Developer retools South Santa Fe plan: 5‑story, 141‑unit proposal returns to commission for early design review

The commission considered an early design review (EDR) for a revised proposal at 1070 South Santa Fe Avenue (EDR P24‑0053). The applicant, Ambient Communities, presented a redesigned plan that replaces a previously approved three‑building approach with a single five‑story building containing 141 units (including 22 very low or moderate income units) on a 2.38‑acre site.

Project summary and state allowances

Staff said the site’s Downtown Vista Specific Plan nominally allows up to about 30 dwelling units per acre under the mixed‑use designation, but the applicant is using the state density bonus and AB 1287 pathways to assemble 141 units (roughly 60 units per acre) by allocating affordable units that trigger two tiers of density bonuses. The proposed building height is 68 feet 6 inches (five stories), exceeding the 45‑foot limit in the specific plan; the applicant will request concessions including a reduced front setback (about 2 feet where 15 feet is typical) and other step‑back or height concessions.

Design approach and amenities

Ambient Communities described the revised approach as a way to create a single, pedestrian‑oriented building along South Santa Fe that opens behind the building to admit light and allow better unit layouts. The proposal includes a mix of studios, one‑bedroom and two‑bedroom units (26 studios, 49 one‑bedrooms, 66 two‑bedrooms), 166 on‑site parking spaces in surface and podium configurations (including EV chargers and EV‑ready stalls), roughly 6,900 square feet of common amenity decks on the second floor, and private balconies. The applicant said the average unit size is about 709 square feet and the project provides more open space than required under the specific plan when counted together.

Comments from commissioners and staff concerns

Several commissioners praised the unit plans and the move to place parking in a podium to increase light and activation at the sidewalk, but most asked for design refinements:

• Massing and street edge: Commissioners were concerned that a two‑foot front setback combined with a 68‑foot building creates an overpowering street wall; several suggested pushing the building back where feasible to allow deeper landscape zones and shade trees along the sidewalk.

• Roofline and facade relief: Multiple commissioners asked the team to break up long, uniform rooflines and consider step‑downs or massing shifts to reduce perceived height.

• Unit design: Commissioners noted the prevalence of galley kitchens and small studios and said some units would benefit from different kitchen/plan layouts or modest increases in square footage to improve livability.

• Service and trash access: A commissioner raised the operational question of whether EDCO (the city’s refuse contractor) can service the trash enclosure shown under the building; the applicant said it would be studied.

Public comments and next steps

A small number of public commenters urged added retail at street level and asked for mixed‑use ground floor activation; Jacob Aldridge — who spoke in support — urged dense housing near transit. Commissioners provided advisory comments; no formal vote is required on an EDR. Staff and the applicant will refine plans and return for further review as part of the formal entitlement process if the applicant elects to proceed.

Why it matters

The proposal illustrates how statewide density and affordability incentives reshape allowable densities in downtown locations. Commissioners’ preliminary feedback focused on pedestrian scale, streetscape setback, unit livability and operational service details that will drive the next design iteration.