202
1-7280 & 2021-7281
490/480 S. Mathilda Avenue
RECOMMENDED FINDINGS
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FINDINGS
I
n order to adopt the Mitigated Negative Declaration, the Planning Commission must make the following findings per CEQA Guidelines Section 15074:
1. The M
itigated Negative Declaration was prepared and circulated for public review in accordance with the requirements of the California Environmental Quality Act.
2. The P
lanning Commission has read and considered the Mitigated Negative Declaration and finds on the basis of the whole record before it, including the Initial Study and any comments received, that there is no substantial evidence that the proposed project will have a significant effect on the environment.
3. The M
itigated Negative Declaration reflects the Planning Commission’s independent judgment and analysis.
4. The m
itigation measures listed in the Mitigated Negative Declaration have been incorporated as conditions of approval of the project, including a program for reporting and monitoring the measures required to mitigate or avoid significant environmental effects.
5. The D
epartment of Community Development, Planning Division, is the custodian of the records of the proceedings on which this decision is based. The records are located at Sunnyvale City Hall, 456 W. Olive Ave., Sunnyvale, CA 94086.
Attachment 4
202
1-7280 & 2021-7281
490/480 S. Mathilda Avenue
S
pecial Development Permit
The D
owntown Specific Plan Goals and Policies that relate to this project are:
G
oal A-1: A Mixed-Use Center - Establish the Downtown as a cultural, retail, economic, and entertainment center of the community,
complemented by employment, housing, and transit opportunities.
Policy A-1.1 Encourage a broad mix and scale of uses throughout the Downtown when consistent with the district character.
Policy A-1.3 Promote opportunities for small independent businesses and merchants by creating sites for independent retail and entertainment venues.
Policy A-1.5 Create vibrant public spaces for community gathering to encourage social interaction and a stronger sense of
community.
Policy A-1.6 Increase programming of community and cultural events to provide more reasons to enjoy the Downtown.
Policy A-1.7 Support local restaurant and retail businesses in the Downtown by discouraging private employee cafeterias
and other on-site retail, medical, and personal services.
Policy A-1.8 Where appropriate, allow for additional development beyond the base allowable development in exchange for
amenities that benefit the community.
G
oal B-1: A Distinct Downtown for Sunnyvale - Develop land uses in an attractive and cohesive physical form that clearly identifies Sunnyvale’s Downtown.
Policy B-1.1 Promote sustainable building design and infrastructure as a model for other districts in the City.
Policy B-1.3 Minimize construction impact on businesses and residents in the Downtown.
Policy B-1.4 Encourage high quality design and development, while allowing for creativity and flexibility within the Downtown Sunnyvale Specific Plan Area.
Attachment 4
202
1-7280 & 2021-7281
490/480 S. Mathilda Avenue
Goal B-2: Preservation of Existing Neighbor hood Character - Protect and enhance the community character of existing neighborhoods, preserving distinctive features.
Policy B-2.3 Encourage intensification of the Downtown Core while maintaining and enhancing the character of the lower
density neighborhoods surrounding the Downtown.
G
oal B-3: A Pedestrian-Oriented Environment - Expand the pedestrian- oriented character of the Downtown with enhanced access to parks, open space, plazas, and community and other public realm amenities.
Policy B-3.3 Improve the quality of key vehicular and pedestrian linkages that function as important feeders into the Downtown.
Policy B-3.4 Continue to encourage landscape, streetscape, and façade improvements for all streets throughout the Downtown.
Policy B-3.5 Improve the character of local streets with shade trees, wide sidewalks, and public amenities, such as public seating, shade, and “smart city infrastructure” (i.e. wi-fi, charging stations, etc.) that support the land uses and functions of the street, where appropriate.
Policy B-3.6 Create attractive, high- quality outdoor gathering spaces and pedestrian-oriented amenities that are vibrant, safe, and accessible and contribute to fostering a strong sense of community.
Policy B-3.7 Create well-activated ground floor street frontages by providing direct access to buildings from adjacent
pedestrian paths and sidewalks.
Goal C-1: A Balanced Transportation System - Promote a balanced transportation system to meet the needs of alternative methods of travel.
P
olicy C-1.1 Encourage strong pedestrian, bicycle, and alternate methods of transportation linkages throughout the
Downtown.
Policy C-1.2 Promote the use of transit by intensifying land use and activities near transit cores.
Policy C-1.3 As development occurs, require shared use easements for parking in the Downtown to minimize the amount of land
devoted for parking areas and manage parking so it does not dominate mode choice decisions or the built
environment.
Attachment 4
2021-7280 & 2021-7281
490/480 S. Mathilda Avenue
Policy C-1.4 Provide adequate access to parking in the Downtown while promoting trip reduction through parking management
practices.
Policy C-1.5 Follow the VTA standards for bicycle parking.
Policy C-1.6 Encourage and promote flexibility in land use and streetscape standards to accommodate new and emerging
transportation technologies, including options for
ridesharing pick-up and drop-off.
Policy C-1.7 Require new non-residential developments and multifamily residential developments of 10 or more units to implement a transportation demand management (TDM) program to
reduce the impact of single- occupancy automobile trips.
Encourage existing employers to participate in TDM
programs.
Policy C-1.9 Encourage ample public and private bicycle parking facilities.
