materials. 2 Irrigation design shall also be zoned for micro climates including cool, shaded and protected areas, as well as hot, sunny and windy areas. 3 Part shade areas include moderate water use areas having morning and/or afternoon shade. 4 Cool and full shady areas include low water use areas for plants requiring little or no irrigation water and/or locations that will provide moist conditions. 5 Layout shall be designed for minimum runoff and overspray onto non-landscaped areas 6 Low volume sprinklers shall be used wherever possible with head to head coverage. 7 Drip emitter or bubbler irrigation shall be utilized at trees to promote deep watering wherever possible. 8 Drip irrigation shall be utilized at non-traffic or isolated planting areas to decrease the possibility of vandalism to the micro-tubing. 9 The irrigation controller shall have ample capacity in terms of programs and cycles that will match the complexity of the landscape plan for more efficient watering. For example, the controller shall have the ability to have multiple cycles to permit a number of short duration waterings that will allow water to soak into the soil rather than run off. 10 Individual bubblers or drip emitters shall be utilized to isolate water for plant materials and eliminate watering of "bare ground." STANDARDS FOR IRRIGATION EQUIPMENT 1 Mainlines shall be 1120 pvc-schedule 40 for pipe size 1 1/2" and smaller, 1120 pvc-class 315 for pipe sizes 2" and 2 1/2", bell and ring pvc-class 160 for pipe sizes 3" and larger. 2 Lateral lines shall be 1120 pvc-class 200. 3 Depth of mainline: 24" of cover Depth of lateral line: 18" of cover Depth of pipe under paving: 24" of cover encased in a sleeve 4 Backflow preventer shall be a type approved by and installed per local codes. 5 Sprinklers shall have matched precipitation rates within each control valve circuit. 6 Precipitation rates for sprinklers shall match soil absorption rate. 7 Sprinklers shall have pressure compensating feature whenever possible to prevent fogging and misting and to prevent wind drift. 8 Sprinkler circuit shall have a check valve installed where necessary to minimize or prevent low head drainage. 9 Rain sensing override devices shall be installed with controller. IRRIGATION HYDROZONE PLANS: 3rd LEVEL AND ROOF LEVEL Exhibit A - Project Plan Set
28 NOTES, LUMINAIRE SCHEDULE, FIXTURE DETAILS
RENGINEERING, INC OBISON 19401 4OTH AVE W. SUITE 302 LYNNWOOD, WA 98036 PHONE:(206)364-3343 contact: Consultant: A n d e r s o n A r c h i t e c t s INC TM Kurt B. Anderson. AIA Tel. 408.371.1269 Fax. 408.371.1276 specific site for which they were prepared and publication thereof shall be expressly limited to such use. Reuse, reproduction or publication by any method, in whole or in part, is prohibited. Title to the plans and specifications remains with ANDERSON ARCHITECTS INC. without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of the restrictions. [email protected] Campbell, CA 95008 120 W. Campbell Ave. Suite D The use of these plans and specifications shall be restricted to the Cell 408.202.5462 Principal Issued For File: Sheet No.: Sheet Title: Job: Scale: Checked By: Drawn By: Initial Issued Date: No. Description Date Client: Project: NOTE: IF SHEET NOT IS 30"X42" THEN IT IS REDUCE PRINT 10 9 3
4 6
7 8111213141516171819200 Preliminary Review 06/03/20 1 Site Development 11/04/20 2 Historic Preservation Permit/Amendment 01/04/21 Site Development 04/23/21 Site Development Resubmittal 07/20/21 5 Site Development Resubmittal 11/01/21 11/04/19 RK KBA NORTH 2ND AFFORDABLE SENIOR HOUSING ROYGBIV REAL ESTATE DEVELOPMENT NORTH 2ND AFFORDABLE SENIOR HOUSING 19N 2ND STREET, SAN JOSE CA 95113 015 1238 SUTTER ST., SUITE 801, SAN FRANCISCO, CA 94109 SITE DEVELOPMENT H20-040 Site Development Resubmittal 03/18/22 Site Development Resubmittal 05/17/22 Exhibit A - Project Plan Set
29 NOTES, LUMINAIRE SCHEDULE, FIXTURE DETAILS
RENGINEERING, INC OBISON 19401 4OTH AVE W. SUITE 302 LYNNWOOD, WA 98036 PHONE:(206)364-3343 contact: Consultant: A n d e r s o n A r c h i t e c t s INC TM Kurt B. Anderson. AIA Tel. 408.371.1269 Fax. 408.371.1276 specific site for which they were prepared and publication thereof shall be expressly limited to such use. Reuse, reproduction or publication by any method, in whole or in part, is prohibited. Title to the plans and specifications remains with ANDERSON ARCHITECTS INC. without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of the restrictions. [email protected] Campbell, CA 95008 120 W. Campbell Ave. Suite D The use of these plans and specifications shall be restricted to the Cell 408.202.5462 Principal Issued For File: Sheet No.: Sheet Title: Job: Scale: Checked By: Drawn By: Initial Issued Date: No. Description Date Client: Project: NOTE: IF SHEET NOT IS 30"X42" THEN IT IS REDUCE PRINT 10 9 3
4 6
7 8111213141516171819200 Preliminary Review 06/03/20 1 Site Development 11/04/20 2 Historic Preservation Permit/Amendment 01/04/21 Site Development 04/23/21 Site Development Resubmittal 07/20/21 5 Site Development Resubmittal 11/01/21 11/04/19 RK KBA NORTH 2ND AFFORDABLE SENIOR HOUSING ROYGBIV REAL ESTATE DEVELOPMENT NORTH 2ND AFFORDABLE SENIOR HOUSING 19N 2ND STREET, SAN JOSE CA 95113 015 1238 SUTTER ST., SUITE 801, SAN FRANCISCO, CA 94109 SITE DEVELOPMENT H20-040 Site Development Resubmittal 03/18/22 Site Development Resubmittal 05/17/22 Exhibit A - Project Plan Set
30 STAIR #1 STAIR #2 ELEV. #2 ELEV. #3 ELEV. LOBBY EL-300 UNIT SA-1 15'-6" X 20'-11" 311 UNIT SA-1 15'-6" X 20'-11" 309 UNIT SB-1 16'-4" X 20'-11" 313 ELEV. #1 UNIT SA-1 15'-6" X 20'-11" 303 UNIT SA-1 15'-6" X 20'-11" 308 UNIT SA-1 15'-6" X 20'-11" 312 UNIT SA-1 15'-6" X 20'-11" 310 UNIT SC-1 15'-3" X 20'-11" 306 UNIT SA-1 15'-6" X 20'-11" 304 UNIT SE-1 18'-0" X 22'-11" 301 UNIT SD-1 16'-0" X 22'-11" 302 TRASH T-3 STAIR #2 SOLAR ZONE AREA REQD. 20% OF 3321.9 SF = 664.4 SF PROVIDED = 696.9 SF 3321.9 SF NET AREA ( INCL. SOLAR ZONE ) 2 HR. RATED ENCLOSURE FOR FBAR CLOSET ON EVERY OTHER FLOOR FROM 3RD FLOOR ONWARDS ELEV. #3 ELEV. #2 ELEV. #1 ELEV. LOBBY SPACE FOR SOLAR PANELS SHAFT FOR STAIRWAY PRESSURIZATION TRASH T-RD ROOF DECK RD Solar panels (and any other reflective materials) placed on the roof shall be designed to minimize glare and shall incorporate bird-safe design per the FAA guidance titled "FAA Technical Guidance for Evaluating Selected Solar Technologies on Airport, April 2018". STAIR #1 RENGINEERING, INC OBISON 19401 4OTH AVE W. SUITE 302 LYNNWOOD, WA 98036 PHONE:(206)364-3343 contact: Consultant: A n d e r s o n A r c h i t e c t s INC TM Kurt B. Anderson. AIA Tel. 408.371.1269 Fax. 408.371.1276 specific site for which they were prepared and publication thereof shall be expressly limited to such use. Reuse, reproduction or publication by any method, in whole or in part, is prohibited. Title to the plans and specifications remains with ANDERSON ARCHITECTS INC. without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of the restrictions. [email protected] Campbell, CA 95008 120 W. Campbell Ave. Suite D The use of these plans and specifications shall be restricted to the Cell 408.202.5462 Principal Issued For File: Sheet No.: Sheet Title: Job: Scale: Checked By: Drawn By: Initial Issued Date: No. Description Date Client: Project: NOTE: IF SHEET NOT IS 30"X42" THEN IT IS REDUCE PRINT 10934678111213141516171819200 Preliminary Review 06/03/20 1 Site Development 11/04/20 2 Historic Preservation Permit/Amendment 01/04/21 Site Development 04/23/21 Site Development Resubmittal 07/20/21 5 Site Development Resubmittal 11/01/21 11/04/19 RK KBA NORTH 2ND AFFORDABLE SENIOR HOUSING ROYGBIV REAL ESTATE DEVELOPMENT NORTH 2ND AFFORDABLE SENIOR HOUSING 19N 2ND STREET, SAN JOSE CA 95113 016 1238 SUTTER ST., SUITE 801, SAN FRANCISCO, CA 94109 SITE DEVELOPMENT H20-040 Site Development Resubmittal 03/18/22 Site Development Resubmittal 05/17/22 LIGHTING PLAN - LEVEL 3 & ROOF DECK Exhibit A - Project Plan Set
31 A n d e r s o n
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Kurt B. Anderson. AIATel. 408.371.1269Fax. 408.371.1276 specific site for which they were prepared and publication thereof shabe expressly limited to such use. Reuse, reproduction or publication any method, in whole or in part, is prohibited. Title to the plans andspecifications remains with ANDERSON ARCHITECTS INC. withoprejudice. Visual contact with these plans and specifications shallconstitute prima facie evidence of the acceptance of the restrictions. [email protected]
Campbell, CA 95008
120 W. Campbell Ave. Suite D
The use of these plans and specifications shall be restricted to the Cell 408.202.5462 Principal
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12/7/22

HISTORIC LANDMARKS COMMISSION

SUPPLEMENTAL MEMORANDUM
File No. HP21-001
Application Type Historic Preservation Permit
Applicant Loida Kirkley
Roygbiv Real Estate Development LLC
Property Address 19 North 2nd Street
Assessor Parcel Number 467-21-028
Existing Zoning Downtown Primary Commercial
Council District 3
Historic Area N/A
Historic Classification Non-Contributing Property
Annexation Date Original City
CEQA 19 North 2nd Street Mixed-Use Project
Supplemental Environmental Impact
Report
APPLICATION SUMMARY:

File No. HP21-001: Historic Preservation Permit to allow the demolition of the majority of the roof and interior (except for stairway core) of a City Landmark and the construction of a 22- story, 240-foot-high new building within the walls of the City Landmark that would integrate and restore the historic street-facing façade and a portion of the existing roof on an approximately 0.22-gross acre site at 19 North 2nd Street.

RECOMMENDATION:

Staff recommends that the Historic Landmarks Commission recommend to the City Council that:

1. The findings required under Section 13.48.240 of the Historic Preservation Ordinance cannot be made for the proposed design of the 19 North 2nd Street Mixed-Use Project; and

2. The denial of the Historic Preservation Permit would cause immediate and substantial hardship on the applicant because the new construction in accordance with Chapter 13.48 would be structurally and economically infeasible and unreasonable in light of the feasible uses of such property; and

3. The Historic Preservation Permit (File No. H21-001) be approved under Section 13.48.260 (Hardship) of the Historic Preservation Ordinance.
___________________________________________________________________________ Exhibit B
File No. HP21-001

Page 2 of 7 ends

BACKGROUND
On December 7, 2022, the Historic Landmarks Commission (HLC) considered the application for Historic Preservation (HP) Permit File No. HP21-001. The action minutes from this meeting are included as Exhibit A of this staff report.

During the meeting, Chair Boehm stated that a cost estimate to seismically upgrade the existing building should be provided since it was asserted that the upgrade would be too expensive.

