Design Review Commission approves 65‑unit mixed‑use project at 115 E. Valley Boulevard

The Design Review Commission on Oct. 27 approved planning case PPD22‑011, allowing a 65‑unit mixed‑use development at 115 East Valley Boulevard. The project combines five ground‑floor live‑work units with three to four residential levels above and includes six units restricted for low‑income households under the proposed affordable housing agreement.

Staff said the site consists of two adjoining parcels totaling roughly 38,000 square feet (just under one acre) along the Valley Boulevard corridor and includes existing auto‑repair uses. The project team requested incentives/waivers for floor‑area ratio, lot coverage, height, number of stories, rear setback and parking, and submitted a subdivision map for air rights along with a density bonus and an affordable housing agreement; the planning commission approved related entitlements earlier in October.

Applicant Alex Lai (All Valley LLC) and architect Steven Chen described a contemporary design with an emphasis on significant landscaped amenity space, including ground‑level and upper‑level outdoor areas, play/amenity zones and planted buffer zones between the new residential building and adjacent commercial uses. The landscape architect said designs meet water‑use and retention ordinances and that the frontage will include planting areas, seating and bicycle parking.

Commissioners asked about the intended users of the live‑work units and storefront treatment along Valley Boulevard; the applicant said the live‑work spaces are intended for small‑scale professional or light commercial uses (for example, small health/therapy offices, workshops or e‑commerce businesses) and noted the project’s proximity to nearby commercial centers. Commissioners recommended that the applicant work with the city architect to refine storefront transparency and with staff on low‑maintenance fronting plant materials that allow on‑street parking and pedestrian access.

Commissioner Chang and Commissioner Lopez voiced support for the design and landscaping approach. Commissioner Lopez moved to approve PPD22‑011 with recommendations to finalize details with the city architect and the landscape architect; Commissioner Chang seconded. The motion passed on a 3‑0 roll call with two commissioners absent.

Provenance: staff presentation at 01:22:46; applicant presentation and landscape discussion at 01:24:25; motion and vote at 01:44:40.

Clarifying details: the combined site area is approximately 38,000 square feet; the project comprises 65 units with five live‑work units on the ground floor and six low‑income affordable units included under the density‑bonus package; planning commission previously approved supporting entitlements including the subdivision map and density bonus.