1. The proposed use attains the objectives and purposes of the Downtown Specific Plan of the City of Sunnyvale as the project is a four-story mixed-use building providing additional employment opportunities in the downtown neighborhood and the project accesses increased height and floor area through a Development Agreement and Community Benefit contribution. The proposed building will comply with the City’s Green Building requirements. The exterior materials are high quality, and the architecture provides an anchor to the corner of S. Mathilda Avenue and W. Olive Avenue. The proposed project intensifies underutilized parcel s and provides improvements to the streetscape and pedestrian realm through improved sidewalks and street trees. Lastly, the project site is located within walking distance to Caltrain and it includes locked bike storage facilities for future employees in the parking garage and at grade.
2. The proposed use ensures that the general appearance of proposed structures, or the uses to be made of the property to which the application refers, will not impair either the orderly development of, or the existing uses being made of, adjacent properties as the proposed project has been designed to the requirements of the updated Downtown Specific Plan including new streetscape improvements around the site. Additionally, the project has been designed to comply with the new adopted design guidelines found in Chapter 6 of the Downtown Specific Plan. The following table indicates the applicable design guidelines and if they are met or not and comments when needed to explain.
DOWNTOWN SPECIFIC PLAN DESIGN GUIDELINES (CHAPTER 6)
SECTION GUIDELINE FINDING MET COMMENT
General Design Guidelines
Attachment 4
202
1-7280 & 2021-7281
490/480 S. Mathilda Avenue
DOWNTOWN SPECIFIC PLAN DESIGN GUIDELINES (CHAPTER 6)
SECTION GUIDELINE FINDING MET COMMENT
1. Site Layout
and Design
GG-A.1 Active building frontages should
be created along the edges of Downtown
parks, The Loop, and pedestrian priority
streets, to activate these outdoor spaces
and increase their security. Active
building frontages include:
a. Mixed-use buildings with ground level
commercial spaces, office lobbies,
and/or residential entrances
and
r
esidential amenity spaces; along
w
ith private usable open spaces at
the upper levels;
b. Primary façade of entertainment
uses, such as a movie theater;
c. Attached residential units, such as
townhouses or live and work units,
that are served by rear access drives;
and
d. Other uses and configurations that
achieve the goal and intent of
activating these edges.
Yes The subject site will
provide improvements
at the pedestrian level
and provide active
office space at the
ground level.
2. GG-A.2 Along the pedestrian priority
ways, shown in Figure 6-1, at least 75%
of the building frontage should include
active ground floor uses (as defined in
Guideline A-1) that allow for maximum
visual interaction with the pedestrian
zone.
Not Applicable The site is not located
on a pedestrian priority
way.
3. GG-A.3 Where uses are located adjacent
to public space, ground floor commercial
uses must be physically and visually
oriented towards the public space or
plaza. Refer to Section 6.3 for guidelines
related to ground floor retail uses.
Not Applicable The site is not located
adjacent to public
plazas.
4. Building
Organization
and Massing
GG-B.1 For buildings occupying an entire
block greater than 300 feet, building
massing and architecture should be
varied every one-third of the block, to
avoid the appearance of a monolithic
structure.
Not Applicable All frontages are less
than 300 feet in length.
5. GG-B.2 Mid-rise and high-rise buildings
should be organized with a base, middle,
and top as a fundamental design
approach.
a. The building base should be
di
fferentiated with projections and
s
etbacks and enriched with finer grain
des
ign detail and decorative
el
ements, such as awnings,
canopies, arcades, entries, window
treatments, planter boxes, etc., to
s
upport a more pedestrian-oriented
s
cale along the street.
b. The middle and top portions of the
building, including the upper floors
Yes The proposed building
would be four stories,
which is not considered
a mid-rise. However,
the building design
includes a delineated
base at the first floor
with a strong horizontal
band element. The
middle floors are
accented with a glass
curtain system and bay
window pop outs to
provide interest and
movement. The top
Attachment 4
2021-7280 & 2021-7281
490/480 S. Mathilda Avenue
DOWNTOWN SPECIFIC PLAN DESIGN GUIDELINES (CHAPTER 6)
SECTION GUIDELINE FINDING MET COMMENT
above the building base should be set
back from the back of the sidewalk
and articulated to create a regular
rhythm and sense of pedestrian-
scaled enclosure to the public realm.
Smaller sites and sites with shallow
depths may propose alternative
design approaches to provide
architectural interest through quality
exterior materials and architectural
features.
c. A building column grid system of 30
foot on center is commonly used for
new mid-rise and high-rise buildings
in the Downtown and should be
referenced in the design of new
buildings, to establish a consistent
façade rhythm and pattern for
commercial storefront widths along
the street.
floor provides an inset
and is accented with
the tall trellis element.
6. GG-B.3 New development which is
adjacent to or across the street from
lower scale neighborhoods and historic
districts should give special attention to
scale and massing, to prevent
significantly altering the existing
neighborhood character. The height and
massing of new development should be
generally similar in scale to the adjacent
district and step up to the maximum
allowed building height, as suggested in
Figure 6-2. Refer to Section 6.4 for
guidelines on design transitions in the
Commercial Core district adjacent to
lower-scaled neighborhoods.
Yes The project is adjacent
to single-family homes
on the east property
line. The design has
been modified to
provide an increased
setback at the ground
floor and an additional
setback at the upper
floors. Window
typology has been
adjusted for privacy
and additional
landscaping has been
included.
7. GG-B.4 Building massing and form
should preserve the view corridor and line
of sight to significant civic, cultural, or
natural landmarks from high pedestrian
use streets by matching the setback of
existing buildings along the street. These
landmarks include, but are not limited to,
historic Murphy Ave, the existing redwood
trees in Redwood Square, and the
primary entry and marquee for the theater
on McKinley Avenue. Refer to Figure 6-3,
below, which illustrates an example.
