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HomeMy WebLinkAboutID-3061 City of Palo Alto (ID # 3061) City Council Staff Report Report Type: Study SessionMeeting Date: 9/18/2012 Summary Title: Study Session for 567-595 Maybell Ave. Title: Preliminary Review of Proposed Palo Alto Housing Corporation (PAHC) Affordable Senior Housing Development at 567-595 Maybell Avenue From: City Manager Lead Department: Planning and Community Environment Recommendation Staff requests that the Council provide general comments to the Palo Alto Housing Corporation (PAHC) and to City staff regarding the development of the site into affordable senior housing, particularly relative to proposed rezoning and City commitment for funding. No action is necessary or may be taken by the City Council. Executive Summary The purpose of the study session is to present and discuss the proposed development of 567- 595 Maybell Avenue for a 60 unit senior affordable rental development and 15 market rate single family residences. Staff is requesting feedback from the City Council regarding the proposal from PAHC, particularly relative to whether rezoning is appropriate to either RM-40 or a Planned Community zone, and whether the City should commit financing for the project. Staff will bring the financing request and land use application for consideration at a future date. Background Palo Alto Housing Corporation (PAHC), a nonprofit affordable housing developer, proposes a project that would include a rental apartment building with approximately 60 apartments affordable to extremely-low to low income senior households and 15 for sale, market rate single family homes. The project site is comprised of two parcels (APN # 137-25-109 and -108) located at the corner of Maybell and Clemo Avenues. The total lot size is approximately 107,422 sq. ft. (2.46 acres). The larger parcel (93,654 sq. ft.) and the smaller parcel (13,768 sq. ft.) are zoned RM15 and R2, respectively, shown as Attachment A. Both parcels are within one- quarter mile from El Camino Real, with easy access to VTA bus routes/lines. PAHC plans to subdivide the property and apply for the rezoning of the 2.46-acre property. The affordable rental apartments would include (59) 1-bedroom apartments and (1) 2-bedroom apartment for an onsite manager, common areas such as a community room with computer lab, laundry room, manager’s office, a resident services office, as well as outdoor common area space to enjoy. The affordable apartments would have an average size of 600 square feet and be affordable to households earning 30-60% of the Area Median Income (AMI). The project would be designed to meet or exceed the City’s green point rating criteria. Discussion The existing use of the project site is single family residential on the R-2 zone portions. The larger, RM-15 zoned parcel is essentially vacant but was previously used for agricultural purposes. Orchard trees remain on the lot. There are four single family residential units adjacent to Maybell Avenue and all access Maybell Avenue. The residential units, constructed between 1953 and 1970, cover approximately .5 acres of the project site. There is no site access from Clemo Avenue and the intersection of Maybell Avenue and Clemo Avenue is closed to automobile traffic. The primary issues for Council input are: a) whether the land use is appropriate and, if so, whether a rezoning to a multi-family zoning (such as RM-40) or a Planned Community zoning is preferable, and b) whether the City is willing to commit funding from its housing funds for the project. Surrounding Uses The project site is surrounded by the following land uses: West: Single Family residences North: Multifamily residences (Arastradero Park owned by PAHC) East: Multifamily residences (The Tan Plaza Continental) South: Briones Park Acquisition of the Site PAHC has entered into escrow for the acquisition of the site with an anticipated closing date of November 30, 2012. PAHC is conducting their due diligence and removing contingencies from the purchase agreement. PAHC is also in the process of securing financing for the acquisition. A request for financial assistance in the amount of $6.5 million has been submitted to City staff. As reference, the City has approximately $4 million in the Residential Housing Fund and approximately $2 million in the Commercial Housing Fund. In addition, a minimum of $1.7 million of the Stanford University Medical Center Project’s Infrastructure, Sustainable Neighborhoods and Communities, and Affordable Housing payment has been dedicated for affordable housing. The financial assistance request will be brought to the City Council at a later date pending the progress of the site acquisition and comments from the Council at this meeting. Proposed Rezoning As stated, PAHC will be requesting a zoning change in order to develop 15 for sale, market rate single family residences and 60 units of affordable senior housing. The existing zoning (RM-15 and R-2), allows a maximum of 34 residential units on the project site. At the present time, the developer is considering two options: 1. Request a zone change to a higher density multifamily district such to RM-40, with density bonus provisions, would allow the proposed density, or 2. Request a Planned Community (PC) district to accommodate the proposed project. The 