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HomeMy WebLinkAboutStaff Report 12398 City of Palo Alto (ID # 12398) City Council Staff Report Report Type: Study Session Meeting Date: 9/27/2021 City of Palo Alto Page 1 Summary Title: 525 E Charleston (Eden Housing) Title: Study Session on a Proposal by Eden Housing, in Coordination with the County of Santa Clara, to Redevelop 525 East Charleston with a Mixed-Use Project That Includes Approximately 2,700 Square Feet of Ground Floor Office for Non-Profit Use and 50 Units of 100 Percent Affordable Rental Housing, 50 percent of which will be for Residents with Special Needs. (6:00 PM - 7:00 PM) From: City Manager Lead Department: Planning and Development Services Recommendation Staff recommends that Council conduct a study session and provide informal comments related to the intended design and process for a proposed housing project at 525 E Charleston Road. Executive Summary This study session has been requested by Eden Housing and Santa Clara County as a courtesy to share with the Palo Alto City Council and community a conceptually designed 100% affordable housing project at the subject address. The project includes 50 deed restricted low- and very low-income units (30% and 60% of area median income), including 25 units reserved for special needs housing. A nonprofit space (for AbilityPath) of approximately 2,700 square feet will also provide community support services to developmentally and intellectually disabled residents living on site. Due to a variety of State laws that require streamlined application reviews for certain qualifying housing projects, it is anticipated that there will be limited opportunity for formal community engagement on this project through the City’s review processes. Though, as detailed below, the applicant has conducted several community meetings and this study session is intended to expand the community’s awareness of the housing project. 3 Packet Pg. 7 City of Palo Alto Page 2 The affordable project qualifies for a number of concessions, or changes to the base zoning standards, to accommodate the development in accordance with the State Density Bonus allowances. These concessions include modest increases to height, lot coverage, and floor area. Existing State law also exempts the project from any residential parking requirements, though the non-profit office space will be parked to City standards, and some additional parking spaces are proposed on the 0.78-acre site. Similar to prescreening applications the Council has previously considered, no action is requested of the Council, though any questions about the project and general feedback is welcome. Project proponents have requested City support to help fund the project and staff has confirmed that $2,000,000 could be allocated from the City’s Affordable Housing fund, but that decision is not before the Council now. The balance of this report and attachments provide more project details including information on relevant State laws and a conceptual analysis of the project to local development standards and application review processes. Background The State of California and the County of Santa Clara have identified housing, particularly affordable housing, as one of its highest priorities. Consistent with these state and regional goals, one of Council’s identified priorities for 2021 includes “housing for social and economic balance,” which includes a focus on affordable and workforce housing, funding, and achievable plans. The proposed project addresses both lower income and special needs housing, consistent with this identified priority. The applicant proposes to utilize existing state regulations to streamline the proposed project and to allow for increased development opportunities to support the proposed density. Relevant legislation that the applicant may utilize includes AB 2162, SB 35, AB 1763, and SB 330. Attachment D includes a summary of these bills. Project Description A location map of the proposed site is included in Attachment A. The preliminary schematic drawings, included in Attachment E, are conceptual, as is appropriate at this stage of project consideration. As shown in these schematic drawings, Eden Housing, in coordination with the County, is proposing a single mixed-use structure, which would replace one existing approximately 4,000 sf non-profit office building. The 46,100 square foot (sf) proposed development would include approximately 2,700 sf of non-profit office space as well as 50 residential rental units (further described in Attachment B). The three uppermost levels would be exclusively residential, while the ground floor would be non-profit office and residential. The site includes a single parcel with a site area of 34,114 sf (0.78 acres). The non-profit office space 3 Packet Pg. 8 City of Palo Alto Page 3 would continue to be occupied by AbilityPath, a local nonprofit that provides services to children and adults with intellectual and developmental disabilities. All the residential rental units (except for one manager’s unit) would be restricted to be affordable to lower income households earning between 30% and 60% of Area Median Income (AMI). The project would meet the Health and Safety Code definition of “special needs housing”, meaning that it would include dedicated units and supportive services to benefit the target populations of special needs housing. Fifty percent (50%) of the units would be dedicated for special needs housing and AbilityPath would provide supportive services for residents with special needs. The proposed conceptual building is four stories with a height of 44 feet for a portion of the building on the west side and 49 feet for a portion of the building on the east side. The building includes at grade parking (20 spaces) on the eastern side of the property, adjacent Challenger School. The site currently has two curb cuts providing a separate entrance and exit; one of the curb cuts would be removed while the other would be widened to provide a single point of entry and exit on the eastern side of the property from East Charleston Road. Location and Surrounding Uses The subject property, zoned Public Facilities, is about 300 feet from the channelized Adobe Creek. Though it is not located within one-half mile of a major transit stop, as defined per the public resources code (21064.3), there is a bus stop along the project frontage on Charleston (VTA Route 21) which provides fixed-route bus service every 30 minutes. The nearest single- family residential neighborhoods are Greenmeadow (at 85 feet), and Charleston Terrace (at 330 feet). The land abutting the proposed parcel is zoned Public Facilities (PF). The site is surrounded on three sides (north, east, and west) by the Challenger School Campus. On the west side, this includes a bike path on the campus property leading from E Charleston Road to the campus. The path continues through to the Magical Bridge Playground (a playground specifically designed to be inclusive for those with intellectual and development disabilities), Mitchell Park, and the Mitchell Park Community Center and Library. On the opposite side of this bike path is an R-1 zoned parcel with a single-story church on the site. The Stevenson House senior independent living (Planned Community) is located on the other side of the church property, approximately 340 feet away from the subject property. Across East Charleston is the Charleston Shopping Center at the corner of Middlefield and East Charleston within the Commercial Neighborhood (CN) Zone District. At the corners of Nelson Drive and East Charleston are single-family residences within the R-1 zone. These properties and others along Nelson are part of the historic Greenmeadow Eichler tract. Discussion Staff will prepare a thorough analysis of the zoning and Comprehensive Plan compliance and obtain any necessary information to support the requested waivers, concessions, and incentives upon submittal of a formal application. However, staff has reviewed the conceptual 3 Packet Pg. 9 City of Palo Alto Page 4 project in order to highlight key differences between the project and the existing zoning requirements and to determine the appropriate application process based on the project’s eligibility for streamlining under state regulations. Consistency with the Comprehensive Plan, Area Plans and Guidelines1 There are no specific plans or coordinated area plans that apply to the project site. The Comprehensive Plan land use designation for the project site is Major Institutions, Special Facilities (MISP), which allows “Institutional, academic, governmental and community service uses and lands that are either publicly owned or operated as non-profit organizations. Examples are hospitals and City facilities. Consistent with the Comprehensive Plan’s encouragement of housing near transit centers, higher density multi-family housing may be allowed in specific locations.