Not Applicable The subject site does
not have a clear line of
site to any of these
resources. 8. Façade
Articulation
and Variation
GG-B.5 Articulation of the building on the
ground and upper floors is a priority, to
avoid the appearance of a monolithic
structure.
a. Continuous flat facades should be
avoided and instead facades should
be articulated through use of
setbacks, recessed windows,
Yes The subject site is
slightly longer than 300
feet. However, the
proposed building
would be less than 300
feet in width. Since the
building is only four
stories, the massing
Attachment 4
202
1-7280 & 2021-7281
490/480 S. Mathilda Avenue
DOWNTOWN SPECIFIC PLAN DESIGN GUIDELINES (CHAPTER 6)
SECTION GUIDELINE FINDING MET COMMENT
awnings, balconies, bay windows,
and breaks in the horizontal and
vertical planes.
b. Commercial building facades should
be
articulated at least every 60 feet,
to be more similar in scale to
t
raditional commercial storefront
patterns, such as the Murphy Station
Landmark District, consisting of lots
that are more typically 25 feet and
50 f
eet in width.
c. Articulation of residential buildings
should be smaller, at 40-50 feet, to
better respond to historic lot sizes
and patterns that are in the
nei
ghborhoods surrounding the
Commercial Core district.
has been broken up by
a defined base, middle
and top. Additional bay
elements have been
included to provide
interest, rhythm and
shadow lines on the
façade. The fourth floor
is recessed from the
third floor and the trellis
element provide
additional vertical
interest and shadow.
9. GG-B.6 A well-defined street edge is
encouraged, especially within the
Commercial Core and North of
Washington districts. Ground floor
facades should address the street and
define the public-realm edge by placing
buildings along a build-to line behind the
required sidewalk width (as defined in
Section 7.5), to create a consistent but
articulated setback along the street.
a. A minimum ground floor setback of at
least 30 inches from the back of
sidewalks is encouraged every 10
0 f
eet or less. Setbacks should be
des
igned to activate the street with
oppo
rtunities for window shopping,
landscaping, outdoor dining, seating,
covered walkways or overhangs, and
ot
her pedestrian amenities.
b. Alternatively, the entire building or
ground floor facade is encouraged t
o
be
further set back from the build-to-
line to provide additional public space
on
the street.
c. The height of the ground floor should
be
a minimum of 18 feet from floor to
f
loor and designed with transparent
storefronts that allow full visibility into
r
etail or common area spaces.
d. Where residential is proposed, the
f
irst floor of residential units should
t
ransition from the public realm with
r
aised stoops, steps, or other
transitional elements.
e. Refer to Section 6.3 D for the design
of
ground floor retail uses within
mixed-use buildings.
Yes The building
establishes a build-to-
line, generally at 10
feet from back of
sidewalk. Since the
proposed building is
located on the
southern edge of block
13, adjacent to
residential uses, the
ground floor height has
been kept slightly lower
to 16 feet. This helps to
keep the building in
scale with the
neighborhood. The
pedestrian level is
further defined by
planter boxes, and the
middle portion of the
building provides bay
window elements to
add interest and
variation in the façade.
Attachment 4
2021-7280 & 2021-7281
490/480 S. Mathilda Avenue
DOWNTOWN SPECIFIC PLAN DESIGN GUIDELINES (CHAPTER 6)
SECTION GUIDELINE FINDING MET COMMENT
10. GG-B.7 Buildings used as focal points at
a street corner should include special
corner treatments, such as increased
transparencies, pronounced entry
features, wrap-around balconies or
fenestrations, changes in materials,
and/or increased height with accent roof
elements.
Yes The proposed building
is located on the corner
of S. Mathilda and W.
Olive Avenue. The
corner treatment
includes a recessed
entry element, exposed
stairwell and extruded
trellis element.
11. GG-B.8 Special corner entry treatment
such as angled corner entries, as well as
recessed mid-block entries with a
forecourt, are acceptable, to create an
interesting pedestrian environment.
Yes See above.
12. GG-B.9 Direct entrances to street-level
residential units are encouraged for
residential buildings to create a lively
streetscape, where appropriate.
Not Applicable
13. Building Tops
and Roofs
GG-B.10 Variable heights and roof forms
should be used to break up the building
mass along a block. A uniform block of
buildings built to the maximum height limit
should be avoided.
Yes The building provides
various setbacks and
terraces at the upper
floors to break up the
mass of the buildings.
14. GG-B.11 Roof treatments, such as
cornices and overhangs, are encouraged
to define building tops. Parapets without
architectural detailing are not allowed.
Yes The building includes
the use of glass curtain
walls with flush
parapets of a high-
quality material.
Instead of the use the
cornice treatments the
upper floor will provide
a recess from the third
floor and the use of the
trellis element provide
an upper floor accent
and cap.
15. GG-B.12 Minimize the appearance of
exterior roof drains.
Yes
16. Architectural
Character and
Details
GG-C.1 New buildings within Downtown
Sunnyvale may be more contemporary in
style. Buildings adjacent to a historic
building or district should consider ways
to respond to the historic context and
increase compatibility. Literal replication
or mimicry of past architectural styles
should be avoided.
Yes Although the building is
contemporary in style it
is also adjacent to the
Taaffe Frances Historic
District to east of the
project site. The
applicant has worked
with the neighbors to
provide increased
setbacks at the ground
and upper floors on the
east elevation.
