Tower District Specific Plan Area Review Committee Meeting - June 3, 2026

The committee met on June 3, 2026, to discuss several items including a state-mandated housing text amendment, design review of a water vending kiosk, a conditional use permit for a Dutch Bros relocation, and implementation of the specific plan. The meeting included technical difficulties with a member's audio, but proceeded with discussions and votes.

Discussion Items

Chairman's Report

• Chair reported attending a review of 10 student presentations from City College on infill design for a Tower District commercial lot. He praised the variety of designs and suggested inviting students to a future meeting.

Approval of Minutes

• Minutes from the previous meeting were approved with an amendment to add a request for staff to schedule meetings with responsible departments to discuss implementation. Motion carried unanimously.

Text Amendment (State Housing Law Compliance)

• Ashley Atkinson presented a text amendment to the Development Code to comply with state law requiring ministerial approval for housing projects with 20% affordable units on sites that have been on the housing element inventory for 8+ years. Affects about 250 sites citywide. Committee discussed the burden of state mandates but acknowledged the requirement. No formal vote was taken; the item was for information.

Water Mill Express (Design Review)

• A proposal for a new prefabricated water/ice vending kiosk at the Tower Market corner. Committee members expressed concern about placing it on the prominent corner of Olive and Van Ness, preferring a location closer to the market building to preserve walkability and future infill potential. They also noted the need to comply with design guidelines (bulkhead treatment, signage). A motion was made and seconded to direct the applicant to explore alternative locations away from the street corner and to provide design guideline compliance. The motion carried. (Note: This is a recommendation, not a final approval.)

Dutch Bros Relocation (Conditional Use Permit)

• Applicant presented plans for a relocated Dutch Bros coffee stand from McKinley to a site on Blackstone Avenue near Yale, due to the highway underpass project. The proposal includes a double-lane drive-thru with stacking for 19 vehicles, a walk-up window, and 14 parking spaces. Hours: 5am-10pm (11pm Fri-Sat). Committee members raised concerns about traffic impacts on the adjacent residential area, environmental effects of idling cars, and the need for landscaping and screening. A motion to conditionally approve the project, contingent on receiving feedback from city staff on landscaping, screening, neighbor notification, and traffic/environmental studies, passed 4-2. The committee also requested that future project packets include any conditions already imposed by city staff.

Key Outcomes

• Motion to recommend alternative location for Water Mill Express (carried, no count given).
• Motion to conditionally approve Dutch Bros relocation (4-2 in favor).
• Motion to require inclusion of city staff conditions in future project review packets (carried unanimously).
• Implementation issues: Chair noted lack of department staff attendance at meetings and will seek to address with management.
• Announcements: 29 lampposts painted in the district; Caltrans contacted about 180 landscaping; discussion of Porch Fest feedback.

Public Comments

• No public comments were recorded.