Commissioner Royer requested information on the costs, constraints, and requirements to renovate the building and bring it up to code, and additional financial analysis on the three project alternatives presented. Vice Chair Raynsford inquired what is original and significant material and features in the interior of the building, what needs to be removed to construct the tower and which of those elements could be put back into the new building.

The HLC voted 4-0-3 (Commissioners Arnold, Ayala, and Janke absent) to defer the hearing on HP Permit File No. HP21-001 to February 1, 2023 to allow the applicant time to provide the additional information requested.

The applicant offered to have a study session for the HLC and to take Commissioners through the building so they could see the interior features.

PROJECT LOCATION AND DESCRIPTION
The Project site consists of one parcel (APN 467-21-028) that totals approximately 0.22-gross acres (Figure 1).

Figure 1: Aerial Map of Project Site Location
Exhibit B
File No. HP21-001

Page 3 of 7 ends

The project site contains a two-story commercial building, the Realty Building (Figure 2). The City Council designated the Realty Building a City Landmark in 2001 (HL01-136, Resolution 70635) based on its historical, cultural and architectural significance. The building was found eligible under City Landmark designation significance criteria 4, 6, and 8 of the Historic Preservation Ordinance and the San José historic context theme of Commerce during the InterWar period (1918-1945).

Identifying features of the Realty Building are its two-story height, rectangular massing, flat roof and parapet, symmetrical four bay façade divided by pilasters, central arched recessed entry crowned by a wrought iron balcony, four commercial spaces, multi-light storefront transom, large commercial style windows, and Beaux Arts style detailing, including the decorative cornice and frieze.

Figure 2: Realty Building Façade
The application for HP Permit File No. HP21-001 would allow the demolition of the majority of the roof and interior (except for the central stairway core) of the City Landmark and the construction of a 22-story, 240-foot-high new building within the existing walls of the building that would integrate and restore the historic street-facing North 2nd Street façade.

Exhibit B
File No. HP21-001

Page 4 of 7 ends

On January 6, 2023 the applicant submitted revised demolition plans for the first and second floors to clarify what is proposed for demolition. These plans are pictured in Figure 3 and Figure 4 below and included as Exhibit B of this report.

Figure 3: First Floor Demolition Plan
Figure 4: Second Floor Demolition Plan
Exhibit B
File No. HP21-001

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In response to HLC questions about the significance of the interior of the building, the following information excerpted from the Historic Resource Assessment prepared by TreanorHL (March 29, 2022) is provided. The report states that the Realty Building was commissioned by William Leroy Atkinson who was the head of the W. L. Atkinson Company real estate firm and a successful real estate developer in San José. The building housed many realtors over time, including Atkinson’s own firm and the Wright-Eley Printing Company. The office of architects Wolf and Higgins, the building’s designer, was also located in the building from 1925-1931. The interior of the building was altered in 1956, 1966 and the 1980s. The report did not include any photographs or assessment of the building’s interior.

Staff scheduled site visits for Commissioners to walk through the interior of the Realty Building with the applicant on January 18, 2023 (Commissioners Arnold, Ayala and Camuso, and a separately timed site visit for Commissioner Janke and the City’s Historic Preservation Officer) and January 19, 2023 (Commissioners Boehm and Royer) to review original building features and to assess the extent of prior interior alterations. No quorum of HLC members was present during these site visits.

ANALYSIS
Staff analysis of the application for HP Permit File No. HP21-001 is included in the December 7, 2022 staff report. Below is a summary of the findings.

Findings
Professional evaluation of the Standards by TreanorHL and the City’s Historic Preservation Officer concluded that the Project would not conform with five of the eight applicable Standards (Standards 1, 2, 5, 9, and 10). The Project would destroy the spatial relationships that characterize the building, including its two-story massing with flat roof and rear one-story massing with flat roof, and would destroy historic materials and features, including concrete walls, skylights at the rear roof and the steel-sash windows on the west façade. The Project would require a significant change to the use of the building and the majority of historic materials, features, and spaces that characterize the property would be removed. If the new construction were removed, the essential form and integrity of the City Landmark could not be restored the since most of the building would no longer be extant. The new construction would not be compatible with the City Landmark in height, massing, scale and proportion since the 22- story tower is significantly taller than the City Landmark and overwhelms the portion of the 2- story building proposed to remain. As a result, the Project would diminish the significance and historic integrity of the City Landmark.

Section 13.48.010 of the Historic Preservation Ordinance states that one of the purposes of the ordinance is to carry out the goals and policies of the city's general plan. General Plan historic preservation land use policies LU-13.2 and LU13.6 envisage the preservation of the integrity of designated landmark buildings by ensuring that modifications to conform to the Standards and appropriate State of California requirements regarding historic buildings. The Project would not conform with five of the eight applicable Standards or General Plan historic preservation land use policies LU-13.2 and LU13.6. The purpose of the Historic Preservation Ordinance is also to increase cultural, economic and aesthetic benefits to the city and its residents; preserve, continue and encourage the development of the city to reflect its historical, architectural, cultural, and aesthetic value or tradition; and protect and enhance the city's cultural and Exhibit B
File No. HP21-001

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aesthetic heritage. The Project would not increase the cultural or aesthetic benefits to the city, or preserve or protect the historic or cultural value of the City Landmark because it would destroy the historic materials, features and spatial relationships that characterize the building and the new construction would not be compatible with the City Landmark in height, massing, scale and proportion. Therefore, the required findings in Section 13.48.240(B) cannot be made because the Project would be detrimental to the historical, cultural and architectural significance of the City Landmark for which it was found eligible and designated and the work would not be consistent with the spirit and purposes of the Historic Preservation Ordinance.

Hardship
Section 13.48.260 of the Historic Preservation Ordinance states that if the City Council is unable to make the findings required under Section 13.48.240 for issuance of a HP Permit (either with or without conditions), the City Council may nevertheless issue a HP Permit (either with or without conditions) if it finds that denial of the HP Permit would cause immediate and substantial hardship on the applicant because development in accordance with the chapter is infeasible from a technical, mechanical, structural or economic standpoint. Since the findings required under Section 13.48.240 cannot be made as outlined above, the applicant submitted evidence to support a claim of hardship which was considered by the HLC on December 7, 2022.

As outlined in the Background section of this report, the HLC requested that the applicant provide additional information on the request for Hardship. On January 6, 2023 the applicant submitted financial analysis on the three project alternatives and costs to renovate the existing building. The additional information is included as Exhibit C of this report. The City’s Historic Preservation Officer requested written clarification of the information submitted and the correspondence and responses from the applicant dated January 18, 2023 are presented in the email included as Exhibit D of this report.

CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
The City of San José, as the lead agency for the project, prepared a Draft Supplemental Environmental Impact Report (Draft SEIR) for the 19 North 2 nd Street Mixed Use Project to the
Downtown Strategy 2040 Final EIR (State Clearinghouse Number 2021090554), which was circulated for public review and comment for 45 days, from Monday, August 29, 2022 through Thursday, October 13, 2022. The Draft SEIR and documents referenced in the Draft SEIR are available for review online at the City of San José’s “Active EIRs” website at https://www.sanjoseca.gov/your-government/departments-offices/planning-building-codeenforcement/planning-division/environmental-planning/environmental-review/active-eirs/h20- 040-19-north-second-street-mixed-use-project .

PUBLIC HEARING NOTIFICATION
The public hearing is a continuation to a date certain of the noticed HLC public hearing on December 7, 2022. The notice of the public hearing was distributed to the owners and tenants of all properties located within 1,000-feet of the project site, published in a newspaper of general circulation, and posted on the City website. The staff report is also posted on the City’s website.

Staff has been available to respond to questions from the public.

Exhibit B
File No. HP21-001

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Project Manager: Dana Peak Edwards
Approved by: /s/, Robert Manford, Deputy Director for Christopher Burton, Planning Director
Date: January 23, 2023
Attachments:

Exhibit A: December 7, 2022 HLC Action Minutes
Exhibit B: Amended Demolition Floor Plans
Exhibit C: January 6, 2023 Supplemental Financial Analysis Exhibit D: January 18, 2023 Supplemental Email on Financial Analysis Owner/Address Architect/Address
Wendy Warren
34 West Santa Clara Street
San Jose, CA 95113-1806
Kurt Anderson, AIA
120 West Campbell Avenue, Suite D
Campbell, CA 95008
Exhibit B
HP21-001
Links to the Attachments A - D
Click on the title to view document
Exhibit A: December 7, 2022 HLC Action Minutes
Exhibit B: Amended Demolition Floor Plans
Exhibit C: January 6, 2023 Supplemental Financial Analysis Exhibit D: January 18, 2023 Supplemental Email on Financial Analysis 12/7/22 Historic Landmarks Commission Staff Report and attachments Public correspondence received after 1/25/23
Exhibit B
HLC AGENDA: 12-7-22
ITEM: 3.a.

HISTORIC LANDMARKS COMMISSION

STAFF REPORT
File No. HP21-001
Application Type Historic Preservation Permit
Applicant Loida Kirkley
Roygbiv Real Estate Development LLC
Property Address 19 North 2nd Street
Assessor Parcel Number 467-21-028
Existing Zoning Downtown Primary Commercial
Council District 3
Historic Area N/A
Historic Classification Non-Contributing Property
Annexation Date Original City
CEQA 19 North 2nd Street Mixed-Use Project
Supplemental Environmental Impact
Report
APPLICATION SUMMARY:

RECOMMENDATION:

Staff recommends that the Historic Landmarks Commission recommend to the City Council that:

1. The findings required under Section 13.48.240 of the Historic Preservation Ordinance cannot be made for the proposed design of the 19 North 2nd Street Mixed-Use Project; and

3. The Historic Preservation Permit (File No. HP21-001) be approved under Section 13.48.260 (Hardship) of the Historic Preservation Ordinance.
___________________________________________________________________________ Exhibit B
File No. HP21-001

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PROJECT DATA

GENERAL PLAN CONSISTENCY
General Plan Designation Downtown
Consistent Inconsistent
Historic Preservation Consistent
Policies
LU-13.3, LU-13.4, LU-13.15, LU13.22
Inconsistent Policies LU-13.2, LU-13.6

SURROUNDING USES
General Plan Land Use Zoning District Existing Use
North Downtown DC Downtown Primary
Commercial
Commercial Office
South Downtown DC Downtown Primary
Commercial
Vacant, Commercial
Retail
East Downtown DC Downtown Primary
Commercial
Commercial Office and
Retail
West Downtown DC Downtown Primary
Commercial
Commercial Office

RELATED APPROVALS
Date Action
3/27/1850 Subject property was annexed into the City of San José (Original City) 5/25/1956 1956 024022: building permit to alter interior of first floor for print shop and offices
9/21/1966 1966 051374: building permit to alter interior 11/12/1985 1985 053647: building permit to alter basement (reinforce wall) 1/22/1996 1996 061007: building permit to reroof
6/17/2003 RCP03-006: approval to move interior walls

BACKGROUND
The proposed 19 North 2nd Street Mixed Use Project (the “Project”) originally included the demolition of the City Landmark and the construction of a new 220-foot high (to roof level and 240 feet to top of dome) 22-story mixed-use building (with one basement level) that would retain and integrate the historic two story façade.

That Project was referred to the Design Review Committee (“DRC”) of the Historic Landmarks Commission (“HLC”) on January 20, 2021. Commissioner Polcyn (former commissioner) recommended that the setback of the new building be started at the roofline of the City Landmark, and the space could be used for balcony or common space. He recommended creating visual relief in the transition to the new tower. Commissioner Polcyn commented that the building might be high, but that a setback from the original building façade might be appropriate.