17. GG-C.2 Building bases should be strongly
defined with architectural features such
as a stringcourse, a continuous horizontal
band along the length of the building
façade, step backs, or changes in
Yes The building base is
defined by a strong
horizontal band at the
top of the first floor.
The first floor is
Attachment 4
202
1-7280 & 2021-7281
490/480 S. Mathilda Avenue
DOWNTOWN SPECIFIC PLAN DESIGN GUIDELINES (CHAPTER 6)
SECTION GUIDELINE FINDING MET COMMENT
materials and color. The base should be
expressed with façade treatments and
detailing that are scaled to pedestrians.
Blank facades should be avoided,
especially along The Loop and
pedestrian priority ways.
characterized by clear
glazing into the ground
floor space.
18. GG-C.3 Awnings, canopies, and shade
structures should be provided along the
street level to create more pedestrian-
scaled enclosures at the sidewalk and
accommodate signs, graphics, and
lighting.
Yes Since the proposed
architecture is modern
in style, the use of
awning elements don’t
really fit in with the
style. The building has
included the large
trellis element and
recessed front entry to
provide pedestrian
scale, shade and
interest at the ground
level.
19. GG-C.4 Design ground level commercial
uses within a building with multiple bays
that accommodate multi-tenant
occupancy or help to articulate the
storefront of a larger single tenant.
Not Applicable
20. Windows GG-C.5 Where new development is
planned near existing residential
development, new windows and outdoor
spaces should be carefully designed to
respect the privacy of adjacent and
nearby neighbors by limiting direct views
into the windows of other residential
units.
Yes As noted above, the
east elevation has
been adjusted through
increased setbacks,
change in curtain wall
system to reduce
privacy impacts.
21. GG-C.6 Window design should contribute
to and complement the architectural
character and style of the building. Its
materials, and features, such as the trims
and sills, should be of high quality and
include some depth to cast shadows and
articulate the building.
Yes The project is using a
glass curtain wall
system which allows
for visibility into the
interior of the building
and mass timber
structure.
22. GG-C.7 Windows and mullions are
encouraged for residential building
applications to form composed patterns
of fenestration to complement a building’s
massing and to provide scale and rhythm.
Mullion-less, monolithic glazing may be
used in special applications (such as
retail shop fronts or office lobbies) as an
accent to the overall design but shall not
be used as an overall design theme.
Not Applicable
23. GG-C.8 The use of transparent glass is
required.
a. To provide visibility into active
spaces, fenestration should, at
a
mi
nimum, provide visibility from three
feet above the sidewalk to the clear
Yes The ground floor is
comprised of clear floor
to ceiling glazing. A
condition of approval
has been included
requiring a dropped
Attachment 4
2021-7280 & 2021-7281
490/480 S. Mathilda Avenue
DOWNTOWN SPECIFIC PLAN DESIGN GUIDELINES (CHAPTER 6)
SECTION GUIDELINE FINDING MET COMMENT
ceiling height, as addressed in
Guideline GG-B.5 above.
b. Clerestory glass above a building
canopy or awning is encouraged
consistent with traditional commercial
development patterns in Downtown.
c. Tinted glass; fritted glass; and
decorative glass may be used to
augment other decorative elements of
the building on the upper floors.
ceiling at least 3-4 feet
from the transom
window face.
24. GG-C.9 Additional protection to reduce
solar gain shall be enhanced by building
design utilizing recesses and shading
devices, especially for the south and west
facing facades of the building.
Yes The building will need
to be consistent with
Title 24 requirements
which address solar
gain.
25. GG-C.10 Reflective glass is not
permitted, except in minor decorative
applications.
Yes None proposed.
26. GG-C.11 Development projects shall
comply with the City-adopted Bird Safe
Design Guidelines.
Yes As conditioned and
designed.
27. Building
Materials
GG-C.12 Use of durable, high quality
materials on building exteriors is required.
Refer to Table 6-1 for the list of preferred
and discouraged building materials.
Yes The materials provide
interest and texture on
the façade.
28. Color GG-C.13 A variety of colors are
encouraged, selected to enhance natural
material choices such as stone, wood,
and natural metals, and quality
architectural materials such as precast
concrete, brick masonry, and barrel tile.
Yes The proposed building
color palate include
clear glazing, exposed
warm wood, paneling
in earth tones for
accents.
29. GG-C.14 Proposed building colors
should be compatible with one another,
as well as with that of the adjacent
historic buildings, where applicable
Yes The proposed colors
have been conditioned
to better complement
the upper floors.
30. GG-C.15 Use colors to differentiate
residential units. Use colors with a very
high degree of light reflectance sparingly
to control glare. Use darker and more
intense colors at the building base.
Not Applicable
31. Parking
Structure
Location and
Access
GG-D.1 Within a parking structure,
parking intended for commercial retail
and service uses and visitors to the
Downtown should be located primarily on
the ground floor. Parking for residents
and office employees should be located
either below grade or on upper floors.
Yes The project is using
two-levels of
underground parking.
32. GG-D.2 Vehicular entries to parking
garages should be away from pedestrian
priority ways, to the maximum extent
possible, to reduce pedestrian and
vehicle conflicts.
Yes Located on the east
side of the property,
keeping access away
from the Mathilda and
Olive intersection.
33. GG-D.3 Driveways into parking garages
should not exceed a width of 30 feet and
Yes Driveways into the
garages are less than
30 feet. However,
Attachment 4
202
1-7280 & 2021-7281
490/480 S. Mathilda Avenue
DOWNTOWN SPECIFIC PLAN DESIGN GUIDELINES (CHAPTER 6)
SECTION GUIDELINE FINDING MET COMMENT
should be separated by a minimum
distance of 10 feet.
some curb cuts may
total more than 30 feet
as they provide access
into loading areas and
solid waste areas.
