The Planning Board unanimously approved a level-3 special review and associated variances on Aug. 19 for a three-story office building at 2711 Poinsettia Avenue in the Curry Mixed-Use District (CMUD Edge).

Applicant and site: Jared Kaufman presented the plan on behalf of owner Robert Sameta. The proposal converts a narrow lot to a three-story office building with approximately 9,500 square feet of gross area and about 7,450 square feet of leasable office space. To fit the program and maintain service access, the applicant requested two variances (reduced landscape buffer width and a 1.5-foot reduction in a drive-aisle width) and a waiver to reduce the code-required parking (staff counted 16 on-site spaces plus three public curbside spaces for a total of 19 versus a code requirement of 24 using gross under-air area; the applicant said a net leasable calculation would lower the parking demand).

Staff review and rationale: Staff supported the project. City planners said the applicant made the preferred change recommended in early review: moving vehicle ingress/egress to the rear alley to reduce curb cuts on Poinsettia and better activate the street frontage. Staff observed the project exceeds bike-parking requirements and included an elevated green terrace on the second-floor roof to offset some ground-level landscaping reductions.

Board action: The planning board granted the variances and approved the level-3 special review, finding the application met the standards in the zoning code for special review and for the requested variances. The motion and votes were unanimous.

Implications and conditions: The approvals allow the applicant to proceed to building-permit stage subject to standard plan checks. The staff report noted the applicant must meet emergency access and turning-movement requirements (the applicant provided an auto-turn diagram). The applicant said the design team will continue coordination with staff during building plan review.

Quoted speakers: Jared Kaufman (applicant), Robert Sameta (owner), senior planner (staff).