He commented that the window arches on the third and fourth floors dominated the original façade and suggested setting back the new building and squaring off the windows to better relate to the City Landmark. Commissioner Polcyn suggested that trying to match the detail of the historical ornament of the upper most cornice, dome and balcony balustrades is unnecessary and a distraction, and that the design should be simplified. He recommended following the form, scale and massing of the historic building facade, but not replicating the detail to differentiate the Exhibit B
File No. HP21-001

Page 3 of 17 ends

new from the old. Commissioner Polcyn commented that the exterior material of the new building be compatible with the original facade in finish, but also create contrast and interest. He suggested it could be interesting to incorporate tile on the third and fourth floors to relate to the tile on the original facade and to provide surface relief to the proposed stucco exterior.

Commissioner Saum (former commissioner) suggested that facadism should be avoided. He commented that the archways are more successful at the vertical center of the building, rather than on the third and fourth floors, and suggested that a break in the horizontal plane would provide a natural transition between the new building and the original façade. Commissioner Saum stated that a setback at the third and fourth floors would have an impact on how the building is experienced on the ground plane. He recommended simplification of some elements like the balcony railings and cornices. Commissioner Polcyn commented that the curved shape of the balcony railings is not compatible with the original façade. He noted that there is a small central balcony on the original façade that could be reflected in the upper balconies. Preservation Action Council San José (“PAC*SJ”) agreed with the DRC comments, but highlighted that a City Landmark is proposed for demolition. PAC*SJ referenced Standard 9 of the Secretary of the Interior’s Standards for Rehabilitation (“Standards”) and noted that the project should be compatible in massing, size and scale. A substantial setback from the original building on the third and fourth floors was recommended to establish visual distinction so the building could continue to be read from the sidewalk as a two-story building with a flat roof. Refer to the January 20, 2021 DRC Action Minutes included as Exhibit A.

Following the DRC meeting, the applicant submitted amended plans that provided a setback at the third floor to differentiate between the existing and the new building. The central arches were retained, the arched windows on the side of the proposed building were changed, and black marble was added to the third and fourth floors to provide surface relief to stucco exterior walls.

The design of the balcony railing and cornices was simplified and the balconies were modified to no longer be curved.

The modified Project was referred to the HLC on June 2, 2021 under the “Early Referral” City Council Policy on the Preservation of Historic Landmarks. Early Referral review is applicable to any designated City Landmark, Contributing Structure in a City Landmark Historic District, building listed in the National Register of Historic Places and/or the California Register of Historical Resources, a Contributing Structure in a National Register Historic District, or a building that qualifies for any of the above based on the applicable City, State, or National qualification criteria. The Early Referral policy applies to the Project because the property is a designated City Landmark.

The HLC noted that the architect responded to the DRC’s comments and the design had progressed in the right direction. Commissioner Royer noted that the Project includes the demolition of a designated City Landmark and she did not see how the project could conform with the Standards because the percentage of new construction significantly outweighs the remaining historic fabric. She commented that if the project did move forward, then additional design work needed to be done to provide deference to the historic building. Commissioner Royer commented that the project reads as a single building, rather than a historic building with a new addition, and recommended that the new tower be further set back from the historic building because there is currently not enough separation and that the color palate should be differentiated. She noted that the second-floor plan illustrates where the building steps down and suggested that a cue could be taken from that change in height in the existing building or from the column grid to inform where the setback of the new construction could begin. Commissioner Royer commented that the cornice on the fourth level appears to historicize that level when it is not part of the historic building and recommended a clear transition from the historic façade to Exhibit B
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the new construction. Commissioner Raynsford noted the project is not total demolition. He recommended that the new construction be further simplified to draw the attention to the City Landmark because the current design distracts from the historic building and the area between the base and the top of the building should be continuous - more of a unification of the middle stories. Commissioner Boehm commented that the function of the HLC is to encourage and promote the preservation of landmarks and noted that the consideration of the demolition of a landmark goes against the purpose of the HLC. He inquired if there would be a way to reinforce the City Landmark and build on top of it. Commissioner Saum commented that the basic form of the building, flat roof and two-story façade appears to be of primary importance and recommended that the basic arrangement of a portion of the building be maintained and the new construction set back. PAC*SJ asserted that HLC comments should focus on the proposed demolition of the City Landmark, rather than the design of the new building, and the proposed minor setback of the new building would not maintain the appearance of the two-story City Landmark building with a flat roof. PAC*SJ commented that the Project appeared to be a skyscraper dwarfing a historic building and that it does not appear to meet the Standards.

In response to HLC comments, the applicant further revised the design of the Project. The new construction was set back further - 8’-5” from the façade of the City Landmark building. The proposed colors were changed and other visual modifications were added to the design of the new construction to help the tower appear less massive. The cornice at the fourth level of the new construction was removed and the design of the other levels simplified.

Pictured in Figure 1 below are the three design iterations that evolved from the original submittal to responses to DRC and HLC comments.

Figure 1: Evolution of Project Design from Original Submittal to DRC and HLC Responses Exhibit B
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PROJECT LOCATION AND DESCRIPTION
As shown below in Figure 2, the Project site consists of one parcel (APN 467-21-028) that totals approximately 0.22-gross acres. The site contains an existing approximately 15,000-square foot, two-story commercial building that is a designated City Landmark.

The Project site is bounded by 13 story commercial retail and office buildings across North 2nd Street to the east, vacant three story residential and commercial buildings at 35-39 East Santa Clara Street and 43-49 East Santa Clara Street to the south, two commercial building at 21-25 East Santa Clara Street and nine story commercial building at 28 North 1st Street to the west, and a four story commercial office building at 31 North 2nd Street to the north.

The Project site has a General Plan land use designation of Downtown and is located in the DC Downtown Primary Commercial Zoning District.

Figure 2: Aerial Map of Project Site Location
On January 6, 2021, the applicant, Anderson Architects on behalf of Roygbiv Real Estate Development LLC, and property owner Wendy Warren, applied for a Historic Preservation Permit (HP Permit) to allow the demolition of a City Landmark building and the construction of a 22-story mixed-use project that would retain and integrate the two-story façade of the City Landmark building. The proposed Project includes affordable residential units for seniors and the applicant applied under the State Density Bonus Law for a proposed density of 1,000 DU/AC on the site. The new building would have one basement level, commercial space on the first floor, and office space on the second floor with some residential amenities. Residential units would be located on floors 3 through 22 and a roof deck would provide community open space. Projecting cornices would be at the 4th, 12th, 18th, and roof levels and would visually divide the new building into four sections. A recessed glazed central bay runs vertically at the center of the new Exhibit B
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building façade. Typical openings would be rectangular and would contain aluminum-sash.

Refer to the project plans included in Exhibit C.

As outlined in the Background section of this report, the design of the Project was reviewed by DRC and the HLC in 2021 and modifications were made throughout the referral process. The design of the Project was refined through five submittals and the Project description was modified to retain the exterior walls and a portion of the roof and interior core of the City Landmark building, and to set back the new construction approximately 19’ from the historic façade of the City Landmark building above the second floor. The final proposed design of the Project is depicted below in Figure 3.

Figure 3: 19 North 2nd Street Mixed Use Project East Elevation Exhibit B
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Treatment of Historic Facade to Remain
Mark Sandoval Architects prepared the Recommended Protection Procedures, a treatment plan for the preservation (including any repair and/or replacement) of the City Landmark and the protection and stabilization of the historic façade during construction. Refer to preservation plan included as Exhibit E.

Historic Resource Description
The Project site contains a designated City Landmark, the Realty Building. Constructed in 1925 in the Beaux Arts style, the two-story commercial building is significant under the Commerce theme for the Inter-War period (1918-1945). Identifying features of the building are its two-story height, rectangular massing, flat roof and parapet, symmetrical four bay façade divided by pilasters, central arched recessed entry crowned by a wrought iron balcony, four commercial spaces, multi-light storefront transom, large commercial style windows, and Beaux Arts style detailing, including the decorative cornice and frieze.

Figure 4: City Landmark (Realty Building) Façade
The City Council designated the Realty Building a City Landmark in 2001 (HL01-136, Resolution 70635) based on its historical, cultural and architectural significance. The building was found eligible under City Landmark designation significance criteria 4, 6, and 8 of the Historic Preservation Ordinance and the San José historic context theme of Commerce during the Inter-War period (1918-1945).

Exhibit B
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The Realty Building was also found eligible to be individually listed on the National Register of Historic Places and the California Register of Historical Resources under Criterion A/1 for its association with the larger Downtown Commercial District located south of East Santa Clara Street and under Criterion C/3 as a work of high artistic value. The period of significance under Criterion A/1 would be from 1925, when the building was constructed, to the 1940s, when the downtown commercial district started to decline. The period of significance under Criterion C/3 would be 1925 when the building was constructed.

ANALYSIS
The HP Permit application is analyzed with respect to conformance with: 1) the Envision San José 2040 General Plan; 2) Historic Preservation Ordinance; and 3) Approved Guidelines and Standards (Secretary of Interior’s Standards for Rehabilitation).

Envision San Jose 2040 General Plan Conformance
Land Use/Transportation Diagram
The Envision San José 2040 General Plan Land Use/Transportation Diagram designation for the subject site is Downtown. This designation supports a range of uses and redevelopment at high intensities such as hotel, office, retail, residential and entertainment uses in the Downtown designation. Downtown development is intended to enhance the “complete community” by supporting pedestrian access, bicycle circulation, and increasing transit ridership.

Analysis: The residential and commercial office uses planned for the Project would be in conformance with the General Plan designation of San José Downtown.

General Plan Policies
The Project conforms or partially conforms with the following Envision San José 2040 General Plan policies:
a. Land Use Policy LU-13.3: For landmark structures located within new development areas, incorporate the landmark structures within the new development as a means to create a sense of place, contribute to a vibrant economy, provide a connection to the past, and make more attractive employment, shopping, and residential areas.

Analysis: The Project would retain the 1925 two-story façade of 19 North 2nd Street and would rehabilitate the existing commercial storefront for continued retail use. The three pedestrian-focused storefronts would continue the ground-floor commercial use which has characterized the building’s primary façade since its construction. The glazing at the historic storefronts would provide transparent interfaces between outdoor and indoor spaces. The proposed new construction above the second floor would create residential capacity on the site, while retaining the distinctive historic façade which includes the building’s character-defining features. Through the use of contemporary materials and design vocabulary, the new elements of the Project would clearly differentiate new tower from the historic building. Nonetheless, the Project is considered “facadism” because it would destroy the historic materials, features and spatial relationships that characterize the building. Facadism is used to describe redevelopment projects where only the facade of a building is preserved with a new building/s erected behind or around it.

Exhibit B
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Land Use Policy LU-13.4: Require public and private development projects to conform to the adopted City Council Policy on the Preservation of Historic Landmarks.

Analysis: The Project was referred for comment to the DRC on January 20, 2021 and the HLC on June 2, 2021, as outlined in the Background section of this staff report and design modifications were made to the Project in response to DRC and HLC comments, and the Project alternatives were analyzed in the environmental review process. b. Land Use Policy LU-13.15: Implement City, State, and Federal historic preservation laws, regulations, and codes to ensure the adequate protection of historic resources.

Analysis: An application was made for a HP Permit which has been processed in conformance with Chapter 13.48 (Historic Preservation Ordinance) of the San José Municipal Code, and a Supplemental Environmental Impact Report (“SEIR”) was prepared for the Project, which was analyzed in conformance with the California Environmental Quality Act (“CEQA”). The Project was evaluated for conformance with the Standards, which are federal guidelines implemented on the local level. c. Land Use Policy LU-13.22: Require the submittal of historic reports and surveys prepared as part of the environmental review process.

Analysis: TreanorHL prepared a Historic Resources Assessment and Design Guidelines and Standards Compliance Review report for the Project as part of the historic preservation and environmental review processes.