34. GG-D.4 Avoid accessing parking garages
and large surface parking lots directly
from Mathilda, Murphy, Sunnyvale, and
Evelyn Avenues, Driveways internal to
the block may be used for access into the
parking garage from these streets
Yes Access is located on
Olive Avenue
Design of
Parking
Structures /
Parking Lots
GG-D.5 – GG-D.16
Not Applicable The proposed parking
is in an underground
structure.
35. Open Space
and
Landscaping
GG-F.1 Major plazas are encouraged to
incorporate flexible areas with a variety
of landscaping that can accommodate
large crowd gathering events, such as
outdoor concerts and performances, and
provide areas of shade and seating.
Not Applicable The site is not located
adjacent to any large
plazas or open space.
The project does
provide rooftop open
space for the future
tenants.
36. GG-F.2 In courtyards and exterior
gathering spaces, public art, water
elements, and/or outdoor seating should
be incorporated into the design to provide
additional interest and relaxing sounds at
key pedestrian locations. These features
should be in scale with the size of the
gathering space.
Yes As noted above, the
project would have a
rooftop garden area.
37. GG-F.3 Comply with Municipal Code
requirements for tree preservation.
Healthy significantly sized trees shall be
preserved and incorporated into the
design of plazas and common open space
areas unless the standards and criteria for
removal are met.
Yes The existing trees were
surveyed and varied
greatly in condition.
The proposed project
will install new larger
trees that are more
appropriate for the
urban landscape and
privacy screening.
38. GG-F.4 Public gathering areas are
encouraged to include well-designed
seating options such as benches, seat
walls, planter ledges, moveable chairs,
and seating steps that complement
existing plaza space in the Downtown.
Seating and gathering areas should have
a mixture of shaded and unshaded areas
to increase usability in various weather
conditions.
Yes As noted above, tenant
gathering space is
provided on the roof for
the future tenants.
39. GG-F.5 Special paving materials, such as
pavers, precast concrete, stone, tile, or
other accent materials are encouraged at
Yes The DSP standard
sidewalk details will be
used for the perimeter
sidewalks.
Attachment 4
2021-7280 & 2021-7281
490/480 S. Mathilda Avenue
DOWNTOWN SPECIFIC PLAN DESIGN GUIDELINES (CHAPTER 6)
SECTION GUIDELINE FINDING MET COMMENT
focal points and highly visible areas
outside of the required public sidewalk.
40. GG-F.6 Sustainable design features that
are associated with utilizing renewable
energy, reducing the heat island effect,
and adopting low impact development
(LID) stormwater strategies are highly
encouraged
Yes The project will comply
with the City’s Green
Building and
stormwater treatment
requirements. In
addition, the building
will be all electric.
41. GG-F.7 Use of appropriate native
vegetation and water conserving plant
material of varying textures and colors is
highly encouraged. Plant material should
conform to water efficient landscaping
requirements in Title 19 (Zoning).
Yes This will be
incorporated as
feasible depending on
planter size.
42. GG-F.8 All areas of plazas should be
visible from surrounding building
entrances, residential units or non-
residential spaces, or other frequently
occupied indoor/ outdoor spaces to
maximize natural surveillance.
Not Applicable The project does not
propose any plazas at
the ground level.
43. GG-F.9 Adequate lighting in plazas
should be included for evening/nighttime
uses and security and should be
integrated as design features, to provide
ambient lighting. Path lighting may be
used to highlight main pedestrian
circulation. Pole lighting should be placed
adequately and equipped with necessary
cut-off fixtures, to prevent light pollution
and glare to the adjacent properties.
Yes
44. Usable Open
Space
GG-F.12 Usable open space should be
well landscaped to enhance the
aesthetics of individual developments.
Yes Usable open space is
not required. However,
various open areas
around the site include
landscaping to
enhance these areas.
45. GG-F.13 Residential common areas
may be provided in a variety of formats,
including courtyards, roof gardens, play
areas, and outdoor kitchens. Common
areas that have direct access from the
public streets may establish access
restrictions.
Not Applicable
46. GG-F.14 Common areas, located at
upper-level floors for use by building
residents and visitors, may qualify as
usable open space.
Not Applicable
Attachment 4
202
1-7280 & 2021-7281
490/480 S. Mathilda Avenue
DOWNTOWN SPECIFIC PLAN DESIGN GUIDELINES (CHAPTER 6)
SECTION GUIDELINE FINDING MET COMMENT
47. GG-F.15 Podium or rooftop patios and
gardens with usable open spaces are
highly encouraged.
Yes The proposed building
includes a rooftop
garden area.
48. GG-F.16 At the street level, residential
developments should provide a
transition zone between the public realm
and the private realm through use of
open space and landscaping. The
transition space may utilize a
combination of planting beds, steps,
varying paving materials, trellises,
arcades, and low hedges or fenc ing.
Not Applicable
49. Plant Palette
and Landscape
Materials
GG-F.18 Maintain a recommended street
tree list for the Downtown Specific Plan
Area.
Not Applicable
50. GG-F.19 The use of native and drought-
tolerant trees is encouraged.
Yes
51. GG-F.20 Table 6-2 lists preferred and
discouraged non-plant materials for use
in landscaped and outdoor spaces
Yes
52. Streetscape
Elements
GG-G.1 Unifying elements along The
Loop should be considered to highlight
this route, including street trees or
plants, wayfinding signage, and/or
paving materials.