15 for-sale, market rate units would be sold to help buy down the acquisition and development costs. At this point, PAHC has not determined how those market rate units would be transferred if the project were approved. PAHC could sell the entitlements to a for-profit developer, partner with a developer to construct the units, or build the units themselves. The 60-unit affordable senior development would be retained and managed by PAHC. Staff requests that the Council provide general feedback regarding these options. On September 5, 2012, the staff Design Review Committee (DRC) met to discuss and review the site layout of the proposed development. Their comments will be integrated into the land use application and site design. Policy Implications The proposed development is consistent with the policies and programs in the current and proposed Housing Element. Goal H-3 of the current Housing Element calls for housing opportunities for persons with special needs. Seniors are considered a special needs population. In addition, in the draft Housing Element, the Maybell site has been included in the Housing Inventory Sites (HIS) as a potential site to help meet the City’s Regional Housing Need Allocation (RHNA). Compatibility with the adjacent neighborhood will be considered as part of the site design and rezoning, and staff expects to assure an appropriate transition from the single-family neighborhood to the higher intensity multi-family development. Resource Impacts A request for financial assistance in the amount of $6.5 million has been submitted to City staff for the acquisition of the site. The City has approximately $4 million in the Residential Housing Fund and approximately $2 million in the Commercial Housing Fund. In addition, a minimum of $1.7 million of the Stanford University Medical Center Project’s Infrastructure, Sustainable Neighborhoods and Communities, and Affordable Housing payment has been dedicated for affordable housing. Environmental Review Environmental review is not required for a preliminary review of the project. An Initial Study and subsequent environmental review will be conducted, pursuant to the California Environmental Quality Act (CEQA), in conjunction with the subsequent entitlement review. Attachments:  Attachment A: Project Site with Existing Zoning Districts (PDF)  Attachment B: Maybell Concept Plan (PDF) Prepared By: Tim Wong, Senior Planner Department Head: Curtis Williams, Director City Manager Approval: ____________________________________ James Keene, City Manager 137-25-085 Building C Building B Building F The Tan Continental Building E 31.5' 60.0' 81.5' 15.5'15.8' 40.2' 101.5' 59.5' 24 226.7' 339.5' 147.0' 55.0' 55.0' 55.0' 559.5' 547.2' 101.5' 60.0' 81.5' 15.5'15.8' 40.2' 101.5' 127.0' 31.5' 39.9' 147.0' 119.8' 119.3'119.3' 119.9'119.9' 119.2'119.2' 119.9' 53.8' 49.7' 50.1' 50.0' 53.7' 50. 1' 50.2' 49.9' 141.6' 203.5' 80.0' 169.1' 171.5' 64.7' 15.2' 1.2' 590 580 595 4155 578 576 570 416 566 587 575 567 PC-2656 PC-22 RM-15 MAYBELL ENUE MAYBELL AVENU E CLEMO AVENUE This map is a product of the City of Palo Alto GIS This document is a graphic representation only of best available sources. 0'80' Pro j e c t S i t e w i t h Ex i s t i n g Z o n i n g D i s t r i c t s CITY OF PALO ALTOINCORPORATED CALI FORNIA P a l o A l t oT h e C i t y o f APRIL 1 6 1894 The City of Palo Alto assumes no responsibility for any errors. ©1989 to 2012 City of Palo Alto twong, 2012-09-05 14:11:57 (\\cc-maps\gis$\gis\admin\Personal\Planning.mdb) ------------~ ABEL AVENUE ------------l UJ :::> z UJ ~ ....I ....I UJ aJ ~ :!: o o o 9 ZERO LOT-LINE HOMES --L--L----1L-J~:;:;- 2,000-2,400 SF, 2.5-3 STORIES, 35' TO MID POINT OF ROOF. - o 6 ZERO LOT-LINE HOMES --L-----1~----+_~~LJ!:~=====~ r----t 1,900 SF, 2.5-3 STORIES, 35' TO MID POINT OF ROOF. o ~-------: Ikl:-,---- - -------- - - - - -------- - - - - -------- - - - - -------- - --- I ADMIN I I ----+---~---~-.----+ ~=4-----i------'r---~I----~~ I I I LOBBY NItv' I I _--+---+--' -++-----++ 60 SENIOR HOUSING UNITS PRIMARILY '10----+---+-----+ 1BR, 600 NSF AVG. COURTYARD 86' X 84' o 56 PARKING SPACES FOR SENIOR HOUSING ALLEY MATURE LIVE OAKS 24" -36" DIAMETER PARK I L-e--- CLEMO AVENUE --t----- GROUND FLOOR COMMUNITY RM. 3 STORIES, 40' TO MID-POINT OF ROOF. -+,--- SITE DATA • SITE AREA: 2.4 AC (107,408 SF) • FAR.: 0.79 (SINGLE FAMILY AND SENIORS) • GROUND FLOOR COVERAGE: 31% DENSITY • SENIORS -59 UNITS • SINGLE FAMILY -15 UNITS • TOTAL -74 UNITS • DENSITY -30.8 UNITS I ACRE PARKING CALCULATION • 1 BEDROOM -1.5 STALLS I UNIT -59 UNITS -89 STALLS REQUIRED • 2 BEDROOMS -2.0 STALLS I UNIT-1 UNITS - 2 STALLS REQUIRED • GUEST PARKING -33% OF UNITS -20 STALLS REQUIRED • TOTAL REQUIRED -111 STALLS • 50 % SENIORS REDUCTION -56 STALLS • PARKING RATIO -0.93 STALLS I UNIT VARIANCE • ALLEY LOADED HOMES REQUIRE 10' SETBACK • ZERO LOT SINGLE FAMILY DETACHED HOMES ARE NOT ALLOWED FOR RM40 ...!h,..o<!.. ____________________________________________________ _ r --- --- --- --- --- --- --- --- --- --- --- --- --- --- --- --- --- --- --- --- --- --- --- --- --- --- --- --- --- --- --- --- --- --- --- ---~J"!!---!I!!!!!Po ___ """------~-4- OPTION 1 -RM 40 ZONING 587 & 585 MAYBELL AVENUE -CONCEPT STUDIES PALO ALTO, CALIFORNIA -I HLIN _grmJ.. o 20 40 80 JOB NO. 1124.001 DATE 09-12-12 5865 Owens Drive Pleasanton, CA 94588 925-251-7200 N