“ The conceptual project appears consistent with this Comprehensive Plan designation in that the land is publicly owned and intended to be leased to two non-profit entities to provide community services (Eden Housing to manage the affordable units and AbilityPath providing services for special needs housing). Zoning Ordinance Consistency2 The Project site is zoned PF (Public Facilities). Consistent with the Comprehensive Plan land use designation for MISP, which applies to most PF zoned parcels within the City, the public facilities zone district permits, by-right, public/quasi-public uses. These include “All facilities owned or leased, and operated or used, by the City of Palo Alto, the County of Santa Clara, the State of California, the government of the United States, the Palo Alto Unified School District, or any other governmental agency, or leased by any such agency to another party.” The project is on land owned by the County of Santa Clara that will be leased to Eden Housing and AbilityPath, non-profit organizations, for a use that qualifies under Health and Safety Code as special needs housing as well as supportive housing. Therefore, the use is a permitted use under the Zoning Code. An analysis of the project’s consistency with objective standards for the PF Zone district is included in Attachment C. As noted, the subject property abuts the PF zone district on three sides, and public right of way (Charleston Road) on the fourth side. The subject property is located within 150 feet of R-1 districts, but the R-1 zones are not abutting the site. Because the R-1 zone district does not abut the subject property, staff interprets the code to mean that the R-1 zone setbacks would not apply. This interpretation only affects the rear property line abutting Challenger School (10 feet versus 20 feet) because the project already complies with the PF zone setbacks on the side yard and the special setback on the front yard which are more restrictive than the standard R-1 setbacks. Because the property is within 150 feet of R-1 zones, 1 The Palo Alto Comprehensive Plan is available online: http://www.cityofpaloalto.org/gov/topics/projects/landuse/compplan.asp 2 The Palo Alto Zoning Code is available online: http://www.amlegal.com/codes/client/palo-alto_ca 3 Packet Pg. 10 City of Palo Alto Page 5 the height limit for portions of the site within 150 feet of those districts is still restricted to 35 feet. The applicant is proposing to utilize concessions, incentives, and/or waivers in accordance with the state density bonus and AB 1763 to exceed this height limit. Additionally, these density bonus tools would enable the development to exceed the maximum floor area and lot coverage requirements. The proposed parking spaces will comply with the requirements in accordance with AB 1763, which would require 11 parking spaces on the site (for the non-profit office use). Requested Waivers, Concessions, Incentives under State Density Bonus The project is a qualifying project in accordance with AB 1763 because it includes a housing development in which 100 percent of the total units, exclusive of manager’s units, are for lower income households. In accordance with AB 1763 and PAMC Section 18.15.050(c)(iv), as a housing project providing 100 percent of the units, exclusive of manager’s units, as affordable to lower income households, the project is eligible for four concessions and incentives. The applicant is requesting the following concessions, waivers, and by-right allowances under the state density bonus. Requirement Requested Concession, Waiver or Allowance Height: 50 feet or 35 within 150 feet of a residential zone See Waiver of 35 foot height limit that affects a portion of the subject property: The two flat rooflines’ heights are 34’ and 44’. The two sloped rooflines’ heights (at midpoints) are 39’ and 49’ (relevant to the maximum height definition). Lot Coverage: 30% maximum See 18.15.050(d)(vi) Concession to allow for 9% increase in lot coverage for a total lot coverage of 39% of the subject property Floor Area Ratio (FAR): 1:1 maximum Waiver of FAR limitation for a proposed FAR of 1.35:1 Parking: Non-profit office use: 11 spaces Government Code Section 65915(p)(4) allows for no residential parking: 20 parking spaces in total are proposed Height The objective standards under the PF zone district restrict height to a maximum of 35 feet within 150 feet of an R-1 zone district and otherwise allow for a maximum height of 50 feet. A portion of the project is located within 150 feet of parcels zoned R-1; therefore, part of the building would be subject to the 35 foot height requirements. The applicant requests a waiver from this height requirement to allow for a portion of the building within 150 feet of an R-1 zone to be 44 feet” Lot/Site Coverage The objective standards under the PF zoning restrict lot coverage to a maximum of 30% of the site. The applicant requests a concession to allow for increased lot coverage of 39%. In accordance with PAMC Section 18.15.050(d)(vi), the applicant may request “up to [a] fifty percent (50%) increase over the maximum site coverage requirement or up to the square 3 Packet Pg. 11 City of Palo Alto Page 6 footage of the restricted affordable units, whichever is less.” Therefore, the requested concession is well within the concessions allowed under the code. Floor Area Ratio The applicant requests a waiver for a proposed FAR of 1:35:1 where a maximum FAR of 1:1 is allowed. This is an increase in approximately 12,000 sf of floor area.” Parking Ratio Government Code Section 65915(p)(4) states that if: “a development consists solely of rental units, exclusive of a manager’s unit or units, with an affordable housing cost to lower income families, as provided in Section 50052.5 of the Health and Safety Code, and the development is either a special needs housing development, as defined in Section 51312 of the Health and Safety Code, or a supportive housing development, as defined in Section 50675.14 of the Health and Safety Code, then, upon the request of the developer, a city, county, or city and county shall not impose any minimum vehicular parking requirement. A development that is a special needs housing development shall have either paratransit service or unobstructed access, within one-half mile, to fixed bus route service that operates at least eight times per day.” The project is a special needs housing development and the VTA Line 21 operates along the project frontage, providing bus services more than eight times per day. Therefore, the project applicant is not required to provide parking for the residential use. The applicant is proposing 20 parking spaces. Use of Waivers Waivers for development standard modifications, noted in PAMC Section 18.15.060, are different from concessions outlined in PAMC Section 18.15.050. A waiver of development standards may be requested when a development standard will have the effect of physically precluding construction at the densities or with the concessions or incentives permitted under the state density bonus law. Waivers are unlimited provided that certain findings can be met. Concessions and incentives are limited based on the percentage of restricted units and the income level at which they are restricted. Concessions or incentives must result in identifiable and actual cost reductions to provide affordable housing costs. Although the applicant has expressed an interest in utilizing waivers (PAMC 18.15.060, Waiver/Modification of Development Standards) for the proposed height and floor area, it is staff’s position that the project is not eligible for waivers. Staff interprets the waiver provision of state density bonus law to apply when necessary for the developer to utilize bonus density or a concession. This project does not require bonus density (there is no maximum density established for the PF zone) and the applicant has not claimed a waiver is necessary to utilize concessions and incentives. However, this does not represent a significant hurdle for the project, as the applicant is eligible for three additional concessions or incentives that they are not currently proposing to utilize. 