Architectural Review Board - August 21, 2025

University Avenue project advances with oak-tree protections

The Architectural Review Board voted 3-2 to recommend City Council approval of a six-story, 70-unit mixed-use project centered at 660 University Avenue. The board added a condition requiring the removal or setback of stacked balconies on levels two through six so none extends into a 30-foot-radius protection zone around a coast live oak.

The redesign includes 20% below-market-rate housing, 1,894 square feet of ground-floor office space and 78 underground parking spaces. The applicant is seeking planned-home-zoning allowances that include reduced private open space and exceptions involving the daylight plane, height and setbacks.

The oak tree, parking and construction impacts dominated the debate. Opponents warned about potential damage to the tree’s roots and canopy, traffic, limited parking and disruption to nearby residents. Supporters urged the board to advance the housing, while the applicant said the requested parking reduction had been narrowed to 13%.

The two dissenting members cited unresolved concerns including parking, construction noise, bicycle parking, balcony railings and other design details. The recommendation will proceed to the City Council for a final decision; staff said a final environmental impact report incorporating the redesign was still being prepared.

Board sets 22-foot cap for restaurant redesign

The board separately voted 4-1 to approve design direction for an exterior renovation of the Jack in the Box restaurant at 2280 El Camino Real. Its direction included limiting the overall building height to 22 feet, clarifying materials beneath the eaves and at the detached covered eating area, and using lighting to emphasize the soffit and facade rather than upper roof areas.

A two-member ad hoc committee will work with the applicant on revisions. Staff had identified inconsistencies between the submitted renderings and plans and said signage was not included in the application; any future signage would require a separate staff-level review.

The dissent focused on the height limit, with one member arguing that the 22-foot cap diminished the architectural expression of the building’s corner and roof treatment.

Primary sources

Watch the meeting on YouTube · Read the official meeting agenda