The project does not conform with the following Envision San José 2040 General Plan policies:
a. Land Use Policy LU-13.2: Preserve candidate or designated landmark buildings, structures and historic objects, with first priority given to preserving and rehabilitating them for their historic use, second to preserving and rehabilitating them for a new use, or third to rehabilitation and relocation on-site. If the City concurs that no other option is feasible, candidate or designated landmark structures should be rehabilitated and relocated to a new site in an appropriate setting.
b. Land Use Policy LU-13.6: Ensure modifications to candidate or designated landmark buildings or structures conform to the Secretary of the Interior’s Standards for Treatment of Historic Properties and/or appropriate State of California requirements regarding historic buildings and/or structures, including the California Historical Building Code.

Analysis for “a” and “b”: Professional evaluation of the Standards by TreanorHL and the Historic Preservation Officer concluded that the Project would not conform with five of the eight applicable Standards (Standard 1, 2, 5, 9, and 10) because it would destroy the spatial relationships that characterize the building, including its two-story massing with flat roof and rear one-story massing with flat roof, and would destroy historic materials and features, including concrete walls, skylights at the rear roof and the steelsash windows on the west façade. The Project would require a significant change to the use of the building and the majority of historic materials, features, and spaces that characterize the property would be removed. If the new construction were removed, the essential form and integrity of the City Landmark could not be restored the since most of the building would no longer be extant. The new construction would not be compatible with the City Landmark in height, massing, scale and proportion since the 22-story tower is significantly taller than the City Landmark and overwhelms the portion of the two story building proposed to remain. As a result, the Project would diminish the significance and historic integrity of the City Landmark.

Exhibit B
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The Envision San Jose 2040 General Plan includes “Focused Growth” as a major strategy and Downtown is designated as a Growth Area which promotes intensification in this area. The General Plan also includes Destination Downtown as a major strategy and supports focused growth downtown. Ambitious job and housing growth capacity is planned for the Downtown supported by regional transit systems and the development of Downtown as a regional job center. The SEIR for the Envision San Jose 2040 General Plan disclosed that intensification of the Downtown could result in the demolition of historic resources and mitigation measures adopted. The significant impact of the Project on the City Landmark is analyzed in the SEIR to disclose specific project impacts. CEQA requires the decision-making agency to balance, as applicable, the economic, legal, social, technological, or other benefits, including region-wide or statewide environmental benefits, of a project against its unavoidable environmental risks when determining whether to approve the project. If the specific economic, legal, social, technological, or other benefits, including region-wide or statewide environmental benefits, of a proposed project outweigh the unavoidable adverse environmental effects, the adverse environmental effects may be considered "acceptable," and the City Council may adopt a statement of overriding consideration and also approve the HP Permit.

Zoning Ordinance Conformance
The Project site is in the Downtown Primary Commercial area and the DC Downtown Core Zoning District which provides for a broad range of mixed-use, high intensity development including residential, commercial, retail and entertainment uses.

Analysis: The residential and commercial uses planned for the Project are consistent with the zoning designation for the subject site.

Historic Preservation Ordinance
In taking action on a HP Permit application, Section 13.48.240(A) of the Historic Preservation Ordinance states that the decision-making body shall consider the following:
a. The comments of the Historic Landmarks Commission and all evidence presented at the public hearings;
b. The historic architectural value and significance of the landmark or district; c. The texture and materials of the building in question, and the relationship of such features to similar features of other buildings within a historic district; d. The position of such buildings within a historic district; e. The position of such buildings in relation to the public right-of-way and other buildings on the site.

These items have been considered and incorporated into the below analysis within the context of the application standards and guidelines.

Secretary of Interior’s Standards for the Treatment of Historic Properties The Historic Preservation Ordinance (Section 13.48.250) states that in making the required findings for the issuance of an HP Permit, the application shall be reviewed in accordance with the approved standards and guidelines. TreanorHL evaluated the 19 North 2nd Street Mixed Use Project for consistency with the Standards in the Historic Resources Assessment and Design Guidelines and Standards Compliance Review (refer to Exhibit E). The intent of the Standards is Exhibit B
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to assist the long-term preservation of the significance of an historic resource through the preservation of historic materials and features.

The TreanorHL report concluded that Project would conform with three of the eight applicable Standards including Standards 3, 4, and 6 and does not conform with Standards 1, 2, 5, 9, and 10.

Standards 7 and 8 are not applicable to the Project. The conformance analysis is outlined below.

Standard 1. A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment.

Analysis: The Project includes the demolition of the majority of the historic resource except for the front façade, the exterior walls, and a portion of the interior core and construction of a 22-story tower with commercial spaces on the first and second floors, and senior housing above. Although the proposed commercial spaces would continue the uses on the street, the Project would require a significant change to the use of the building and does not comply with Standard 1.

Standard 2. The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided.

Analysis: The Project includes the demolition of the majority of the historic resource on site, except for its front façade, the exterior walls, and a portion of the interior core. The majority of historic materials, features, or spaces that characterize the property would be removed.

Therefore, the Project does not comply with Standard 2.

Standard 3. Each property will be recognized as a physical record of its time, place and use. Changes that create a false sense of historical development, such as adding conjectural features or architectural elements from other buildings, shall not be undertaken.

Analysis: The Project includes the demolition the historic resource at 19 North 2nd Street except for its front façade, the exterior walls, and a portion of the interior core, and constructing a 22-story tower. The Project would incorporate the existing façade the exterior walls, and a portion of the interior core into the new building, which would also feature recessed central bay, and new projecting cornices at the 4th, 12th, 18th and the roof levels.

The new projecting cornices are contemporary in design and would not mimic the existing historic features. As proposed, the Project complies with Standard 3.

Standard 4. Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved.

Analysis: The building received interior alterations in 1956, 1966, and the 1980s. It has not received any major exterior alterations, especially on the front façade. None of the recent alterations were found to have acquired historic significance in their own right. As proposed, the Project complies with Standard 4.

Standard 5. Distinctive features, finishes, and construction techniques or examples of fine craftsmanship that characterize a property will be preserved.

Analysis: The Project would demolish the majority of the historic resource at 19 North 2 nd
Street except for its front façade, the exterior walls, and a portion of the interior core. It would destroy some features, finishes, and construction techniques, particularly the historic building’s front two-story massing with flat roof and rear one-story massing with flat roof, the skylights at the rear roof, and the steel-sash windows on the west façade. Therefore, the Exhibit B
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Project does not comply with Standard 5, except for the front façade.

Standard 6. Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacements of a distinctive feature, the new feature will match the old in design, color, texture and other visual qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence.

Analysis: Conformance to Standard 6 is being assessed relative to the front facade, the exterior walls, and a portion of the interior core only since the remainder of the building would be demolished. The Project drawings received in March 2022 specify that the existing finishes and elements of the front façade would be retained including the bulkheads, transoms, pilasters, storefronts, doors and windows, main entry, signage, and untinted glazing. The exterior walls, the interior core walls including walls, stairs, the first-floor entry and lobby, and the second-floor lobby would also be saved. As proposed, the Project complies with Standard 6.

Standard 7. Chemical or physical treatments, such as sandblasting, that cause damage to historic materials shall not be used. The surface cleaning of structures, if appropriate, shall be undertaken using the gentlest means possible.

Analysis: Standard 7 is not applicable. The Project does not include chemical or physical treatments to the historic property. Any measures taken to clean existing historic fabric should use the gentlest mean possible.

Standard 8. Significant archaeological resources affected by a project shall be protected and preserved. If such resources must be disturbed, mitigation measures will be undertaken.

Analysis: Archaeological resources are outside the scope of this assessment.

Standard 9. New additions, exterior alterations or related new construction will not destroy historic materials, features and spatial relationships that characterize the property. The new work will be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment.

Analysis: The Project includes the demolition of the existing historic resource at 19 North 2 nd
Street except for its front façade, the exterior walls, and a portion of the interior core, and the construction of a new building on the parcel. The Project will destroy some historic materials and features including concrete walls, the skylights at the rear roof and the steelsash windows on the west façade, as well as the spatial relationship that characterize the property; particularly its front two-story massing with flat roof and rear one-story massing with flat roof. The proposed new building is not compatible with the property and its environment in terms of size, scale, proportion, and massing. The 22-story tower is significantly taller than the existing building and nearby historic and contemporary buildings which range from two to 14 floors. Even though the new building’s front façade steps back approximately 19 feet from the front parcel line and the historic façade above the second floor, the proposed massing still overwhelms the historic façade. The overall height, massing, proportion, and scale of the proposed development are far greater than those characteristics of the historic property and its environment. The new building would feature a recessed central bay and projecting cornices at the 4th, 12th, 18th, and the roof levels, which are contemporary in design and would not mimic the existing historic features. The proposed Exhibit B
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materials appear compatible with the historic building. The historic front façade is stucco clad with marble and tile bulkheads, wood doors and windows with clear glazing, leaded transoms, and cast-iron balcony railings. The proposed building would use stucco cladding, aluminum windows, and glass railings, which would be compatible with the historic materials. Therefore, the Project does not fully comply with Standard 9.

Standard 10. New additions and adjacent or related new construction will be undertaken in such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.

Analysis: The Project includes the demolition of the existing historic resource at 19 North 2 nd
Street except its front façade, the exterior walls, and a portion of the interior core, and the construction of a 22-story tower. The future removal of the new construction would not restore the essential form and integrity of the historic property since most of the building would no longer be extant. Therefore, the Project does not comply with Standard 10.

Findings
Section 13.48.240(B) of the Historic Preservation Ordinance requires that the work not be detrimental to a structure or feature of significant architectural, cultural, historical, aesthetic, or engineering interest or value, and that the work be consistent with the spirit and purposes of the Historic Preservation Ordinance. In making these findings Section 13.48.250 the Historic Preservation Ordinance states the HP Permit application shall be reviewed in accordance with the approved standards and guidelines.

Professional evaluation of the Standards by TreanorHL and the City’s Historic Preservation Officer concluded that the Project would not conform with five of the eight applicable Standards (Standards 1, 2, 5, 9, and 10). The Project would destroy the spatial relationships that characterize the building, including its two-story massing with flat roof and rear one-story massing with flat roof, and would destroy historic materials and features, including concrete walls, skylights at the rear roof and the steel-sash windows on the west façade. The Project would require a significant change to the use of the building and the majority of historic materials, features, and spaces that characterize the property would be removed. If the new construction were removed, the essential form and integrity of the City Landmark could not be restored the since most of the building would no longer be extant. The new construction would not be compatible with the City Landmark in height, massing, scale and proportion since the 22- story tower is significantly taller than the City Landmark and overwhelms the portion of the 2- story building proposed to remain. As a result, the Project would diminish the significance and historic integrity of the City Landmark.

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destroy the historic materials, features and spatial relationships that characterize the building and the new construction would not be compatible with the City Landmark in height, massing, scale and proportion. Therefore, the required findings in Section 13.48.240(B) cannot be made because the Project would be detrimental to the historical, cultural and architectural significance of the City Landmark for which it was found eligible and designated and the work would not be consistent with the spirit and purposes of the Historic Preservation Ordinance.

Hardship
Section 13.48.260 of the Historic Preservation Ordinance states that if the City Council is unable to make the findings required under Section 13.48.240 for issuance of a HP Permit (either with or without conditions), the City Council may nevertheless issue a HP Permit (either with or without conditions) if it finds that denial of the HP Permit would cause immediate and substantial hardship on the applicant because development in accordance with the chapter is infeasible from a technical, mechanical, structural or economic standpoint. Since the findings required under Section 13.48.240 cannot be made as outlined above, the applicant submitted the following evidence to support a claim of hardship which is includes as Exhibit F.

The applicant evaluated three different alternative designs (Scheme A, B and C) that could potentially increase conformance with the Standards and enhance compatibility of the Project with the City Landmark building. The documentation submitted by the applicant discusses the feasibility of the three design alternatives.

Option A is the Project as originally proposed with the construction of a new 22 story tower consisting of 220 residential units and the retention of the façade of the City Landmark with the new construction set back 8’-5” from the historic facade.