3 Packet Pg. 12 City of Palo Alto Page 7 The applicant may select concessions or incentives as outlined in 18.15.050 of the municipal code or an off-menu concession, as outlined in 18.15.080(b)(ii). In accordance with PAMC Section 18.15.080 (b)(ii), as part of any formal application, the applicant would be required to provide an explanation as to the actual cost reduction achieved through the concession or incentive. Eligibility for Streamlining It is the City’s position that the project may be eligible for streamlining in accordance with Senate Bill 35. However, it is not clear that the applicant is eligible for streamlining in accordance with AB 2162 because multi-family uses are not identified as an allowed use within the zone district and they are not permitted under the objective standards of the Comprehensive Plan for this land use designation in areas that are not located near transit centers. The project is only consistent with the zoning and land use designation because the property would be owned by the County, a public agency, and leased to nonprofit organizations (Eden Housing and AbilityPath) to provide community services and needed affordable special needs housing. Therefore it is consistent with the governmental and community service uses and lands that are either publicly owned or operated as nonprofit organizations uses allowed under the Comprehensive Plan. However, either bill allows for streamlining of a housing project, including requiring ministerial review of the application. Under SB 35, the project is required to comply with requirements for tribal consultation prior to filing a formal application and would be required to pay prevailing wage for construction. Under AB 2162 the project would not be subject to these additional requirements. That said, it’s the City’s understanding that prevailing wage may be required for this project regardless, depending on the project funding. Policy Implications There are no significant policy implications associated with this study session. This project qualifies under a variety of local and state laws for streamlined, ministerial review of a new 50- unit affordable housing project that includes special needs housing and rebuilt nonprofit office space to support this population. The location of this project in proximity to the Magical Bridge playground and access to regular bus service is also noteworthy. No action, however, is required of the Council at this time, though a future request to use some of the City’s affordable housing funds is anticipated and described below. Through the study session, the Council may ask questions of the applicant and offer any informal, non-binding comments. Resource Impact This study session and processing of a formal application, if filed, are services paid for by fees from the applicant. Based on preliminary conversations with the applicant and the County, details related to project funding are still being finalized though it is anticipated the City will receive a request for up to two million dollars ($2,000,000) to help support this project. The 3 Packet Pg. 13 City of Palo Alto Page 8 City’s affordable housing fund balance can accommodate this future transfer, subject to Council approval. No action is requested at this time, however, if the Council has any comments regarding this possible funding solution, that feedback would be useful to the project team and City staff. Timeline Following the study session, the applicant will consider Council’s comments and determine how they want to proceed. There is no date set for a formal application; however, when received the City anticipates that it will be subject to streamlined application review. If Eden housing files an application in accordance with SB 35, the project would be processed as a ministerial application. Prior to accepting an application for SB-35 approval, the applicant must submit a notice of intent to submit an SB-35 application which includes their architectural plans among other required information. the City must notify relevant California Native American tribes about the proposed development following the receipt of a notice of intent before a formal SB-35 application is filed. Once a formal application is filed, Planning staff must determine if a project is eligible for streamlining within 60 days of application submittal for projects of 150 or fewer units. Any design review or public oversight (which is required to be ministerial) must be completed in 90 days for 150 or fewer units measured from the date of the SB-35 application submittal. The City anticipates that during this 90-day period the Architectural Review Board would be engaged in a study session to provide informal feedback on the design. Stakeholder Engagement Notice of this study session was published in the Daily Post on September 17, 2021 and mailed to owners and occupants of property within 600 feet of the subject property on September 14, 2021. The applicant has hosted three community workshops to date. A summary of those three meetings and feedback received at those meetings is provided in the applicant’s project description in Attachment B. In addition, as noted in the applicant’s project description, the project team presented at a regularly scheduled meeting of the Greenmeadow Community Association Board and a series of one-on-one interviews with key members of the surrounding neighborhood and the intellectually and developmentally disabled (IDD) community. Environmental Review This study session is not considered a project in accordance with the California Environmental Quality Action (CEQA). Moreover, the project if filed, as anticipated, as a qualifying affordable housing project eligible for streamlined, ministerial review, would be exempt from CEQA pursuant to CEQA Guidelines Section 15268. 3 Packet Pg. 14 City of Palo Alto Page 9 Attachments: Attachment3.a: Attachment A: Location Map (PDF) Attachment3.b: Attachment B: Applicant's Project Description (PDF) Attachment3.c: Attachment C: Zoning Comparison Table (DOCX) Attachment3.d: Attachment E: Project Plans (DOCX) Attachment3.e: Attachment D: Summary of Relevant State Legislation (DOCX) 3 Packet Pg. 15 e N e l s o n C o u r t E a s t C h a rl e s t o n R o a d C h a rl e s t o n C t N e ls o n D riv e E l C a p it a n P l a c e En s ig n W a y e A v e n u e R-2 R M -3 0 RM-30 PC-2236 R-1(7000) CN (GF/P) 3 7 9 3 7 1 3982 45 5 4 60 4 5 5 3 8 7 1 1 3 9 1 2 3 9 1 1 5 2 0 5 1 3 5 2 1 5 0 1 4 9 5 4 8 5 4 8 4 5 0 0 5 0 0 A 5 1 0 5 2 0 4 7 0 3950 3 9 18 3 9 02 3 9 10 5 0 5 713 711 7 1 7 7 1 9 7 2 1 3 8 6 5 3917 3 9 1 3 3921 3929 3925 3969 3909 7 2 3 3 9 0 1 3907 3905 3 9 0 35 2 5 3 9 5 0 3 9 0 4 3 9 0 6 3 9 0 8 3946 3962 39663970 3954 3 9 5 2 4 3 8 465 4 7 8 4 7 5 4 6 8 3 9 9 0 3998 4 5 8 4 4 4 387 4 2 8 7 0 3 3 9 0 8 3 9 1 5 3 9 3 9 3 9 4 5 3933956 3 8 8 5 3 8 9 5 5 4 0 3 9 0 1 3 9 0 7 3 9 3 3 3 9 3 43 9 3 8 3 9 4 23 9 4 63 9 4 8 5 0 4 4 9 6 4 9 0 4 8 2 3 9 1 2 3 8 8 0 3 8 6 4 3 9 2 4 3 9 3 0 3 9 4 0 3 9 1 8 3 8 8 5 3 8 8 7 3 8 8 9 3 8 9 1 3 8 9 3 3 8 9 5 7 0 1 7 0 33897 7 0 5 7 0 7 7 0 9 3 9 00 3 9 20 3 9 22 3968 3 9 42 39 7 0 6 3 9 715 PF PF This map is a product of the City of Palo Alto GIS This document is a graphic representation only of best available sources. Legend PF Zone Districts Zone District Boundaries abc Zone District Labels 525 E Charleston (Project Site) 0'200' Attachment A: Project Location Area Map CITY O F PALO A L TO IN C O R P O R ATE D C ALIFOR N IA P a l o A l t oT h e C i t y o f A P RIL 16 1894 The City of Palo Alto assumes no responsibility for any errors ©1989 to 2016 City of Palo Alto RRivera, 2021-09-15 13:01:09525ECharleston LocMap CH (\\cc-maps\Encompass\Admin\Personal\RRivera.mdb) R-1(7000)(S) 3.a Packet Pg. 16 City of Palo Alto | 525 East Charleston Road Mitchell Park Project Submitted by: Eden Housing 22645 Grand St. Hayward, CA 94541 August 2021 3.b Packet Pg. 17 Application | Mitchell Park Project August 2021 2 Table of Contents 1.Introduction..................................................................................................p. 3 a.Project Description b.Project Team c.Community Outreach 2.About Eden Housing …………………………………………………….