Phase 2 Approvals
Parcel Update: The Planning and Economic Development Commission Approves Phase 2 Design Review July 13, 2022
Phase 2 of The Parcel includes infrastructure improvements and the construction of one 4-story building and four 3-story buildings for a total of 148 rental units (146-147 deed restricted affordable housing units and 1-2 manager’s units). The project is to be constructed and financed in two phases with Phase 2.1 including the one 4-story building consisting of 72 units and Phase 2.2 including the four 3-story buildings consisting of 76 units. Parking for the development is provided within an understructure parking garage that accommodates 72 vehicles, as well as 44 tuck-under carport stalls and 105 surface parking spaces. The project is applicable to the 4.8-acre northeast portion of the Parcel site.
The Design Review application is applicable to Phase 2 of The Parcel, which comprises an approximately 4.8-acre site (delineated in red above) and includes 148 rental units. Apart from 1-2 manager’s units, all of the units are intended to be deed restricted for no less than 55 years and will serve individuals and households with incomes at or below 80% AMI with an average income throughout the site of 60% AMI. This affordability range is per the financing requirements awarded at the State level. The project includes 21 studios, 36 one-bedroom units, 53 two-bedroom units, and 38 three-bedroom units.
There are four 3-story structures and one 4-story structure for a total of five residential buildings proposed within Phase 2 of the site. The 3-story buildings offer tuck-under carports with ground floor units facing Inyo and Tavern Streets which feature small, covered porches along the sidewalk to create a townhome aesthetic. These buildings feature stairways at each end adjacent to the main entrances, and all accessible units are located on the ground floor with ADA compliant access from parking and entrance sidewalks.
There are 72 understructure garage parking spaces and 44 tuck-under carport stalls to provide 116 covered parking spaces. 105 surface parking spaces are also provided which brings the total number of parking spaces to 221. Additional on-street parking spaces are not planned for Inyo Street or Tavern Street except for some designated electric vehicle charging stalls/stations; the parking will be on a first come, first served basis.
The 4-story podium building is comprised of three residential floors over podium parking with a centrally located stairway and elevator adjacent to the main lobby, office space, and primary entrance. Exit stairways are located at the end of each wing. The building frames a central open green space designed to retain natural features of the site, including existing mature pine trees, and provide an amenity for residents. Each floor includes laundry facilities, gear storage, lounge areas, library nooks, as well as other amenities for families including an indoor play area for young children. The main drive and fire access loop circulates around the central green space and provides direct access to all buildings. The building façade facing the central green space serves as the primary pedestrian entrance and the ground floor includes lobby space and indoor bicycle parking areas.
The smaller 3-story “tuck under” buildings (2A, 2B, 2C, and 2D) oriented along Inyo and Tavern Streets are intended to engage the pedestrian experience along the public roadways and measure between 40’-4” and 40’-10” high, with the covered porch element scaled to 1-story height. Views from units on the street side are oriented south and west to the landscaped area and toward Phase 1. Interior units feature views toward the central green and podium building.
All buildings in Phase 2 consist of double loaded interior corridor layouts and have units on both sides with views in a variety of directions. They have flat roofs designed to drain and meet TOML snow and wind loads.
The central green area will include “natural” features, preserve existing trees, and retain the appearance of the native forest. The goal is for this centrally located amenity to support a high quality of life for residents and strengthen neighborhood bonds by providing areas to gather, play, and socialize.