Option B entails the construction of a new 22 story tower with 120 residential units that would be set back 53’-58’ from the facade of the City Landmark to preserve the front portion of both floors and the exterior walls and the entirety of the existing roof system of the building.

Option C entails the construction of a new 22 story tower with 220 residential units and the retention of the façade, exterior walls, first floor entry, lobby, lobby ceiling, stairwell, and a portion of the second floor and roof of the City Landmark. The construction of the new tower would be set back approximately 19’ from the historic façade of the building.

A pro forma was prepared by the applicant’s affordable housing partner. In real estate terms, a pro forma analysis is a set of calculations that projects the financial return that a proposed real estate development is likely to create. For Option A and Option C, the proforma assumes a net cash flow beginning in Year 1 (2024) of $172, 291. This is based on a total project cost of $193,709, 689 with a construction price of $1,268 per gross square foot. The applicant asserts that both Option A and Option C would be feasible. The new tower would be designed with a seismic sheer core layout which necessitates the use of a boxed (enclosed) section to prevent excessive movement during an earthquake.

The documentation submitted by the applicant includes information from DCI Engineers which asserts that the majority of the cost of concrete high-rise construction is the specialized formwork that is utilized to construct the cores; therefore, maximizing the size and efficiency of the highrise floor plate is important to making a project work. DCI Engineers conclude that given the extremely small size and tight layout of Option B, it is unlikely that the project would be viable from the cost and return on investment standpoint because there would not be enough units to distribute the cost of the core framework to make the units profitable to build or rent/purchase.

Exhibit B
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The applicant claims that Option B is not feasible because it would reduce the number of residential units by 100 and result in a total revenue loss of $78,600 per year. The applicant further claims that the reduced square footage would increase the cost per square foot as the reduced number of units would not be able to absorb the overall infrastructure costs, and would reduce the net cash flow on an annual basis to less than $100,000, which is not enough revenue to justify the expense and risk of the Project.

DCI Engineers letter states that the existing building does not meet current building code requirements, including overall seismic stability as well as localized resiliency of elements. The DCI Engineers letter states that there is no property line offset between the building and adjacent buildings and that the two buildings could experience “pounding” during a major seismic event.

DCI Engineers point out that a seismic upgrade of the City Landmark building is possible, however, there is no way for a seismic upgrade to resolve the property line offset issue. DCI Engineers assert that a seismic upgrade of the building would require significant cost and would impede the potential uses of the building due to the introduction of additional structural elements. DCI Engineers also assert that seismic upgrades would not be able to create an infinitely rigid or stiff building and the building would always have some movement during an earthquake since buildings of the construction type and materials are fairly flexible.

If the City Council is unable to make the findings required under Section 13.48.240 for issuance of a HP Permit because the Project would be detrimental to the City Landmark and the work would not be consistent with the spirit and purposes of the Historic Preservation Ordinance, the City Council may nevertheless issue a HP Permit under Section 13.48.260 of the Historic Preservation Ordinance if it finds that denial of the HP Permit would cause immediate and substantial hardship on the applicant because development in accordance with the chapter is infeasible from a technical, mechanical, structural or economic standpoint. The draft approval conditions for the HP Permit (File No. HP21-001) are outlined below.

APPROVED SUBJECT TO THE FOLLOWING CONDITIONS:

1. Historic Preservation Permit Limitations. This Historic Preservation Permit (the “Permit”) does not authorize any land uses. Land uses are separately regulated by Title 20 of the San Jose Municipal Code (Zoning Ordinance).

2. Acceptance of Permit. Per Section 13.48.270(D), should the permittee fail to file a timely and valid appeal of this Permit within the applicable appeal period, such inaction by the permittee shall be deemed to constitute all of the following on behalf of the permittee:
a. Acceptance of the Permit by the permittee; and
b. Agreement by the permittee to be bound by, to comply with, and to do all things required of or by the permittee pursuant to all of the terms, provisions, and conditions of this Permit or other approval and the provisions of Chapter 13.48 applicable to such Permit.

3. Timing. No work on the buildings may be implemented unless and until this Permit is released to the Building Division.

4. Building Permit. Obtainment of a Building Permit is evidence of acceptance of all conditions specified in this document and the applicant's intent to fully comply with said conditions.

Exhibit B
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5. Conformance to Plans. Construction and development shall conform to the conditions in this Historic Preservation Permit, and plans, entitled “North Second Affordable Senior Housing, 19N 2
nd Street, San José, CA 95113,” dated November 4, 2020, last update dated May 17, 2022, on file with the Department of Planning Building, and Code Enforcement. If there are inconsistencies among the Permits and the plans, this Permit take precedence.

6. No Signage Approval. Any signage shown on the Approved Plan Set is conceptual only.

Signs are subject to review and approval through the submittal of a Sign Permit application (Permit Adjustment) https://www.sanjoseca.gov/home/showpublisheddocument?id=15381.

7. Plan Modifications. Any modifications to the approved plans will require a Historic Preservation Permit Amendment or Adjustment at the discretion of the Director of Planning.

8. Permit Expiration. This Permit shall automatically expire in four years from and after the date of issuance hereof by the Director of Planning, if within such time period, a Building Permit has not been obtained, pursuant to and in accordance with the provision of this Permit. The date of issuance is the date this Permit is approved by the Director of Planning.

However, the Director of Planning may approve a Historic Preservation Permit Adjustment/Amendment to extend the validity of this Permit in accordance with Chapter

13.48 of the Municipal Code (Historic Preservation Ordinance). The Historic Preservation Permit Adjustment/Amendment must be approved prior to the expiration of this Permit.

9. Conformance with Municipal Code. No part of this approval shall be construed to permit violation of any part of the San José Municipal Code.

10. Revocation. This Permit is subject to revocation for violation of any of its provisions or conditions.

11. Building Division Clearance for Issuing Permits. Prior to the issuance of a Building Permit, the following requirements must be met to the satisfaction of the Chief Building Official:
a. Construction Plans. This Permit file number, HP21-001 shall be printed on all construction plans submitted to the Building Division.
b. Americans with Disabilities Act. The permittee shall provide appropriate access as required by the Americans with Disabilities Act (ADA).
c. Construction Plan Conformance. A project construction plan conformance review by the Planning Division is required. Planning Division review for project conformance will begin with the initial plan check submittal to the Building Division. Prior to any building permit issuance, building permit plans shall conform to the approved Planning development permits and applicable conditions.

12. Conformance Required with Approved Mitigation, Monitoring and Reporting Program for the Final Supplemental Environmental Impact Report (FSEIR) for the 19 North 2nd Street Mixed-Use Project adopted by City Council by Resolution No. XXXXX.

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Thursday, October 13, 2022. The Draft SEIR and documents referenced in the Draft SEIR are available for review online at the City of San José’s “Active EIRs” website at https://www.sanjoseca.gov/your-government/departments-offices/planning-building-codeenforcement/planning-division/environmental-planning/environmental-review/active-eirs/h20- 040-19-north-second-street-mixed-use-project .

PUBLIC HEARING NOTIFICATION
A notice of the public hearing was distributed to the owners and tenants of all properties located within 1,000-feet of the project site, published in a newspaper of general circulation, and posted on the City website. The staff report is also posted on the City’s website. Staff has been available to respond to questions from the public.

Project Manager: Dana Peak Edwards
Approved by: /s/, Robert Manford, Deputy Director for Christopher Burton, Planning Director
Date: November 28, 2022
Attachments:

Exhibit A: January 20, 2021 DRC Action Minutes
Exhibit B: June 2, 2021 HLC Action Minutes
Exhibit C: Project Plan Set
Exhibit D: Recommended Protection Procedures (Mark Sandoval Architects) Exhibit E: Historic Resources Assessment and Design Guidelines and Standards Compliance Review (TreanorHL, March 29, 2022)
Exhibit F: Hardship Documentation (March 2022)
Owner/Address Architect/Address
Wendy Warren
34 West Santa Clara Street
San Jose, CA 95113-1806
Kurt Anderson, AIA
120 West Campbell Avenue, Suite D
Campbell, CA 95008
Exhibit B
HP21-001
Links to the Attachments A - F
Click on the title to view document
Exhibit A: January 20, 2021 DRC Action Minutes
Exhibit B: June 2, 2021 HLC Action Minutes
Exhibit C: Project Plan Set
Exhibit D: Recommended Protection Procedures (Mark Sandoval Architects) Exhibit E: Historic Resources Assessment and Design Guidelines and Standards Compliance Review (TreanorHL, March 29, 2022)
Exhibit F: Hardship Documentation (March 2022)
Exhibit B
PLANNING COMMISSION AGENDA: 02-22-23
ITEM: 5.a.

Deferred from 1/25/23.

TO: PLANNING COMMISSION FROM: Christopher Burton
SUBJECT: File Nos. SP21-044, HP21-001 &
ER20-249
DATE: February 22, 2023
____________
COUNCIL DISTRICT: 3
Type of Permit(s) Special Use Permit
Historic Preservation Permit
Proposed Land Use Mixed Use Residential and Commercial
Proposed Square Footage 146,458 square feet
Proposed Commercial Space 18,643 square feet
No. of Residential Units 220 units
Tree Removals N/A
Project Planner Alec Atienza
CEQA Clearance 19 North 2nd Street Mixed-Use Project Supplemental Environmental Impact Report
CEQA Planner Maira Blanco

RECOMMENDATION
Staff recommends that the Planning Commission recommend that the City Council take all of the following actions:

1. Adopt a Resolution certifying the 19 North Second Street Mixed-Use Project Supplemental Environmental Impact Report, and making certain findings concerning significant impacts, mitigation measures, alternatives, and adopting a statement of overriding considerations and a related Mitigation Monitoring and Reporting Plan, in accordance with the California Environmental Quality Act (CEQA).

2. Adopt a Resolution approving, subject to conditions, a Special Use Permit to allow the removal of the majority of the roof and interior (except for stairway core) of an existing 15,000-square foot, two-story building, the retention and integration of the building walls, street facing façade and a portion of the existing roof and the construction of a 22-story, 240-foot-high mixed use 100% affordable senior housing project with 220 multifamily residential units and approximately 18,643 square feet of commercial space with up to four commercial condominiums on an approximately 0.22-gross acre site.

3. Consider the staff recommendation regarding the adoption of a Resolution approving, subject to conditions, a Historic Preservation Permit to allow the removal of the majority of the roof and interior (except for stairway core) of a City Landmark and the construction of a 22-story, 240-foot-high building within the walls of the City Landmark that would integrate and restore the street-facing façade and a portion of the existing roof on an approximately 0.22-gross acre site.

Exhibit C
1 File No. SP21-044, HP21-001 & ER20-249

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PROPERTY INFORMATION
Location West side of North 2
nd Street approximately 70 feet north of East Santa
Clara Street (19 North 2nd Street)
Assessor Parcel No. 467-21-028
General Plan Downtown
Growth Area Downtown
Zoning DC Downtown Primary Commercial
Historic Resources 19 North 2nd Street (Realty Building) Annexation Date Original City (March 27, 1850)
Council District 3
Acreage 0.22 gross acres
Proposed Density 1,000 Dwelling Units/Acre (25% Density Bonus Requested) Allowed Density 800 Dwelling Units/Acre (Allowable 26% Density Bonus)

PROJECT SETTING AND BACKGROUND
As shown on the attached Aerial Map (Figure 1), the subject site is a single lot located on the west side of North 2nd Street approximately 70 feet north of the intersection with East Santa Clara Street. The approximately 0.22-gross acre site is developed with an existing two-story commercial building that is a designated City Landmark. The approximately 0.22-gross acre site is surrounded by two 13-story commercial retail and office buildings across North 2nd Street to the east, vacant three story residential and commercial buildings at 35-39 East Santa Clara Street and 43-49 East Santa Clara Street to the south, two commercial buildings at 21-25 East Santa Clara Street, a nine-story commercial building at 28 North 1st Street to the west, and a four-story commercial office building at 31 North 2nd Street to the north. The site has a General Plan land use designation of Downtown and is located within the DC Downtown Primary Commercial Zoning District.