……………p. 8 a.Eden Housing Mission and History b. Eden Housing Management and Resident Services c.Eden Housing in Palo Alto 3.Project Details………………………………………………………………………………..p. 11 a.Site b. Design c.Environmental Sustainability and Green Building d. Residential - Affordability e.Population and Leasing Preferences 4.Zoning and Development Standards………………………………….p. 16 a.Comprehensive Plan and Zoning Code b.Modifications under State Density Bonus Law 5.Community Benefits of the Project............................................p. 21 3.b Packet Pg. 18 Section 1. Introduction Application | Mitchell Park Project August 2021 3 1. Introduction A. Project Description Located at 525 East Charleston Road near Mitchell Park in Palo Alto, the Mitchell Park Project (MPP) is a new mixed-use development that will contribute to the vibrant neighborhood around Mitchell Park with a new office space for public social services as well high-quality affordable housing for lower-income households, including special needs housing for the intellectually and developmentally disabled (IDD) community. In this excellent location, we propose to build a 2,700-square-foot office space and 50 rental apartments for individuals and households earning at or below 30% to 60% of the area median income, equivalent to an annual income of $35,000 to $70,000 for a one-person household. In particular, the abundant amenities in the area surrounding the project site make it an ideal location for housing for members of the IDD community and will enable residents to lead independent lives. The 2015-2023 Palo Alto Housing Element states that “people with developmental disabilities often have difficulty finding affordable, accessible, and appropriate housing that is inclusive in the local community.” This site offers the opportunity to do precisely that as it is close to resources like AbilityPath’s Middlefield site, Mitchell Park Community Center, Magical Bridge playground, Ada’s Café, Vista Center for the Blind and Visually Impaired, Jackson Hearing Center, and South Palo Alto Food Closet. The project meets a great need for deeply affordable housing that is only expected to grow in coming years. Over the past decade, apartment rents have escalated at an unprecedented clip that threatens to price out certain segments of the population that are essential to a strong and diverse community, such as people with disabilities, lower-income workforce, and Left: Mitchell Park Community Center, which includes a library and Ada’s Café, which employs adults with developmental disabilities. Right: Magical Bridge Playground 3.b Packet Pg. 19 Section 1. Introduction Application | Mitchell Park Project August 2021 4 seniors on fixed incomes. The Mitchell Park Project will keep vital services for the IDD community at the site while also providing new affordable homes that will help ensure that these vital members of the community are able to live and work in the City of Palo Alto. The site currently includes a building that serves as office space for the nonprofit, AbilityPath. The Mitchell Park Project will replace this building with a single four-story building. The ground floor will include 2,700 square feet of office space to be leased to AbilityPath. The property will have 50 apartments, which include a mix of studio, one- bedroom, and two-bedroom units. One of the units will be set aside for a live-in property manager, which will help ensure that the property is well managed every day and night. Additionally, the ground level of the building will include a property management office for the full-time property manager, as well as an office for a resident services coordinator who will provide myriad services – such as wellness, career, education, and financial literacy programming – to help ensure our residents succeed. The building will be designed with sustainability in mind, with solar panels on the roof, low-flow water fixtures, Energy Star appliances, and dedicated bike parking, and will be LEED or Green Point Rated certified. The property also includes amenities for its residents such as a computer learning center, community room, laundry facilities, and an outdoor courtyard with planters for growing fruits and vegetables. B. Project Team • Eden Housing, Inc. (EHI) is a mission-driven affordable housing nonprofit organization. Eden leads the development team and is the primary entity responsible for coordinating with the City and managing the entire development process from design and approvals, through financing, and construction. Eden Housing has a long and successful track record building and operating affordable housing in the Bay Area. • County of Santa Clara Office of Supportive Housing (OSH) is dedicated to increasing the supply of housing and supportive housing that is affordable and available to extremely low income and/or special needs households. OSH supports the County mission of promoting a healthy, safe, and prosperous community by ending and preventing homelessness. The County of Santa Clara is the property owner and selected Eden in a competitive process to develop affordable housing on this site. • Under the Eden Housing umbrella, Eden Housing Management, Inc. (EHMI) will provide quality onsite management and maintenance for the property and Eden Housing Resident Services, Inc. (EHRSI) will provide supportive services to residents. 3.b Packet Pg. 20 Section 1. Introduction Application | Mitchell Park Project August 2021 5 • Leading the design efforts is OJK Architecture + Planning. OJK is an award- winning, women-owned architecture firm that designs commercial, retail, and residential buildings, including both market-rate and affordable developments. C. Community Outreach From our experience, we know that it is critical to involve stakeholders early in the process, to generate feedback and go through an iterative design process to ensure that our development is appropriate for its unique community context. Our goal is to create numerous opportunities for authentic public input and to keep the public informed on our process. To date, we have held two community workshops (the third is scheduled for August 30, 2021) and conducted other extensive community engagement described below. Workshop #1 Workshop #1 took place virtually on June 30, 2021 and included a total of 48 non-project team participants representing nearby neighborhoods, the IDD community, and City of Palo Alto agencies. The goal of the first workshop was for the project team to learn from participants about their communities and general aesthetic preferences and gather participants' questions and concerns related to the project. Project team members used a combination of presentation slides, real-time Zoom polls, and the Miro virtual whiteboard tool to share project information and record written and verbal feedback from participants. Overview of community engagement process for Mitchell Park Project. 