Planning Director's Hearing - 2026-03-27
Meeting Intelligence Preview
Meeting Summary
The Planning Director's Hearing on March 27, 2026 approved two residential developments under state housing laws. A 60-unit condominium project at 1175-1199 Saratoga Avenue was approved under the Builder's Remedy provision of the Housing Accountability Act, with 13% affordable units. A 12-unit townhome development at 1295 Curtner Avenue was approved using State Density Bonus Law with one concession and 14 waivers, despite significant neighborhood opposition regarding traffic safety near schools. A live tree removal permit for 20 Canary Island pines at 479 Mill River Lane was continued to April 8 pending city arborist consultation on fire risk findings.
Key Decisions (3)
60-Unit Condominium Development at 1175-1199 Saratoga Avenue
Site development permit and vesting tentative map approved for construction of 60 residential condominium units in nine three-story buildings on 2.78 gross acres. Project submitted under Builder's Remedy provision of Housing Accountability Act. Includes demolition of two existing office buildings and removal of 22 trees (18 ordinance-sized). 8 units (13%) reserved for low-income households. Developer OICC Ventures represented by Mark Conroe. Project density is 21.5 dwelling units per acre versus maximum allowed 80 units per acre.
12-Unit Townhome Development at 1295 Curtner Avenue
Site development permit and vesting tentative map approved for 12 residential condominium units (8 on separate lots, 4 on two lots) on 0.65 gross acres in Council District 6. Project uses State Density Bonus Law with one concession to allow two-family dwelling use and 14 waivers for height, stories, FAR, open space, tree canopy, parking, building entrances, and lot depth ratio. Includes demolition of single family home and removal of 21 trees (15 ordinance-sized). Applicant Tom Wilson. One very low income unit and one moderate income unit provided. 42 on-site parking spaces (2 per unit plus guest parking).
Live Tree Removal Permit at 479 Mill River Lane
Live tree removal permit for 20 ordinance-size Canary Island pine trees from Millbrook at River Oaks HOA common area continued to April 8, 2026 hearing. Hearing officer requested city arborist consultation on fire risk findings for trees along Coyote Creek Trail buffer before making decision on those specific trees. Trees with documented cone damage hazards and poor health conditions findings were not contested.
Zoning Changes (2)
1175-1199 Saratoga Avenue
OICC Ventures
1295 Curtner Avenue
Tom Wilson / City Connect Partners
Development Activity (2)
Saratoga Avenue Condominiums
60 condominium units in nine 3-story buildings on 2.78 gross acres. 8 units (13%) affordable for low-income households. Density of 21.5 dwelling units per acre. Two existing office buildings to be demolished. 22 trees removed, 104 replacement trees planted.
Curtner Avenue Townhomes
12 condominium units (8 separate lots, 4 on two lots) on 0.65 gross acres. Three-story buildings with maximum height of 36 feet at peak, 30 feet at edges. 42 parking spaces total (2 per unit plus guest). One very low income and one moderate income BMR unit. Single family home demolished, 21 trees removed, 44 replacement trees proposed.
Market Signals (5)
Housing Demand
Developer at Saratoga Avenue intentionally reduced density from maximum 240 units to 60 units, citing economic feasibility concerns with taller buildings and desire to match neighborhood context.
Housing Demand
Current property owner at Curtner Avenue stated the alternative to the 12-unit project would be 4-6 single-family homes priced around $3 million each, while townhomes would be roughly half that price targeting middle-income buyers.
Sentiment
Significant neighborhood opposition to Curtner Avenue project focused on traffic safety near seven schools within 1.5-mile radius, with residents citing multiple pedestrian accidents at the intersection since 2022.
Infrastructure
City transportation staff noted Curtner Avenue was narrowed from three lanes to two lanes within the last two years, contributing to increased congestion during school hours.
Other
Developer at Curtner Avenue stated goal is to sell BMR units to local teachers, indicating workforce housing demand in the area.