The project site contains a designated City Landmark, the Realty Building. Constructed in 1925 in the Beaux Arts style, the two-story commercial building is significant under the Commerce theme for the InterWar period (1918-1945). Identifying features of the building are its two-story height, rectangular massing, flat roof and parapet, symmetrical four bay façade divided by pilasters, central arched recessed entry crowned by a wrought iron balcony, four commercial spaces, multi-light storefront transom, large commercial style windows, and Beaux Arts style detailing, including the decorative cornice and frieze.

The City Council designated the Realty Building a City Landmark in 2001 (HL01-136, Resolution No. 70635) based on its historical, cultural and architectural significance. The building was found eligible under significance criteria 4, 6, and 8 of the Historic Preservation Ordinance and the San José historic context theme of Commerce during the Inter-War period (1918-1945). The Realty Building was also found eligible to be individually listed on the National Register of Historic Places and the California Register of Historical Resources under Criterion A/1 for its association with the larger Downtown Commercial District located south of East Santa Clara Street and under Criterion C/3 as a work of high artistic value. The period of significance under Criterion A/1 would be from 1925, when the building was constructed, to the 1940s, when the downtown commercial district started to decline. The period of significance under Criterion C/3 would be 1925 when the building was constructed.

Exhibit C
2 File No. SP21-044, HP21-001 & ER20-249

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Figure 1 - Aerial Map

SURROUNDING USES
General Plan Zoning District Existing Use
North Downtown DC Downtown Primary
Commercial Commercial Office
South Downtown DC Downtown Primary
Commercial Vacant, Commercial Retail
East Downtown DC Downtown Primary
Commercial
Commercial Office and
Retail
West Downtown DC Downtown Primary
Commercial Commercial Office
Exhibit C
3 File No. SP21-044, HP21-001 & ER20-249

Page 4 of 22 ends

On November 25, 2021, the applicant Kurt Anderson, on behalf of Roygbiv Real Estate Development LLC, and property owner Wendy Warren, submitted the following applications to be reviewed concurrently:
• Special Use Permit (File No. SP21-044) to allow the demolition of the majority of the roof and interior (except for stairway core) of an existing 15,000-square foot, two-story building, the retention and integration of the building walls, street facing façade and a portion of the existing roof and the construction of a 22-story, 240-foot-high mixed use 100% affordable senior housing project (Ages 55 plus) with 220 multifamily residential units and approximately 18,643 square feet of commercial space with up to four commercial condominiums on an approximately 0.22-gross acre site. • Historic Preservation Permit (File No. HP21-001) to allow the demolition of the majority of the roof and interior (except for stairway core) of a City Landmark and the construction of a 22-story, 240-foot-high new building within the walls of the City Landmark that would integrate and restore the historic streetfacing facade and a portion of the existing roof, on an approximately 0.22-gross acre site.

The project consists of the partial demolition of a City Landmark building and the construction of a 22-story mixed-use project that would retain and integrate the two-story façade of the City Landmark building. The existing building is currently used as a restaurant on the ground floor and offices on the second floor. The new building includes one basement level and commercial space located on the first and second floors, in addition to residential amenities. The applicant proposes up to four commercial condominiums. Residential units are located on floors three through 22. A roof deck is provided for common open space. Projecting cornices are located at the 4th, 12th, 18th floors and the roof level, dividing the new building into four sections. A recessed glazed central bay runs vertically at the center of the new building façade. Typical openings are rectangular and contain aluminum sash. Refer to the project plans (Exhibit C).

In accordance with the State Density Bonus Law (Government Code Section 65915) the project is eligible for up to a 26% Density Bonus. A Density Bonus Application was submitted in conjunction with the Special Use Permit Application. 14% of the units (25 units) would be provided for low-income households earning up to 60% Area Median Income (AMI). Therefore, pursuant to Government Code Section 6915(f)(1), the project is eligible for a 26% density bonus over the allowable residential density for the site. The applicant proposes a 25% density bonus. The subject site has a General Plan land use designation of Downtown, which allows for a residential density of up to 800 Dwelling Units Per Acre (DU/AC). Without a density bonus, the maximum allowed number of residential units on site is 176. With the proposed 25% density bonus, the total number of units allowed is 220. Therefore, the proposed residential density of approximately 1,000 DU/AC may be permitted. The Special Use Permit Resolution (Exhibit B) includes a conditional of approval that the applicant must enter into a density bonus regulatory agreement with the City prior to issuance of building permits.

The project seeks waivers for the reduction of the Commercial FAR requirement from 4.0 to 2.0, the removal of the off-street loading space requirement, reduction in the required first floor height of 16 feet, and removal of the transitional height requirement pursuant to the Downtown Design Guidelines and Standards.

Additionally, no vehicular parking is required for the commercial space pursuant to Chapter 20.70 of the Zoning Code.

Exhibit C
4 File No. SP21-044, HP21-001 & ER20-249

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As outlined in the staff reports for the Historic Landmarks Commission (Exhibit D), the project requires a Historic Preservation (HP) Permit under Chapter 13.48 of the San Jose Municipal Code because the project involves construction, alteration, repair, and rehabilitation on the exterior of the building structure.

As stipulated by Chapter 13.48 of the San Jose Municipal Code, the HLC considered the application for a HP Permit on December 7, 2022. The HLC requested additional information including a cost estimate to seismically upgrade the existing building since it was asserted that the upgrade would be too expensive, information on the costs, constraints, and requirements to renovate the building and bring it up to code, additional financial analysis on the three project alternatives presented, and information about what is original and significant material and features in the interior of the building, what needs to be removed to construct the tower and which of those elements could be put back into the new building. The HLC voted to continue the hearing to February 1, 2023 to allow the applicant time to provide the additional information requested. On January 6, 2023 the applicant submitted revised demolition plans for the first and second floors to clarify what is proposed for demolition, financial analysis on the three project alternatives, and the cost to renovate the existing building. The City’s Historic Preservation Officer requested written clarification of the information submitted and the correspondence and responses from the applicant were provided to the HLC. In response to HLC questions about the significance of the interior of the building, staff provided the following information excerpted from the Historic Resource Assessment prepared by TreanorHL (March 29, 2022). The report states that the Realty Building was commissioned by William Leroy Atkinson who was the head of the W. L. Atkinson Company real estate firm and a successful real estate developer in San José. The building housed many realtors over time, including Atkinson’s own firm and the Wright-Eley Printing Company. The office of architects Wolf and Higgins, the building’s designer, was also located in the building from 1925-1931. The interior of the building was altered in 1956, 1966 and the 1980s. The report did not include any photographs or assessment of the building’s interior. Staff scheduled site visits for Commissioners to walk through the interior of the Realty Building with the applicant on January 18, 2023 and January 19, 2023 to review original building features and to assess the extent of prior interior alterations. The HLC continued the public hearing on February 1, 2023 and . The HLC rejected the finding under hardship pursuant to Section 13.48.260 of the San Jose Municipal Code.

Instead the HLC recommended approval of the HP Permit (4-3-0) based on the findings of Section

13.48.240B of the San Jose Municipal Code for the issuance of a Historic Preservation Permit. The HLC recommended to the City Council that the project would not be detrimental to the City Landmark if it retained the front façade, exterior walls, portion of the interior core including the central entry vestibule and corridor on the first floor, stairs and the second floor central lobby, as well as the Realty building sign above the central entry, fenestration, doors, existing windows, vestibule vaulted ceiling and bas relief, and 18’-11” setback from the original building The HP Permit will be considered by the City Council as part of the concurrent review process in conjunction with the companion project applications and certification of the project EIR.

The City of San José, as the lead agency for the project, prepared a Draft Supplemental Environmental Impact Report (Draft SEIR) to the Downtown Strategy 2040 Final EIR, which was circulated for public review and comment for 45 days, from June 17, 2022 through August 1, 2022. The SEIR prepared for this project concluded that implementation of the proposed project would result in a significant unavoidable impact to a historic resource. Therefore, a Statement of Overriding Considerations is required, should the project be approved.

ANALYSIS
The proposed Special Use Permit is analyzed with respect to conformance with:

1. Envision San José 2040 General Plan

2. Zoning Ordinance
Exhibit C
5 File No. SP21-044, HP21-001 & ER20-249

Page 6 of 22 ends

3. Downtown Design Guidelines

4. State Density Bonus Law

5. Permit Findings

6. California Environmental Quality Act (CEQA)

7. City Council Policies
Envision San José 2040 General Plan Conformance
Land Use Designation
Figure 2. General Plan Land Use Map
As shown in the General Plan Map (Figure 2) above, the project site has an Envision San José 2040 General Plan Land Use/Transportation Diagram designation of Downtown. Within the Downtown designation, the project is located within the Downtown Employment Priority Area Overlay (EPA Overlay). The EPA Overlay designation is applied to a portion of Downtown sites planned for intensive job growth because of the area’s proximity and good access to the future Downtown BART station. The EPA Overlay is generally applied to sites located within approximately one block (walking distance) of the planned Downtown BART station on East Santa Clara Street as shown on the Land Use/ Transportation Diagram. The overlay boundary is intended to respect property lines and not split parcels. Due to proximity to the future BART station, the EPA Overlay supports development at very high intensities, where such high intensity is not incompatible with other policies within the General Plan, such as Historic Preservation policies. The EPA Overlay does not change the uses or densities otherwise allowed within the base “Downtown” land use designation. The EPA Overlay, however, requires a minimum Floor Area Ratio (FAR) of 4.0 for commercial (job generating) uses, including office, retail, service, hotel or entertainment uses, prior to allowing residential uses, as supported by the Exhibit C
6 File No. SP21-044, HP21-001 & ER20-249

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“Downtown” General Plan Land Use/ Transportation Diagram designation. The base land use designation of “Downtown” has an allowed FAR of up to 30.0 (3 to 30 stories) and density of up to 800 Dwelling Units per Acre (DU/AC).

Analysis: As discussed above, the project includes a Waiver under the State Density Bonus Law to reduce the required commercial FAR from 4.0 to 2.0. The total project FAR is 15.3. Therefore, the project conforms with allowable FAR of the site. The subject site has a General Plan land use designation of Downtown, which allows for a residential density of up to 800 Dwelling Units Per Acre (DU/AC). Without a density bonus, the maximum allowed number of residential units on site is 176. With the proposed 25% density bonus, the total number of units allowed is 220. Therefore, the proposed residential density, with the Density Bonus included, of approximately 1,000 DU/AC may be permitted.

The project is consistent with the following General Plan Policies:

General Plan Goal and Policies

1. Major Strategy #3 – Focus Growth: The Focused Growth Major Strategy plans for new residential and commercial growth capacity in specifically identified “Growth Areas” (Urban Villages, Specific Plan areas, Employment Areas, Downtown) while the majority of the City is not planned for additional growth or intensification. The strategy focuses new growth into areas of San José that will enable the achievement of economic growth, fiscal sustainability, and environmental stewardship goals, while supporting the development of new, attractive urban neighborhoods. While the Focused Growth strategy directs and promotes growth within identified Growth Areas, it also strictly limits new residential development through neighborhood infill outside of these Growth Areas to preserve and enhance the quality of established neighborhoods, to reduce environmental and fiscal impacts, and to strengthen the City’s Urban Growth Boundary.

2. Major Strategy #9 – Destination Downtown: Support continued growth in the Downtown as the City’s cultural center and as a unique and important employment and residential neighborhood. Focusing growth within the Downtown will support the Plan’s economic, fiscal, environmental, and urban design/ placemaking goals.

3. Goal LU-3 – Downtown: Strengthen Downtown as a regional job, entertainment, and cultural destination and as the as the symbolic heart of San José.