3.b Packet Pg. 21 Section 1. Introduction Application | Mitchell Park Project August 2021 6 Workshop #2 Workshop #2 took place virtually on July 28, 2021 and included a total of 20 non-project team participants representing nearby neighborhoods, the IDD community, and City of Palo Alto agencies. The goal of the second workshop was for participants and project team members to co-create design solutions based off of design topics generated in the first workshop while considering the interaction between design solutions and their effects on the many stakeholders touched by the project. Project team members used a combination of presentation slides and the Miro virtual whiteboard tool to share project information and record written and verbal feedback from participants. Workshop #3 Workshop #3 is scheduled to take place virtually on August 30, 2021. The goal of this third and final workshop will be for the project team to introduce participants to a design concept that incorporates design topics and preferences generated during the prior two workshops and gather initial feedback from the community on the design concept. Community members will have the opportunity to provide additional written feedback following the workshop. Other Community Engagement In addition to the three community workshops described above, the project team has conducted other community engagement activities as described below. 1. The project team has conducted a series of one-on-one interviews with key members of the surrounding neighborhood, the IDD community, and the City of Palo Alto. The goal of these interviews has been to gather input from neighbors and community members about the strengths of their community as well as any thoughts they may have about the project and its site. Interview questions focused on four key areas: (1) connection to the community; (2) knowledge and impressions of the project; (3) insights or suggestions for the community engagement plan; and (4) identification of additional resources or community members our team should connect with. 2. The project team presented at a regularly scheduled meeting of the Greenmeadow Community Association Board. A total of approximately 20-25 people attended the project team’s presentation and participated in a Q&A session on July 14, 2021. Project team members fielded questions about the project’s schedule, goals, and design. 3. The project team is also planning to conduct a focus group on unit interiors and building amenities with members of the IDD community. 3.b Packet Pg. 22 Section 1. Introduction Application | Mitchell Park Project August 2021 7 As the project progresses, we will continue our community engagement process to share more information, answer more specific questions as they arise, and inform the public about what is occurring on the site as the project continues to move forward. 3.b Packet Pg. 23 Section 2. About Eden Housing Application | Mitchell Park Project August 2021 8 2. About Eden Housing A. Eden Housing Mission and History Eden Housing creates and sustains high-quality affordable housing communities that advance equity and opportunity for all. Eden Housing is one of the oldest and most experienced affordable housing nonprofit organizations in the state of California. Since our inception in 1968, Eden has developed, acquired, or rehabilitated more than 10,600 affordable units and currently provides homes to more than 22,000 lower-income residents. As a mission-driven nonprofit, we serve low- and moderate-income families, seniors, and people living with disabilities. Incomes of our residents typically range from 20% to 60% of the area median income. In Palo Alto, Eden Housing is pleased to own and operate 801 Alma in downtown Palo Alto, an affordable housing development providing 50 affordable homes for families. Eden Housing is consistently named as one of the Top 50 affordable housing companies in the nation by Affordable Housing Finance Magazine, the leading national publication that ranks and reviews affordable housing. Eden Housing’s Activist Roots Eden Housing was founded in May of 1968 by six community activists who were greatly concerned about the lack of non-discriminatory, affordable housing in Alameda County. These pioneers, working out of makeshift "headquarters" such as local coffee shops, were initiated into affordable housing development by rehabilitating six older homes in Oakland for first time homebuyer families. Their next project was a new construction 150- unit development for seniors, Josephine Lum Lodge in Hayward. It is a development we still own today and renovated in 2010, including rehabilitation of the units, updates to the common spaces, and the addition of a new commercial kitchen. 3.b Packet Pg. 24 Section 2. About Eden Housing Application | Mitchell Park Project August 2021 9 B.Eden Housing Management and Resident Services Eden’s work goes beyond building high-quality buildings, as we strive to create strong and safe communities for the residents who live in our housing and a permanently affordable, high-quality asset for the cities we partner with. Eden achieves these long- term goals through its property management and resident services programs. Eden Housing Management, Inc. (EHMI) is a nonprofit Eden affiliate that has provided professional, quality management for Eden’s properties since its establishment in 1984. EHMI currently manages 10,268 units of rental housing in 154 properties. EHMI is recognized as a leader in affordable housing management and maintains a vacancy rate of 1 percent. Eden Housing Resident Services, Inc. (EHRSI) is a nonprofit Eden affiliate formed in 1995 and provides services at all of Eden’s properties. Through EHRSI, Eden links well-built and carefully managed housing with resources that support residents in their daily lives. EHRSI’s Resident Services staff work with residents one-on-one and in group settings and coordinates educational, financial literacy, wellness, and community-building activities. Together, the integrated company brings a combined package of experience and expertise which covers the spectrum of activities involved in developing, owning, managing, and servicing a high-quality housing development. This combined effort assures that the quality design and construction of the project is preserved through the careful long-term maintenance of the property and ongoing care and service to residents. 3.b Packet Pg. 25 Section 2. About Eden Housing Application | Mitchell Park Project August 2021 10 C. Eden Housing in Palo Alto 801 Alma 801 Alma Street, Palo Alto | Affordable Family Housing Developed in partnership with Community Work Group, Inc., 801 Alma is a transit-oriented affordable housing development for families in downtown Palo Alto. The City of Palo Alto is a critical partner in the project, donating one of the parcels as well as providing an affordable housing loan as gap financing. This development includes 50 units in a mix of one-, two-, and three-bedroom units. The development is three blocks from the Palo Alto Caltrain Station and the city’s central University Avenue commercial district, providing residents easy access to a number of neighborhood amenities including commercial stores (grocery store, pharmacy, hardware store), services (financial, restaurants, cleaners), and a major medical clinic. Residents are provided with free on-site supportive services including one-on-one support and access to group programs and trainings including afterschool programs, computer classes, financial literacy, art classes, parenting classes, and wellness and nutrition programs. YEAR COMPLETED: 2013 TOTAL DEVELOPMENT COST: $27.9 million UNITS: 50 TARGETED INCOMES: 30-50% of AMI 3.b Packet Pg. 26 Section 3. Project Details Application | Mitchell Park Project August 2021 11 3. Project Details A. Site The project site, 525 East Charleston Road, is owned by the County of Santa Clara and will be ground leased to Eden Housing. The site currently includes a building that serves as office space for the nonprofit service provider, AbilityPath. The site is located 0.1 mile from Mitchell Park and less than a half mile from the Mitchell Park Community Center and Library. Across the street is the Charleston Shopping Center, which includes a grocery store, cafes, and retail. The Greenmeadow neighborhood is across Charleston Road from the site. Greenmeadow is a residential development of homes built by Joseph Eichler. 