Architectural Review Board - December 4, 2025

Board closes El Camino review after seeking stronger massing breaks

The Architectural Review Board closed its review of a proposed seven-story, 321-unit development at 3606 El Camino Real without a motion or recommendation after calling for stronger breaks in the roughly 400-foot frontage, better transitions to nearby lower-rise homes and reconsideration of access and resident open space. Staff said the project will not return to the board and was tentatively expected to reach the City Council in early 2026.

The Builder’s Remedy proposal would replace about 13,000 square feet of commercial space and 38 existing residential units across seven parcels. Plans include 37 affordable units, 391 vehicle parking spaces, 280 bicycle spaces and an 84-foot building, just below the area’s 85-foot height limit. Staff said the project is being reviewed against objective standards and cannot be denied based on inconsistency with zoning or land-use designations.

Board members questioned placing the main entrance on Matadero Avenue rather than El Camino Real, citing wayfinding, deliveries and drop-off activity. They suggested using upper-level setbacks, fins, artwork or another central feature to reduce the building’s perceived scale. Members also raised concerns about the sunlight and usability of courtyards, limited pet space and balconies, and the concentration of garage, delivery and trash activity on Matadero and Kendall avenues. They praised the internal circulation, third-floor amenities, corner treatment and parking-garage screening.

Public comment was mixed. Critics cited the building’s scale, neighborhood transitions, traffic, parking and trash operations, while supporters pointed to nearby transit, bicycle access and the need for housing. One commenter requested commercial storefronts along El Camino Real. Staff said the city is evaluating the project for streamlined AB 130 processing, two tribes have requested consultation, and the city would have 30 days to decide the application after that process concludes.

Members favor Option 2 facade while questioning garage cost and traffic

Board members generally praised the preliminary design for a proposed six-story, 266-space garage at 375 Hamilton Avenue, and multiple members preferred Option 2 for the Hamilton Avenue facade. The board took no formal action but asked the design team to test the proposed cast-in-place concrete treatment and develop a greener, more durable interim plaza along Waverly Street, potentially including more planting, improved pedestrian space and a public restroom.

The garage would replace 86 existing spaces at Lot D. With 52 spaces also proposed for removal at Lot T, staff described an overall gain of 128 spaces, including 25 intended for potential future affordable housing. One board member questioned spending more than $20 million for what the member described as 103 net new parking spaces, or more than $200,000 per space.

The uncertain timing of future housing complicated the Waverly design. Members generally favored a more open and landscaped interim facade, although one preferred a more solid building end. Staff said a future housing component would require fire separation and a solid wall along the shared side, but no housing construction date or developed proposal has been established.

Members also questioned whether vehicles could queue near the Hamilton Avenue entrance and the Gilman Street traffic signal. Staff said the Office of Transportation had previously found the access location appropriate but expected traffic analysis to be revisited because of the increased parking count. Responding to a public request for combined environmental review with the separate Lytton-Kipling parking proposal, the City Attorney said the city expects to use an addendum to the 2019 environmental impact report and does not consider the two projects connected for environmental-review purposes.

Primary sources

Watch the meeting on YouTube · Read the official meeting agenda