4. Land Use Policy LU-3.1: Provide maximum flexibility in mixing uses throughout the Downtown area.

Support intensive employment, entertainment, cultural, public/quasi-public, and residential uses in compact, intensive forms to maximize social interaction; to serve as a focal point for residents, businesses, and visitors; and to further the Vision of the Envision General Plan.

5. Land Use Policy LU-3.4: Facilitate development of retail and service establishments in Downtown and support regional- and local-serving businesses to further primary objectives of this Plan.

6. Land Use Policy LU-3.5: Balance the need for parking to support a thriving Downtown with the need to minimize the impacts of parking upon a vibrant pedestrian and transit oriented urban environment.

Provide for the needs of bicyclists and pedestrians, including adequate bicycle parking areas and design measures to promote bicyclist and pedestrian safety.

7. Community Design Policy CD-3.5: Encourage shared and alternative parking arrangements and allow parking reductions when warranted by parking demand.

8. Land Use Policy LU-9.1: Create a pedestrian-friendly environment by connecting new residential development with safe, convenient, accessible, and pleasant pedestrian facilities. Provide such connections between new development, its adjoining neighborhood, transit access points, schools, parks, and nearby commercial areas.

Exhibit C
7 File No. SP21-044, HP21-001 & ER20-249

Page 8 of 22 ends

9. Housing Policy H-1.3: Create new housing opportunities and preserve and rehabilitate the City’s existing housing stock to allow seniors to age in place, either in the same home, assisted living facilities, continuing care facilities, or other housing types within the same community.

10. Land Use Policy LU-13.2: Preserve candidate or designated landmark buildings, structures and historic objects, with first priority given to preserving and rehabilitating them for their historic use, second to preserving and rehabilitating them for a new use, or third to rehabilitation and relocation on-site. If the City concurs that no other option is feasible, candidate or designated landmark structures should be rehabilitated and relocated to a new site in an appropriate setting.

11. Land Use Policy LU-13.3: For landmark structures located within new development areas, incorporate the landmark structures within the new development as a means to create a sense of place, contribute to a vibrant economy, provide a connection to the past, and make more attractive employment, shopping, and residential areas
Analysis: The redevelopment of the site is consistent with the General Plan Land Use Designation of Downtown and Downtown Employment Priority Area Overlay (EPA Overlay), as the project would provide a high intensity mix of residential and commercial use. Ambitious job and housing growth capacity is planned for the Downtown supported by regional transit systems and the development of Downtown as a regional job center. The project would provide housing, office, and retail opportunities in the Downtown core through the development of 220 affordable senior residential units and 18,643 square feet of commercial space. The project also encourages alternative modes of transportation with no parking provided on-site pursuant to the State Density Bonus Law. The project is adjacent to multiple transit stops, including the Santa Clara Light Rail station, and VTA Bus Routes 72, 73, 22, 23, and Rapid 523. The project also provides ample bicycle parking with the inclusion of a secure bicycle storage room on the basement level.

The project retains the 1925 two-story façade of 19 North 2nd Street and would rehabilitate the existing commercial storefront for continued retail use. The three pedestrian-focused storefronts continue the ground-floor commercial use which has characterized the building’s primary façade since its construction. The glazing at the historic storefronts provides transparent interfaces between outdoor and indoor spaces. The new construction above the second floor creates residential capacity on the site, while retaining the distinctive historic façade which includes the building’s character-defining features.

Through the use of contemporary materials and design vocabulary, the new elements of the Project would clearly differentiate new tower from the historic building. Nonetheless, the Project is considered “facadism” because it would affect the historic materials, features and spatial relationships that characterize the building. For additional Historic analysis, please refer to the Historic Landmarks Commission Staff Report (Exhibit D).

In addition to consistency with the above General Plan Polices, the project is also analyzed for consistency with the following Downtown Urban Design Policies:

1. Downtown Design Policy CD-6.6: Promote iconic architecture and encourage and incorporate innovative, varied, and dynamic design features (e.g., appearance, function, sustainability aspects) into sites, buildings, art, streetscapes, landscapes, and signage to make Downtown visually exciting and to attract residents and visitors.

2. Downtown Design Policy CD-6.7: Promote development that contributes to a dramatic urban skyline.

Encourage variations in building massing and form, especially for buildings taller than 75 feet, to create distinctive silhouettes for the Downtown skyline.

Exhibit C
8 File No. SP21-044, HP21-001 & ER20-249

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3. Downtown Design Policy CD-6.8: Recognize Downtown’s unique character as the oldest part, the heart of the City, and leverage historic resources to create a unique urban environment there. Respect and respond to on-site and surrounding historic character in proposals for development.

4. Downtown Design Policy CD-6.9: Recognize Downtown as the hub of the County’s transportation system and design buildings and public spaces to connect and maximize use of all types of transit.

Design Downtown pedestrian and transit facilities to the highest quality standards to enhance the aesthetic environment and to promote walking, bicycling, and transit use. Design buildings to enhance the pedestrian environment by creating visual interest, fostering active uses, and avoiding prominence of vehicular parking at the street level.

Analysis: The project retains the 1925 two-story façade of 19 North 2nd Street and would rehabilitate the existing commercial storefront for continued retail use. A 22-story, 220-unit multifamily senior affordable housing development would be constructed above the second floor. The tower would contribute to the creation of a dramatic skyline within the downtown core, while retaining the distinctive historic façade at the lower levels of the building. The first two stories of the building remain directly along North 2nd Street. The tower portion of the building begins with a stepback at the podium level and includes plane changes and façade articulation throughout. Projecting cornices would be at the 4th, 12th, 18th, and roof levels, dividing the new building into four sections. A recessed glazed central bay runs vertically at the center of the new building façade. An outdoor rooftop deck is included for residential amenity space. The existing and proposed development is oriented towards transit, with the VTA Light Rail line located directly in front of the project site. As previously discussed, the project is served by existing and proposed transit lines including VTA Light Rail, VTA bus, and BART. Ample bicycle parking is provided in a bicycle storage room at the ground floor and outside the building footprint.

Zoning Code Conformance
Land Use
As shown in the Zoning Map (Figure 3) below, this site is located in the DC Downtown Primary Commercial Zoning District. Pursuant to Section 20.70.100, Table 20-140 of the Zoning Ordinance, office, multifamily residential, and retail are all permitted uses in the DC Zoning District.. Therefore, this staff report includes findings for a Site Development Permit, pursuant to Section 20.100.630 below.

This staff report also includes findings for a Special Use Permit pursuant to Section 20.100.820 of the Zoning Code below. Because the project also includes up to four commercial condominiums, pursuant to Section 20.175.040 of the Zoning Code a Special Use Permit is required. The minimum allowed size for a commercial condominium is 750 square feet. None of the proposed commercial condominiums would be less than 750 square feet. Should the Special Use Permit be approved, the applicant would be required to apply for a Tentative Map to subdivide the building into up to four commercial condominiums.

Exhibit C
9 File No. SP21-044, HP21-001 & ER20-249

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Figure 3. Zoning Map
Height
Pursuant to Section 20.70.200 of the Zoning Code, properties located in the downtown zoning districts shall only be subject to the height limitations necessary for the safe operation of San José International Airport.

As shown in the table below, the project would conform with the allowable height limits as governed by the Federal Aviation Administration (FAA).

Analysis: The project is consistent with the height limits established by the FAA for the project site.

Setbacks
Pursuant to Section 20.70.210 of the Zoning Code, properties located in the DC Downtown Primary Commercial Zoning District are not subject to any minimum setback requirements.

Analysis: The buildings would be constructed at the property line with no setback and is consistent with the setback requirements.

Maximum Height (FAA) Project
Allowed 268.5 feet
Proposed 239 feet
Exhibit C
10 File No. SP21-044, HP21-001 & ER20-249

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Parking
Vehicle Parking
Use Number of
Units/Square
Footage
Ratio Required
Residential, multiple
dwelling
220 units 1 per unit 220 spaces
Commercial Retail 9,321 sf No parking Required 0
Office 9,321 sf 2.5 per 1,000 sf 24 spaces
Total Required 244 spaces
Total Provided 0 Spaces (Pursuant to
State Density Bonus
Law)
Analysis: Pursuant to Table, 20-140 of Section 20.70.100 of Zoning Code, the project is required to provide 244 vehicle parking spaces. However, in accordance with Government Code Section 65915(p)(3), no vehicle parking is required on-site as the project is a residential project consisting solely of rental units with affordable housing for low-income families and is located within one-half mile of a major transit stop (Santa Clara VTA Light Rail Station). Therefore, no vehicle parking is required on-site or provided.

Bicycle Parking
Use Number of
Units/Square Footage
Ratio Required
Residential, multiple
dwelling
220 units 1 per 4 living units 55 spaces
Retail 9,321 sf 3 parking spaces
(Section 20.70.485)
3 spaces
Office 9,321 sf 1 per 4,000 sf of floor
area
3 spaces
Total Required 61 spaces
Total Provided 62 spaces
Analysis: Pursuant to Section 20.70.485, the project is required to provide a total of 61 bicycle parking spaces. The project would provide 62 bicycle parking spaces. Long-term bicycle parking is provided in a secure bicycle storage room at the basement level. 6 short-term bicycle parking spaces are provided in bicycle racks outside of the building footprint. Therefore, the project complies with the bicycle parking requirement.

Exhibit C
11 File No. SP21-044, HP21-001 & ER20-249

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State Density Bonus Law
Density Bonus
In accordance with the State Density Bonus Law (Government Code Section 65915) the project is eligible for up to a 26% Density Bonus. Note, 100% of the units are restricted to seniors aged 55 and up. A Density Bonus Application was submitted in conjunction with the Special Use Permit Application. 14% of the units (25 units) would be provided for low-income households earning up to 60% Area Median Income (AMI).

Therefore, pursuant to Government Code Section 6915(f)(1), the project is eligible for a 26% density bonus over the allowable residential density for the site. The applicant proposes a 25% density bonus. The subject site has a General Plan land use designation of Downtown, which allows for a residential density of up to 800 Dwelling Units Per Acre (DU/AC). Without a density bonus, the maximum allowed number of residential units on site is 176. With the proposed 25% density bonus, the total number of units allowed is 220. Therefore, the proposed residential density, with the Density Bonus included, of approximately 1,000 DU/AC may be permitted. The Special Use Permit includes a conditional of approval that the applicant must enter into a density bonus regulatory agreement with the City prior to issuance of building permits.

Parking
Pursuant to Table, 20-140 of Section 20.70.100 of Zoning Code, the project is required to provide 244 vehicle parking spaces. However, in accordance with Government Code Section 65915(p)(3), no vehicle parking is required on-site as the project is a residential project consisting solely of rental units with affordable housing for low-income families and is located within one-half mile of a major transit stop (Santa Clara VTA Light Rail Station). Therefore, no vehicle parking is required on-site or provided.

Incentives/Concessions and Waivers
As requested by the applicant in the Density Bonus Application, the following waivers are hereby conditionally granted subject to the execution by the applicants of an agreement with the City that authorizes the waiver, concessions, and incentives.

1. Waiver One. Reduction of Commercial FAR (General Plan Chapter 5, Page 26): Pursuant to the Downtown Employment Priority Area General Plan land use designation, mixed use projects are required to provide a minimum commercial FAR of 4.0. The applicant has requested a reduction of the commercial FAR to 2.0. The waiver is granted because the inclusion of an additional 2.0 FAR of commercial space on the third and fourth floors would result in the loss of 22 residential units, precluding the construction of the project at the residential density allowed under the State Density Bonus Law.

2. Waiver Two. Loading Spaces (San Jose Municipal Zoning Code, Section 20.70.435): Pursuant to Section 20.70.435 of the Zoning Code, multiple dwelling uses of 200 units or greater shall provide at least two off-street loading spaces. The applicant has requested a reduction in off-street loading to 0 spaces. The waiver is granted because the existing first floor height and the extensive façade change required to construct the mixed-use project precludes the provision of two loading spaces on the first floor. The provision of loading spaces on the ground floor would require moving the commercial space to the second through fifth floors and would result in a loss of 33 residential units. Therefore, the provision of the required loading spaces would preclude the construction of the project at the residential density allowed under the State Density Bonus Law.