3.b Packet Pg. 27 Section 3. Project Details Application | Mitchell Park Project August 2021 12 The project design seeks to encourage more walking, bicycling, and public transit as the primary means of travel. To this end, the project will include secure bike parking in the building to encourage bicycling. In addition, the VTA Route 21 bus line is within 0.1 mile and operates every 30-60 minutes (over 20 times a day). B. Design In designing this building, Eden Housing’s main goal was to ensure that the design is contextual to this location in Palo Alto and the building is a high-quality asset for the City for many years and decades to come. One of Eden Housing’s top requirements for the building’s design is that it look indistinguishable from – or better than – market-rate apartments. We chose to work with OJK, an award-winning architectural and planning firm whose mission is to create vibrant, healthy, and equitable housing at all scales. The Mitchell Park Project is proposed to be a four-story building with a three-story frontage along Charleston Road. The ground floor will include a 2,700-square-foot office space to be leased to AbilityPath. The building will include 50 apartments, which will consist of a mix of studio, one-bedroom, and two-bedroom units. The building is shaped in an “L” configuration. Project amenities include a central courtyard space with seating areas and drought-tolerant planting as well as interior amenities such as a community room, computer learning center, on-site property management office, resident services coordinator office, and laundry room. Twenty spaces of surface parking are included on the ground level in a “shared parking” arrangement primarily for the office space’s use during peak daytime hours and for residential use during off-peak hours. The Mitchell Park Project takes design cues directly from the surrounding neighborhood. The L-shaped building shields a protected courtyard from Charleston Road and from the surface parking spaces. The courtyard is oriented toward the multi-use path that connects pedestrian and bike traffic to nearby Mitchell Park and its amenities, including the library and community center, Ada’s Café, AbilityPath’s Middlefield site, and Magical Bridge playground. The building aesthetics reflect the Eichler neighborhoods that surround the project, featuring low sloping roofs with exposed beams, celerestory windows, vertical siding, and clean, orthogonal and angular lines. We note that the plans and designs submitted with this application include various revisions made based on input we received through the community engagement process. Contributions and suggestions from the community and neighbors are incorporated into several aspects of the building design. Along the Charleston façade, the building height is lowered to 3 stories, and angled walls have been introduced to orient views out of those apartments away from single-family homes across the street. Large trees planted in the 24-foot setback further screen views out of 2nd and 3rd floor units. The parking lot has a single ingress and egress point to minimize vehicular traffic crossing the bike path. A fence along the property line enhances resident safety and clearly delineates the multi-use path. A secure gate provides access from the multi-use path to an indoor 3.b Packet Pg. 28 Section 3. Project Details Application | Mitchell Park Project August 2021 13 bike room so residents may use the safer bike crossing at Nelson Road to access the site, maintaining a safe separation from vehicle traffic. The overall landscape design concept aims to accomplish the following: provide interesting and comfortable active- and passive-use outdoor spaces for the building residents; integrate stormwater management strategies as functioning and valuable components of the gardens; stylistically complement the proposed apartment building; and blend with the surrounding landscape typology as a visual amenity to the neighborhood. Drawing on neighbors’ input at community meetings, the perimeter of the site will be planted with evergreen trees to buffer the residential units from the busy Charleston Road, screen on-site parking, and provide physical and visual separation from the adjacent multi-use path. Addressing concerns of safety and security, pedestrian and vehicular traffic will be separated, and entry points to the communal outdoor space will be gated. The protected gardens will offer ample seating area as an outdoor extension of the community room, accommodate raised vegetable beds for gardening by residents, and include a meditative sensory garden with a labyrinth. Plant species will be primarily California natives, as well as combination of low-water use adapted plants that provide year-round interest. In addition to incorporating feedback from the community, we are designing the project to be responsive to the City of Palo Alto’s draft Objective Design Standards and the final Palo Alto Eichler Neighborhood Design Guidelines. C. Environmental Sustainability and Green Building Environmental sustainability is a core design concept of the Mitchell Park Project. Green design is not only important for environmental stewardship but is also vital in keeping utility costs and operating costs low throughout the life of the building. The development will be built to LEED or Green Point Rated standards, and the architecture, landscaping, construction techniques, and materials are designed and chosen with sustainability in mind. A sampling of features include: solar panels on the roof, low-flow water fixtures, Energy Star appliances, and durable high-quality materials that require less frequent replacement. The community gardens in the courtyard also present residents with the opportunity to grow their own fruits and vegetables, and the landscaping is drought-tolerant with a high-efficiency irrigation system. As an infill development, the Mitchell Park Project inherently satisfies other core tenets of environmental sustainability. The site is located within walking/biking distance of public transit, services, and community amenities, which reduce car usage and greenhouse gas emissions. Providing dedicated and secure bike parking also encourages all residents, visitors, and office workers at the site to bike instead of drive. 3.b Packet Pg. 29 Section 3. Project Details Application | Mitchell Park Project August 2021 14 D. Residential - Affordability The Mitchell Park Project will provide 50 rental apartments comprised of a mix of studios, one-bedroom apartments, and two-bedroom apartments. Type Size How many Studio apartment (including Junior 1- bedroom apartments) 400-440 s.f. 39 1-bedroom apartment 550 s.f. 6 2-bedroom apartment 880-920 s.f. 5 (including 1 manager’s unit) TOTAL 50 The apartments will be leased to lower-income households earning at or below 30% to 60% of the area median income (AMI). The tables below show the income limits of eligible households, based on household size, as determined by the California Tax Credit Allocation Committee (CTCAC). The 80% of AMI incomes according to California Housing and Community Development (CA HCD) are included for reference, as these figures are what the City of Palo Alto uses to define “low income.” CTCAC Income Limits 1-person household 2-person household 3-person household 30% of AMI $34,800 $39,780 $44,760 40% of AMI $46,400 $53,040 $59,680 50% of AMI $58,000 $66,300 $74,600 60% of AMI $69,600 $79,560 $89,520 80% of AMI – HCD (for reference only) $82,450 $94,200 $106,000 The project’s monthly rents are determined by the California Tax Credit Allocation Committee (CTCAC) to ensure that the rents are affordable to the lower-income residents earning 30% to 60% of AMI. The following table shows the maximum gross rents (before utilities) charged to households. We note that if the project were to receive project-based rental assistance, the rents paid by residents would be even lower, as they would only need to pay 30% of their income. 