Not Applicable The site is not located
within the Loop.
However, the
pedestrian sidewalk
areas shall be
consistent with the
DSP standards for
sidewalk treatments,
plantings, lighting and
furniture.
53. GG-G.2 Key pedestrian crossings
along pedestrian priority ways should be
highlighted with color or special, durable
paving, such as enhanced concrete.
Yes Pedestrian crossings
will be updated per City
standards.
54. GG-G.3 Encourage intersection bulb -
outs to reduce the crossing distance for
pedestrians.
Not Applicable
55. GG-G.4 Consider “scramble crosswalks”
or other innovative pedestrian crossings
where appropriate.
Not Applicable
56. GG-G.5 Where there is no on -street
parking, use landscape elements such
as street trees, small bollards, raised
planters, or other similar devices to
provide protection for pedestrians from
moving vehicles.
Yes
Attachment 4
2021-7280 & 2021-7281
490/480 S. Mathilda Avenue
DOWNTOWN SPECIFIC PLAN DESIGN GUIDELINES (CHAPTER 6)
SECTION GUIDELINE FINDING MET COMMENT
57. GG-G.6 Safe passenger pick -up/drop-off
zones should be planned and
incorporated near commercial and
residential developments. These zones
may be pull out spaces where there is
adequate street right -of-way, public
easement, and/or may be provided on
private property, as addressed in
Chapter 7.
Not Applicable
58. GG-G.7 Street trees should be planted at
an average of every 25 to 30 feet on
center, when possible; 25 feet is
preferred along pedestrian -oriented
streets. Tree grates should be used in
the Downtown Core for the street trees,
to prevent compaction of soils in root
zones.
Yes Plantings will generally
be 25 feet apart on S.
Mathilda and W. Olive
Avenue.
59. GG-G.8 Permeable paving materials or
planters that allow for stormwater
capture are highly encouraged and
should be used whenever possible to
minimize the volume and/or rate of
stormwater run-off.
Yes The project is
complying with the
City’s stormwater
management
requirements.
60. Street Types GG-G.11 Local Commercial Streets
distribute traffic at the district level.
Identified pedestrian priority ways serve
to provide critical pedestrian connectivity
among various destinations, while
limiting vehicular driveways and access
into individual parcels.
Not Applicable
61. Streetscape
Furnishings
GG-G.14 Streetscape furnishings such
as benches, planters, bike racks, trash
receptacles, bollards, and tree grates
should be selected from a coordinated
palette and be compatible and well -
integrated with the surrounding built
environment within the Downtown.
Yes Street furniture and
lighting will be
consistent with the
DSP standards.
62. GG-G.15 Streetscape furnishings should
be used to reinforce the character and
identity of a block or street. If desired,
they may be used as a unifying element
to tie together a larger district or
corridor. Street furnishings should be
functional while improving the pedestrian
comfort, security, and safety of the
Downtown.
Yes These elements will be
installed where
applicable on the site
or right of way.
63. GG-G.16 Street furniture, such as
benches and seating areas, should be
provided throughout The Loop and
Not Applicable
Attachment 4
202
1-7280 & 2021-7281
490/480 S. Mathilda Avenue
DOWNTOWN SPECIFIC PLAN DESIGN GUIDELINES (CHAPTER 6)
SECTION GUIDELINE FINDING MET COMMENT
pedestrian priority ways, as well as in all
plazas within the Downtown to provide
pedestrians a place to sit and relax.
64. GG-G.17 Seating options should be
composed of durable materials that can
be easily maintained.
Not Applicable
65. GG-G.18 Both fixed and movable
outdoor seating should be included in
plazas, allowing for privacy as well as
group interaction, for additional flexibility
of use.
Not Applicable
66. GG-G.19 Seats with a back are
encouraged where feasible.
Not Applicable
67. GG-G.20 Defensive design elements
such as uncomfortable seating and
similar obstacles to discourage public
use, are discouraged in the public
spaces.
Not Applicable
68. Street Lighting GG-G.21 Street lighting should be
compatible in style and aesthetics with
the street furnishings in the surrounding
environment.
Yes Per DSP standards
69. GG-G.22 Sufficient lighting should be
provided to ensure safe pedestrian
movement along The Loop and
pedestrian priority ways during low light
periods.
Yes While the site is not
located in the
pedestrian loop,
lighting will be installed
per DSP standards.
70. GG-G.23 Low brightness lighting fixtures
utilizing warm, color -corrected light
sources with appropriate beam cut -off
are encouraged to minimize uncontrolled
nighttime light and glare.
Yes
71. Service
Facilities and
Mechanical
Equipment
GG-H.1 Locate service areas and drives
away from public streets and nearby
residential uses. Place service facilities
in the least visible areas. The Loop or
pedestrian priority ways should be
avoided for any street level service
facilities or mechanical equipment.
Yes The proposed garage
entry and service areas
are located on the east
side of the site. While
this is close to
residential, this is the
safest area of the site
for these uses.
72. GG-H.2 Fully screen all service facilities
from the public street and adjoining
properties with walls, fences, and/or
landscaping treatments.
Yes Service facilities are
interior.
73. GG-H.3 Integrate screening for rooftop
mechanical equipment into the building
massing, using quality materials
compatible with exterior building façade
Yes Rooftop mechanical
equipment has been
located and centered
on the top floors.