3. Waiver Three. First Floor Height (Downtown Design Guidelines and Standards Section 5.3.2, Standard B): Pursuant to Section 5.3.2, Standard B of the Downtown Design Guidelines and Standards the ground floor commercial space must maintain a minimum height of 16 feet. The applicant has requested a reduction in first floor height to 13feet, the height of the existing first floor . The waiver is granted as the Exhibit C
12 File No. SP21-044, HP21-001 & ER20-249

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existing first floor height and the extensive façade restoration required to construct the mixed-use project would result in a loss of residential units. The increase in height to the ground floor commercial space would require moving additional commercial space to the fifth floor, resulting in a loss of 33 residential units. Therefore, a 16-foot-high first floor would preclude the construction of the project at the residential density allowed under the State Density Bonus Law.

4. Waiver Four. Transitional Height Requirement (Downtown Design Guidelines and Standards, Section

4.2.2, Standard C): Section 4.2.2, Standard C of the Downtown Design Guidelines and Standards requires that when a new building 100 feet tall or more is across from a parcel line interior to a block from a historic building 45 feet tall or less, the rear portion of the building must maintain a transitional height of 60 feet or less within the first 20 feet from the property line. The waiver is granted as maintaining the transitional height of 70 feet or less within 20 feet from the property line would require moving the stair tower back to avoid the 70-foot heigh restriction and would result in a loss of 36 units (16 units on the north side, 20 units on the south side. Therefore, compliance with this standard would preclude the construction of the project at the residential density allowed under the State Density Bonus Law.

Downtown Design Guidelines and Standards
The project is subject to the Downtown Design Guidelines and Standards, adopted by City Council on April 23, 2019.
• Building Placement
o Section 3.2.2 - Building Placement
▪ Standard - Place a ground level building facade along 70% of each parcel's Public-Space facing property lines (within 10 feet) or setback lines (within 3 feet). o Section 3.3.2 – Relationship to Transit
▪ Standard A - Place a building’s Active Frontages (particularly retail) and amenities such as Privately-Owned Public Open Spaces (POPOS) near rail transit stations and bus stops on the Frequent Network.
o Section 4.3.3 – Streetwall
▪ Standard B - Create a Streetwall along a Primary Addressing Street or SoFA Addressing Street along at least 70% of the property or setback line.

Analysis: As shown on the project plans, the existing bottom two floors of the building would remain in their present location with the rehabilitation of the historic building façade. The building is placed directly on the property line at North 2nd Street for 100% of the parcel’s public-space facing property line, in conformance with Section 3.3.2 and Section 4.3.3 Standard B. The project site is directly in front of the VTA Light Rail line and is within close proximity to multiple VTA bus routes along North 2nd Street and East Santa Clara Street. • Entrances
o Section 3.3.4 – Vehicle and Bicycle Parking Location
▪ Standard B - Place bicycle parking so that bicyclists do not have to cross vehicular parking or drive aisles to enter the building.
o Section 3.5.1 – Pedestrian and Bicycle Entrance Location ▪ Standard C – Provide retail spaces with direct entry from a street.

Exhibit C
13 File No. SP21-044, HP21-001 & ER20-249

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Analysis: There is no vehicle parking or circulation on-site, so there is no conflict with drive aisles or parking. The building entrance is directly accessible from the sidewalk along North 2nd Street. Bicycle parking is provided in secure bicycle storage at the basement level of the building and would be accessible by elevator or stairs inside the building. Additional short-term bicycle parking spaces are provided outside of the building for use by retail patrons. Retail spaces would continue to be provided with direct entry from North 2nd Street. • Building Massing and Design
o Section 4.2.2 – Massing Relationship to Context
▪ Standard A – Height Transition – If a new building 100 feet tall or more is across the street from or adjacent to either a historic building that is 45 feet tall or less, the new building must step back its street facing façade 5 feet minimum from the front parcel or setback line at an elevation between 25 and 50 feet.
o Section 4.2.4 – Historic Adjacency
▪ Standard B - Design buildings with rectilinear rather than curved and diagonal forms where rectilinear forms are typical of the Historic Context buildings. ▪ Standard C - Use cornice articulation at the Podium Level at a height comparable to the heights of Historic Context buildings.
o Section 4.3.1 – Podium Level Massing
▪ Standard - Divide Podium Level building massing facing Public Space that creates a facade wider than 100 feet into visibly articulated smaller masses no wider than 80 feet using projections and recesses, materials, shadow relief, or other architectural elements o Section 4.4.1 – Façade Pattern and Articulation
▪ Standard A - Design all buildings to include a top distinguishable from the rest of the facade. The building top may consist of the special facade treatment of one or more full floors, among other possible treatments.

Analysis: The new building incorporates a 19-foot-deep stepback beginning at the third floor (26 feet high). The building is designed with a distinguishable base, middle, and top. The two-story podium level building is characterized by the historic façade and its existing four bay façade divided by pilasters, a central arched recessed entry, and four distinctive commercial spaces, none of which are wider than 80 feet. The cornices of the historic building at the second level façade are to be maintained and restored as originally constructed. The lower and middle portions of the tower are visibly distinct from the historic building on the lower level with the street facing façade being divided by two columns of windows no greater than 15 feet wide. The columns continue up the façade to the top of building, which is defined by the roof deck. • Pedestrian Level Design
o Section 5.3.1.a – Active Frontages
▪ Standard A - Place Active Frontages along at least 80% of the Pedestrian Level Streetwall on a Primary Addressing Street, SoFA Addressing Street, Secondary Addressing Street, Urban Park/Plaza Frontage, or Open Space Frontage.

Analysis: The entirety (100%) of the street facing façade on North 2nd Street, a Secondary Addressing Street, is wrapped with active retail and lobby space.

Exhibit C
14 File No. SP21-044, HP21-001 & ER20-249

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Permit Findings
In order for this application to be approved, the City Council must be able to make all required findings for a Site Development Permit, Special Use Development Permit, State Density Bonus Law, Historic Preservation Permit and a Demolition Permit. The Historic Landmarks Commission will make a recommendation on the Historic Preservation Permit findings directly to the City Council.

Site Development Permit Findings
To make the Site Development Permit findings pursuant to San José Municipal Code Section 20.100.630, and recommend approval to the City Council, the Planning Commission must determine that:

1. The Site Development Permit, as approved, is consistent with and will further the policies of the General Plan, applicable specific plans and area development policies.

Analysis: As discussed above, the project is consistent with the General Plan goals and policies for focused growth, housing, land use, and employment. The project would also be consistent with the applicable General Plan Downtown design policies. The project is in conformance with the allowable FAR and residential density for a project with the inclusion of a 25% density bonus. The project has an FAR of 15.3 and a residential density of approximately 1,000 Dwelling Units per Acre (DU/AC).

2. The Site Development Permit, as approved, conforms with the Zoning Code and all other Provisions of the San José Municipal Code applicable to the project.

Analysis: As discussed in the Municipal Code Conformance section above, the project is consistent with all applicable objective criteria of the DC Downtown Primary Commercial Zoning District. The proposed office, retail, and residential uses are all permitted in the DC Zoning District, no parking is required, and the height is determined by the FAA. The commercial condominiums require a special use permit, which is also consistent with the Zoning Ordinance as described above.

3. The Site Development Permit, as approved, is consistent with applicable City Council policies, or counterbalancing considerations justify the inconsistency; and Analysis: The project was duly noticed per Council Policy 6-30: Public Outreach Policy for Pending Land Use and Development Proposals and on-site noticing/posting requirements. A joint Environmental Scoping and Community Meeting was held on August 9, 2021. An on-site sign has also been posted on the project frontage since February 1, 2021. Public Notices of the community meeting and public hearing were distributed to the owners and tenants of all properties located within 1,000 feet of the project site and posted on the City website. The staff report is also posted on the City’s website. Staff has been available to respond to questions from the public. See the Public Outreach section below for additional details about public comments received.

4. The interrelationship between the orientation, location, and elevations of proposed buildings and structures and other uses on-site are mutually compatible and aesthetically harmonious.

Analysis: The new tower is designed to be compatible with the existing historic building on-site. The first two stories of the building consist of the historic building, including the street facing façade, which would be restored. The residential portion of the 22-story begins at the third floor (26-feet-high) and incorporates a 19-foot-deep stepback where the tower begins. The new tower consists of rectilinear forms, similar to the rectilinear forms of the existing historic façade The lower and middle portions of the tower, while visibly distinct from the historic building, are divided by two columns no greater than 15 feet wide and separated with an aluminum curtain wall with tinted glass.

Exhibit C
15 File No. SP21-044, HP21-001 & ER20-249

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5. The orientation, location, and elevation of the proposed buildings and structures and other uses on the site are compatible with and are aesthetically harmonious with adjacent development or the character of the neighborhood.

Analysis: The site is bordered on all sides by commercial office or retail uses. The project consists of the retention and rehabilitation of an existing historic landmark and the construction of a 22-story mixed use building with 18,643 square feet of retail and 220 multifamily residential units within the Downtown core. The historic façade, comprising the first two stories is retained and will continue the pattern of low and mid-rise office and retail buildings along North 2nd Street and East Santa Clara Street. As discussed in the Design Guidelines Consistency section above, the buildings incorporate a height transition above the second story to soften the change in height and scale from existing historic building and neighboring development. The new 22-story addition allows for high density residential uses that would support the existing and future retail and commercial development within Downtown.

6. The environmental impacts of the project, including but not limited to noise, vibration, dust, drainage, erosion, storm water runoff, and odor which, even if insignificant for purposes of the California Environmental Quality Act (CEQA), will not have an unacceptable negative effect on adjacent property or properties.

Analysis: The project is an in-fill development in an urbanized area on a parcel that is fully developed with an existing commercial building that already has public utilities and services in place. A Supplemental Environmental Impact Report (SEIR) has been prepared for the project as required by CEQA. Mitigation measures have been identified within the SEIR for implementation during construction and operation to reduce potentially significant impacts under the respective environmental areas of concern mentioned above. A statement of overriding considerations is required for this project in accordance with CEQA due to the impact on historical resources.

7. Landscaping, irrigation systems, walls and fences, features to conceal outdoor activities, exterior heating, ventilating, plumbing, utility and trash facilities are sufficient to maintain or upgrade the appearance of the neighborhood.

Analysis: All mechanical equipment is located within the building and in the mechanical penthouse on the roof, not visible from the street or surrounding buildings. No outdoor activities would occur on the ground floor of this project. The outdoor common open space is located on the roof and would be landscaped and concealed to maintain privacy between existing and future residents. The trash room is located inside the building. The project is conditioned to provide street trees along the ground floor street frontages. Therefore, the landscaping, irrigation systems, all walls and fences, exterior heating, ventilation, plumbing, utility, and trash facilities are sufficient to maintain and upgrade the appearance of the neighborhood.

8. Traffic access, pedestrian access and parking are adequate.

Analysis: Pedestrian and bicycle access is provided along North 2nd Street. The project site is within a ¼ mile of multiple transit options including the Santa Clara and Saint James VTA Light Rail Stations.

Numerous VTA bus routes also serve the immediate area, including VTA Bus Routes 72, 73, 22, 23, and Rapid 523. The project also provides ample bicycle parking with the inclusion of a secure bicycle storage room on the basement level. The project site is approximately 550 feet from the planned BART station on East Santa Clara Street between Market Street and 1st Street. As discussed above, no vehicle parking is required pursuant to the State Density Bonus Law.

Special Use Permit Findings
Pursuant to San José Municipal Code Section 20.100.820, staff recommends the Planning Commission, make the following findings:

Exhibit C
16 File No. SP21-044, HP21-001 & ER20-249

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San Jose City CouncilMarch 28, 2023

San Jose City Council
March 28, 2023