3.b Packet Pg. 30 Section 3. Project Details Application | Mitchell Park Project August 2021 15 Type Monthly Rent Studio apartment $870-1,740 1-bedroom apartment $932-1,864 2-bedroom apartment $1,119-2,238 E. Population and Leasing Preferences The Mitchell Park Project will provide a leasing preference for approximately 50% of the units to individuals with an intellectual or developmental disability. We are targeting 50% of the units with an IDD leasing preference based on consultations we’ve had with the IDD community and advocates. 50% strikes a balance between setting aside a large number of units and ensuring that the IDD individuals are living within an integrated community of people with all abilities. This will help the City and County meet their obligations to affirmatively further fair housing by increasing housing opportunities both for individuals with disabilities and also for other individuals in lower income households. 3.b Packet Pg. 31 Section 4. Zoning and Development Standards Application | Mitchell Park Project August 2021 16 4. Zoning and Development Standards A. Comprehensive Plan and Zoning Code The Comprehensive Plan designates the site as “Major Institution/Special Facilities,” and the zoning designation is PF (Public Facilities). Among other uses, the Major Institution/Special Facilities designation allows institutional, governmental and community service uses and lands that are either publicly owned or operated as nonprofit organizations. Likewise, the PF zone permits “Public/Quasi-Public Facility Uses” as a use by right, which applies to all facilities that are owned or leased by public entities and any facilities owned by a public entity and leased to another party. In addition, offices are permitted with a CUP in the PF zone. The approximately 0.78-acre lot is currently developed with quasi-public offices from which AbilityPath provides services to children and adults with intellectual and developmental disabilities. As detailed above, the project envisions redeveloping the County-owned land to create new offices for AbilityPath. In addition, the supportive services office would be complemented by 50 units of affordable rental housing that would include 25 dedicated units and supportive services in connection with AbilityPath to benefit the target population of “special needs housing” as defined by the Health and Safety Code section 51312. The project site would remain owned by the County. The County would control the leasing of the office component of the project to the nonprofit service provider, AbilityPath. It would also ground lease the project site to Eden Housing, a nonprofit organization that would use tax credit financing and public funds to develop special needs housing that would offer residential options to lessen the burdens of government by providing services and affordable housing for the target population, including those with special housing needs due to intellectual and developmental disabilities. Because the property would be owned by the County, a public agency, and leased to nonprofit organizations to provide community services and needed affordable special needs housing, it is consistent with the governmental and community service uses and lands that are either publicly owned or operated as nonprofit organizations uses allowed under the Comprehensive Plan and the PF zoning. Moreover, the residential component of the project can be viewed as an ancillary use to the existing quasi-public offices that would be redeveloped as part of the project and therefore the project is an allowable use under the office designation. Both the office use and quasi-public use designations demonstrate the project’s conformance with the PF zoning designation. 3.b Packet Pg. 32 Section 4. Zoning and Development Standards Application | Mitchell Park Project August 2021 17 Eligibility for Streamlining Because the project would be consistent with the Comprehensive Plan and the Zoning Code land use designations, it would be a use permitted by right under the Municipal Code. It could also qualify for streamlined, ministerial review and approval under either AB 2162 or SB 35. AB 2162 is also known as the Supportive Housing Act, and it makes certain residential development projects a use by right in all zones where multifamily housing and mixed uses are permitted, including nonresidential zones permitting multifamily uses. The PF zone is primarily a nonresidential zone, but it permits mixed uses, and as noted above, the multifamily component of the project is consistent with the Comprehensive Plan and the Zoning designation. And although the project has an office component and integrated social services that make it consistent with the PF zoning designation, the project also meets the definition of a “residential development project” under the Housing Accountability Act, because at least two-thirds of the project’s square footage would be devoted to residential uses. The Mitchell Park Project satisfies the requirements of AB 2162, as detailed here: • 100% percent of the units are affordable to lower income households. • At least 25% of the units are restricted to residents in supportive housing that meet the definition of “target population” as defined in Section 50675.14 of the Health and Safety Code (which includes persons with disabilities). Here, 50% of the units (25 units) will be restricted to residents with intellectual and developmental disabilities. • A portion of the project is dedicated for onsite supportive services, and supportive services will be available to meet the needs of the target population. • No subdivision is required. • The project does not contain more than 50 units. • Each unit contains a bathroom and kitchen. In addition, the project is eligible for SB 35, which provides a streamlined, ministerial review process for projects that are consistent with objective planning standards, that include at least two-thirds of the project for residential uses, and that contain two or more units. As described above, the project would be consistent with the City’s applicable, objective planning standards and meets the definition of a residential development project, in addition to being a public/quasi-public use permitted by the Comprehensive Plan and zoning designations. The Mitchell Park Project satisfies the requirements of SB 35, as detailed here: • At least 50% of units are affordable to lower income households. Here, 100% of the units will be affordable to lower income households. • The project will pay prevailing wages for the construction of the project. 3.b Packet Pg. 33 Section 4. Zoning and Development Standards Application | Mitchell Park Project August 2021 18 • The project site meets environmental screening criteria (i.e. not in a coastal zone, farmland, wetland, fire zone, hazardous waste site, fault zone, flood zone, conservation area, habitat for protected species). • The project does not require demolition of existing housing. B. Modifications under State Density Bonus Law Further analysis on the development standards and the project’s proposed attributes follows. Zoning code State Density Bonus This project Density No base density Up to 80% increase permitted 64 units/acre Height 50’ or 35’ if within 150’ of a residential zone Waiver of 35’ limitation The two flat rooflines’ height are 34’ and 44’. The two sloped rooflines’ height (at midpoint) are 39’ and 49’. Building setbacks Front: 24’ Side – West: 0’ Side – East: 0’ Rear: 0’ -- Front: 24’ Side – West: 0’ Side – East: 0’ Rear: 0’ Lot coverage 30% maximum Incentive/concession to increase lot coverage 39% Floor Area Ratio (FAR) 1.0 maximum Waiver of FAR limitation 1.35 Parking ratio Nonprofit Office Use: 11 spaces (2,659 sf office / 250 sf/stall) Residential use: 0 spaces (see explanation in “Density Bonus Law and AB 1763” section below) Exempt from all parking standards under Gov. Code Sec. 65915(p)(4) 20 spaces Since the residences will be 100% affordable for lower income households, the project qualifies for an 80% density bonus (although in this case, the underlying zoning does not have a density limit, so there is not a density bonus to apply), four incentives or concessions, and unlimited waivers under the State Density Bonus Law. 3.b Packet Pg. 34 Section 4. Zoning and Development Standards Application | Mitchell Park Project August 2021 19 The project seeks one incentive or concession, with the remaining three unused at this time: 1.Concession #1 – Lot Coverage: A concession is requested for the City of Palo Alto’s development standard of 30% maximum lot coverage. As stated in Section 18.15.050 of the Palo Alto Municipal Code, an applicant may request “Up to fifty percent (50%) increase over the maximum site coverage requirement or up to the square footage of the restricted affordable units, whichever is less.” Our proposed lot coverage is 39%, a 30% increase over the maximum site coverage requirement. 