Attachment 4
2021-7280 & 2021-7281
490/480 S. Mathilda Avenue
DOWNTOWN SPECIFIC PLAN DESIGN GUIDELINES (CHAPTER 6)
SECTION GUIDELINE FINDING MET COMMENT
materials. Arrange screening into a
compact cluster to the extent possible
rather than several small individual
screening structures. If multiple
screening structures are required,
integrate them into the building massing.
Roof access ladders shall not be located
on the exterior of a building.
Screening has been
designed to
complement the
architecture of the
building.
Building Type-Specific Design Guidelines
74. Office
BT-C.1 Facade design should include
high quality exterior materials, windows,
sun control devices and other design
elements to produce a well -articulated
building. Techniques to create high
quality exteriors include changes in
materials and/or color, variations i n the
vertical planes, and incorporation of
upper level outdoor common areas
should be used to avoid a monolithic
and sterile appearance.
Yes The exterior of the
building will be using a
glass curtain wall
system that will
highlight the mass
timber framing of the
structure. Other
elements include bay
windows and privacy
treatment on the east
side of the building. A
rooftop deck is also
proposed.
75. BT-C.2 Additional articulation and
transparency should be provided on the
ground floor and at corners for a visually
inviting pedestrian experience.
Yes As noted above, the
corner entry of the
building provides an
interesting experience
through exposed
stairs, multi-story
opening and warm
materials.
76. BT-C.3 Windows should be well
proportioned. Glazing should provide a
high degree of light transmittance and
prevent glare.
Yes The proposed glass
curtain walls provide
transparency into the
building and include
vertical and horizontal
mullions for movement.
77. BT-C.4 Main entrances for the public,
staff, and visitors should be clearly
identifiable. Within the Commercial Core
and North of Washington Districts,
building entries should be located along
The Loop, pedestrian priority ways, or a
primary pedestrian frontage, such as a
plaza or other public street and lead
directly to the main lobby space.
Yes The building entry is
located on S. Mathilda
and W. Olive Avenues.
78. BT-C.5 The lobby should be inviting,
well-lit, secure, and clearly visible from
the street, both d ay and night.
Yes
79. BT-C.6 Indoor atriums, outdoor plazas
and public amenity areas should be
Not Applicable
Attachment 4
202
1-7280 & 2021-7281
490/480 S. Mathilda Avenue
DOWNTOWN SPECIFIC PLAN DESIGN GUIDELINES (CHAPTER 6)
SECTION GUIDELINE FINDING MET COMMENT
incorporated into building frontages for
employee and visitor uses.
80. BT-C.7 Public art is encouraged in the
design of atriums, plazas, and public
amenity areas.
Not Applicable The applicant is not
incorporating art at this
point, but they may
consider it at a later
time.
81. BT-C.8 Roofs should be designed with
usable rooftop gardens and/or light -
colored roofing, to help reduce heating
and cooling loads, address ‘urban heat
island’ effects, and provide workers a
significant private outdoor amenity area.
Yes While the upper roof
includes mechanical
screening and open
space area with a trellis
element.
82. BT-C.9 Parking should be accessed
from alleys, away from pedestrian
priority ways, when possible.
Yes Access is from W.
Olive Avenue which is
at the furthest point
from the Mathilda
Intersection.
83. Ground Floor
Retail within
Mixed-Use
Buildings
BT-D.1 Ground floor retail and similar
commercial uses should help define the
public realm by placing the base of the
building at the build -to-line (at the back
of the sidewalk), with additional
setbacks and recesses to support public
activity on the street.
a. As addressed in Section 6.2 B.1,
ground floor setbacks and setbacks of
partial or full portions of a buildin g
f
rom the build-to-line are encouraged,
to enhance and support the activities
in the public realm.
b. Setbacks and recesses should be a
m
inimum of 30 inches deep to
support landscaping and seating
areas.
c. A minimum 10-foot setback is
recommended for café seating a nd
o
utdoor dining activities, although a
width of 15 feet is preferred.
Not Applicable
84. BT-D.2 Where outdoor dining areas are
provided, dining activities shall not
encroach into a minimum clear width of
5 feet for pedestrian access, at any
given point along the pedestrian zone
(defined in Section 7.5.1) for compliance
with the American with Disabilities Act.
Not Applicable
85. BT-D.3 A strong physical and visual
connection should be maintained with
the streets or open space through
entrances, open (transparent)
storefronts, and outdoor seating. See
Section 6.2 C.4 for additional guidelines.
Not Applicable
Attachment 4
202
1-7280 & 2021-7281
490/480 S. Mathilda Avenue
DOWNTOWN SPECIFIC PLAN DESIGN GUIDELINES (CHAPTER 6)
SECTION GUIDELINE FINDING MET COMMENT
86. BT-D.4 A fine-grain rhythm should be
created at the pedestrian level, using
store windows, awnings, and columns.
Yes
87. BT-D.5 For larger tenants, retail
entrances, displays, and special design
features, such as recessed entry
treatments should be located at the
corner of the blocks.
Not Applicable
88. BT-D.6 Commercial storefront entrances
should be easily identifiable and
distinguishable from residential and
office entrances. Recessed doorways,
awnings, transparencies, changes in
color or materials are encouraged to
identify and enhance entrances.
Not Applicable
89. BT-D.7 Storefronts, windows, and entry
doors should be recessed at least six
inches from the adjacent wall surface to
create architectural relief, definition, and
shadow.
Not Applicable
Commercial Core District Design Guidelines
90. Site Layout
and Design
CC-A.1 Blocks measuring more than
400 feet in length should be divided wit h
mid-b
lock connections that provide
pedestrian only access or shared access
for vehicles, bicycles, and pedestrians.
