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Home My WebLink About2019-09-11 Planning & transportation commission Agenda Packet 1 Packet Pg. 4 1.a Packet Pg. 5 1.a Packet Pg. 6 2 Packet Pg. 7 2 Packet Pg. 8 2 Packet Pg. 9 2 Packet Pg. 10 2 Packet Pg. 11 2 Packet Pg. 12 2 Packet Pg. 13 2 Packet Pg. 14 2 Packet Pg. 15 2 Packet Pg. 16 2 Packet Pg. 17 2 Packet Pg. 18 Legend 788 San Antonio Study Area GM 2.a Packet Pg. 19 2.b Packet Pg. 20 2.b Packet Pg. 21 2.b Packet Pg. 22 Page 1 of 4 Explore Real Estate 2625 Middlefield Rd, #101 Palo Alto, CA 94306 650.813.1077 July 9, 2019 Jonathan Lait, Director of Planning Planning and Community Environment Department 250 Hamilton Avenue Palo Alto, CA 94301 650.329.2679 jonathan.lait@cityofpaloalto.org Subject: 788-796 San Antonio Road Application for a Zoning Text Amendment Architectural Review Board Hearing Mr. Lait: On May 20, 2019, the City Council held a pre-screening meeting to consider a Zoning Text Amendment to extend the recently adopted Housing Incentive Program (HIP) to the property located at 788-796 San Antonio Road (Property). The City Council was generally supportive of applying the HIP to the CS zoned property adjacent to San Antonio Road between Middlefield Road and East Charleston Avenue, which includes the Property. The Council was also generally supportive of this housing project. The applicant requested that the HIP allow up to a 1.5 floor area ratio (FAR) or higher for housing projects, like the proposed project. Heights up to 50 feet are allowed in the CS zone and hotels are incentivized with a 2.0 FAR. Near the Property, a dual branded Marriott is being constructed. Due to the higher height limits and surrounding land uses, City staff recommended as follows: 1. Waive FAR up to 1.5 or 2.0 and lot coverage though the Housing Incentive Program, which would be an alternative to State Density Bonus Law; 2. Eliminate the 30 units per acre density limit and rely instead on existing height, setbacks and other development standards; 3. Allow rooftop garden area to count to 60% of the required open space; and 2.c Packet Pg. 23 Page 2 of 4 4. Exclude the first 1,500 square feet of retail from the retail parking requirement. As a result of these recommendations, the project proposal was updated to maximize housing potential on the Property utilizing these development parameters. Project Summary The project proposes to redevelop the approximately 1.0-acre Property with 102 for-sale studio (32 total), 1-bedroom (63 total) and 2- bedroom (7 total) residential units. Of these, 16 units, or 15.3% are proposed to be dedicated for Below Market Rate (BMR) households. The 4-story structure would measure less than above grade. A single level below grade space would provide a total of 99 vehicle parking spaces (51 surface and 48 puzzle stackers). Bicycle parking is provided 100% at grade and consists of 104 for residents accessed via the main lobby and 11 short term spaces for guests. This residential project would replace two existing buildings with a mix of uses. One building, which is approximately 6,200 square feet, is currently leased by a general contractor to store equipment and materials. The other building, which is approximately 11,500 square feet is shared by a moving company for administrative offices and storage and an exercise/training facility. The exercise/training facility which occupies approx. 5,895 square feet is the only retail/retail-like use currently on the property. Based on a previous City Council suggestion, the project would provide a 1,779 square foot ground floor retail space in addition to the much-needed housing units. HIP Discussion In January 2019, City Council passed and effective May 1, 2019, various zoning changes to promote the creation of greatly wanted and needed residential units in Downtown Palo Alto and on the El Camino Real (ECR) corridor These changes, including the HIP, are the most significant response to date to the November 2017 Near Jobs, Transit and Services. Specifically, the HIP encourages housing and provides an alternative to SDBL that retains more local control to the City in approving housing developments. The HIP has been called an important step to address the jobs-housing imbalance at a time where the City needs to aggressively adopt pro- generating 300 housing units this year (and it is currently anticipated that the City will fall short), the City is considering (and has shown preliminary support for) a zoning text amendment to apply the HIP more broadly. Doing so will allow projects like this one to maximize the production of residential units on the Property to help the City meet its housing unit goals. The Property is located on San Antonio Road which is similar to El Camino Real in that each are cla ing 2.c Packet Pg. 24 Page 3 of 4 Palo Alto with Mountain View (see embedded image). This Property and others on San Antonio are near transit and employment centers and provide an opportunity to create more housing for the City under locally created rules. In fact, the Housing Element identifies the Property as an opportunity site for mixed-use development with 30 dwelling units per acre. This proposal for a zoning text amendment to apply the HIP to this Property creates a greater opportunity for housing in the City. To avoid falling short of its housing goals, the City can do as recommended in the Draft Housing Work Plan by approving a zoning text amendment to apply the HIP to the Property. If the HIP as recommended by City staff is applied to the Property, we are proposing the new site plan that includes 102 residential units (including 16 BMR total) and a 1,779.5 square foot ground floor retail space. By unit count this is 72 more units than the existing zoning might allow. This creates both more market while the fully HIP ordinance. Project Details The building presents itself as a four-story form to both public streets with a 29,467 square foot below grade garage level. Following the HIP parking requirements, the project would require 109 total parking spaces. The proposed project provides 99 total parking spaces, using a 9% reduction of parking spaces of a maximum 20% parking reduction through utilizing a TDM program outlined by Nelson Nygaard. Only 44 parking spaces are proposed to be accessed with a parking stacker system intended for residents. The majority of parking spaces will be conventional stalls, including required retail, van accessible, standard accessible and EVSE parking spaces. The residential units are a mix of 32 studio, 63 1-bedroom, and 7 2- bedroom residential units, providing 102 total units. Of these, 16 will be designated for below market rate (BMR) programs for qualified moderate income households. Residential and common space areas total 84,776 square feet, with a 1.95 residential FAR. When including the retail space of 1,779 square feet and below 2.c Packet Pg. 25 Page 4 of 4 grade non-parking spaces (mechanical, retail and residential trash areas, electrical, storage, elevator shaft and stairwells) of 1,478 square feet, the total FAR of the project yields a 1.99 FAR. We look forward to the Architectural Review Board hearing and continuing to engage the City of Palo Alto and the community on this project and devising an excellent opportunity to address the housing crisis. Best Regards Ted O Hanlon cc: Yurong Han, 788 SAPA Land LLC Leigh F. Price, Jorgenson, Siegel, McClure & Flegel, LLP Sheldon Ah-Sing, M-Group Architectural Review Board Members 2.c Packet Pg. 26 2.d Packet Pg. 27 2.d Packet Pg. 28 2.d Packet Pg. 29 2.d Packet Pg. 30 2.d Packet Pg. 31 2.d Packet Pg. 32 2.e Packet Pg. 33 2.f Packet Pg. 34 2.f Packet Pg. 35 3 Packet Pg. 36