Not Applicable
91. Architecture
and Massing
CC-B.1 New buildings in the Downtow n
should be visually interesting a nd
i
ncorporate diverse materials and forms
to maintain visual appeal and attraction.
Not Applicable
92. CC-B.2 Along Mathilda and Sunnyval e
Avenues, building facades that occupy
an entire block greater than 300 feet
shall vary every one -third of the block
and include a change in the architectural
design elements (e.g., form, plane,
texture, and colors), to ensur
e
a
rchitectural interest.
Not Applicable
93. CC-B.3 Design of ground floor retail and
commercial storefronts shall address th e
s
pecific guidelines in Section 6.3 A.
Not Applicable
94. CC-B.4 New mid-rise and high-rise
residential developments shall be
s
ubject to the specific guidelines in
Section 6.3 B.
Not Applicable
Attachment 4
2021-7280 & 2021-7281
490/480 S. Mathilda Avenue
DOWNTOWN SPECIFIC PLAN DESIGN GUIDELINES (CHAPTER 6)
SECTION GUIDELINE FINDING MET COMMENT
95. CC-B.5 New office developments shall
be subject to the specific guidelines in
Section 6.3 C.
Not Applicable
96. Adjacent to
Lower Scale
Districts and
Neighborhoods
CC-C.3 New larger scale development
that is located across the street from
lower scaled districts, shall be designed
to respect the scale of adjacent land
uses through:
a. Providing lower heights at the street
level or defining a building base with
a maximum height limit of 40 feet
adjacent to residential development,
and 50 feet adjacent to commercial or
mixed-use development.
b. Above the building base on the street,
upper stories of the building must be
set back, the greater of: 1) a distance
equal to the height of the proposed
building, measured from the build- to-
line on the opposite side of the street
(similar to Figure 6 -7) or 2) a
minimum of 15-feet from the build- to-
line as shown in Figure 6- 6 A.
c. As an alternative to Guideline CC -C.3
b. above, buildings shall be set back
in part or in whole to create an
average sidewalk width of 20 feet
(provided the minimum sidewalk
width is 11 feet) and shall include a
minimum setback of 5 feet above the
building base as shown in Figure 6- 6
B.
d. Additionally, for high-rise buildings
that are permitted through community
benefits, upper floors above 100 feet
should be reduced in scale by 10%
from the floor below where this
transition occurs.
Not Applicable
97. CC-C.4 On Mathilda Avenue, upper
floors of buildings are not required to be
set back and should provide articulation
at the building base to support a more
pedestrian-friendly scale on the street.
Not Applicable
98. CC-D. Parking CC-D.1 On-site parking for new
developments should be provided below
grade or behind active uses.
Yes
99. CC-D.2 Within a parking structure,
parking intended for commercial retail
and service uses and visitors to the
Downtown should be located on the
ground floor. Parking for residents and
Yes Parking is located in an
underground garage
which will be used by
office tenants.
Attachment 4
202
1-7280 & 2021-7281
490/480 S. Mathilda Avenue
DOWNTOWN SPECIFIC PLAN DESIGN GUIDELINES (CHAPTER 6)
SECTION GUIDELINE FINDING MET COMMENT
office employees should be located
either below grade or on upper floors.
100. CC-D.3 Parking structure facades should
be compatible with the principal buildin g
a
nd use a similar color and compositio n
o
r be screened using artistic or
ornamental screens or “green” walls.
Not Applicable Parking is
underground.
101. CC-D.4 Parking structure facades should
be located on local streets, with a
m
inimal amount of access on
B
oulevards and Avenues.
Not Applicable Parking is
underground.
102. CC-D.5 The ground floor of a parking
structure shall include active uses and/or
decorative elements to maintain th e
q
uality of the pedestrian realm.
Not Applicable Parking is
underground.
103. CC-D.6 The ground floor should be
designed to shield direct view of parke d
c
ars through use of decorative grilles,
landscaping, or low walls.
Not Applicable Parking is
underground.
104. CC-D.7 Upper floors of parking
structures shall use fine- detail cladding
m
aterials and include decorative
elements.
Not Applicable Parking is
underground.
105. CC-D.8 Given the tighter constraints
Downtown, parking garage ramps may
be steeper than the city’s Parki
ng
S
tructure Design Guidelines, subject t o
C
ity review for pedestrian and vehicle
safety.
Yes Parking ramps provide
a 16% slope where the
Parking Structure
Design Guidelines
recommend a 12%
slope. The proposed
slope of 16% has been
evaluated by the City’s
Traffic Division and the
slope is within typical
parameters.
106. Parks and
Plazas
CC-E.1 The Heritage Trees north of
McKinley Avenue should be preserve d
a
nd incorporated into Redwood Square.
Not
Applicable
107. CC-E.2 Redwood Square shoul d
incorporate flexible areas with a variety
of landscaping that can accommodat e
l
arge crowd gathering events, such as
outdoor concerts and performances an d
p
rovide areas of shade and seating.
Not
Applicable
.
108. CC-E.3 Smaller outdoor plazas should
be provided around the corners
immediately south of the Murphy Stati on
H
eritage Landmark District as a
transition from the historic buildings t o
Not Applicable
Attachment 4
202
1-7280 & 2021-7281
490/480 S. Mathilda Avenue
DOWNTOWN SPECIFIC PLAN DESIGN GUIDELINES (CHAPTER 6)
SECTION GUIDELINE FINDING MET COMMENT
newer higher density/intensity
developments south of Washington
Avenue.
Attachment 4