2.Concessions #2-4 - Unused Under the Density Bonus Law, the project also qualifies for unlimited waivers of development standards that would physically preclude the construction of the development. The attached exhibit illustrates how enforcement of the identified generally-applicable development standards would reduce the project’s density. The project seeks the following waivers: 1.Building height – the proposed building has 4 main rooflines at different parts of the building at the following heights. The two flat rooflines’ height are 34’ and 44’. The two sloped rooflines’ height (at midpoint) are 39’ and 49’. The existing zoning code allows 35’ within 150’ of a residential zone and 50’ everywhere else. The project site is within approximately 100’ to 200’ of the residential zone across E. Charleston Rd. and nearby the Unitarian Universalist Church of Palo Alto which is zoned as residential. 2.Floor area ratio – the proposed building has an FAR of 1.35; 1.0 is allowed under the existing zoning code. In addition, the project qualifies for an exemption from parking requirements under the Density Bonus Law as it includes special needs housing and is located near frequent bus service. More specifically, the project qualifies for a parking waiver because approximately half of the units will have a set-aside or leasing preference for individuals with special needs. Also, the project is located within a half mile of unobstructed access to fixed route bus service operating at least eight times per day (VTA Route 21). As such, the project is not required to provide any minimum amount of parking. The conceptual design currently includes 20 spaces of surface parking in a “shared parking” arrangement primarily for the office space’s use during peak daytime hours and for residential use during off-peak hours. The zoning and density bonus law aside, Eden Housing also believes this is an appropriate number of parking spaces for this site. The leasing will be restricted to the lower-income residents and individuals with developmental and intellectual disabilities, who tend to have lower rates of car ownership. Additionally, given the project’s location near bus lines and within walking distance to grocery stores, restaurants, retail stores, banks, and the library, we are encouraging walking, bicycling, and public transit as the primary means of 3.b Packet Pg. 35 Section 4. Zoning and Development Standards Application | Mitchell Park Project August 2021 20 travel. We also note that the availability of Uber, Lyft, Zipcar, and other car- and ride- sharing services are leading more households to live car-free. 3.b Packet Pg. 36 Section 5. Community Benefits of the Project Application | Parrott Street Apartments September 2017 21 5. Community Benefits of the Project In this amenity-rich location, Mitchell Park Project is a high-quality development that will expand upon the existing nonprofit office use of the site by adding 50 units of much- needed affordable housing. Community benefits of this project include: • Mitchell Park Project provides 50 units of affordable housing - a vital component of equitable and sustainable growth - and contributes to the diversity of housing available in the City. • AbilityPath will continue to provide invaluable services to individuals with intellectual and developmental disabilities on the site. • Approximately 50% of the units will house individuals with intellectual and developmental disabilities, ensuring that individuals of all abilities have the opportunity to call Palo Alto home. • The development will be a green building with several sustainable energy and water features. • The project’s contextual and community-driven design improves the pedestrian environment and experience at this location. • The 50 units contribute toward meeting the City’s Regional Housing Needs Allocation in the very-low income and low-income categories. • Resident services programming connects residents to community resources. • High-quality property management by a local nonprofit ensures that the building remains a prominent asset for the City for years to come. 3.b Packet Pg. 37 ATTACHMENT B ZONING COMPARISON TABLE 525 E Charleston, 21PLN-00249 Table 1: COMPARISON WITH CHAPTER 18.208 (PF DISTRICT) Regulation Required Existing Proposed Minimum Site Area Not Applicable No Change (.78 acres [34,114 sf]) Min. side yard setback (based on most restrictive abutting district-[PF] but no less than 10 feet) (2) 10 feet Varies (No less than 10 feet, some areas 52 feet) Min. rear yard setback (based on most restrictive abutting district-[PF] but no less than 10 feet) 10 feet 10 feet Special Setback 24 feet (E Charleston) 24 feet Max. Site Coverage 30% (10,234) 39% (13,253 sf) Max. Total Floor Area Ratio 1:1 (34,114 sf) 1:35:1 (46,100 sf) Max. Building Height 35 ft when located within 150 ft of residential zone, 50 ft elsewhere 44 feet tallest flat roof; 49’1” for tallest sloped roof Daylight Plane for site lines abutting a residential district Initial height of 10 feet then slope of 1:2 No requirement (most restrictive district abutting site is PF) Employee Showers No requirement No requirement .(2) The minimum front, side, and rear yards in the PF public facilities district shall be equal to the respective front, side, and rear yards required in the most restrictive abutting district; provided, that no yard adjoining a street shall be less than 20 feet and that no interior yard shall be less than 10 feet. See Section 18.28.060(e) for exceptions to these development standards. (2 Table 2: CONFORMANCE WITH CHAPTER 18.52 (Off-Street Parking and Loading) for Non-profit Office and Residential Uses* Type Required Proposed Vehicle Parking 1/250 sf of gross floor area for a total of 11 parking spaces; residential (no spaces required per government code) 20 spaces Bicycle Parking 1/2,500 sf (60% long term and 40% short term) equals 2 spaces for office; 1 long term space per unit; 1 short term guest per 10 units equals 55 spaces= 51 long term, 6 short term 57 (50 long term; 7 short term) * On-site employee amenity space is exempted from the parking requirements 3.c Packet Pg. 38 Attachment E Project Plans Hardcopies of project plans are provided to Board members. During Shelter-in-Place, project plans are only available to the public online. Directions to review Project plans online: 1.Go to: bit.ly/PApendingprojects 2.Scroll down to find “525 East Charleston Road” and click the address link 3.On this project specific webpage you will find a link to the project plans and other important information Direct Link to Project Webpage: https://www.cityofpaloalto.org/News-Articles/Planning-and-Development-Services/525-E.- Charleston?transfer=309c506f-f827-46cf-adaf-a3e27a428436 3.d Packet Pg. 39 Attachment D: Summary of Relevant State Legislation Senate Bill 35: Adopted in September 2017, this bill allows for a streamlined, ministerial review process for qualifying projects. Qualifying projects include projects that are consistent with the objective zoning standards and objective design review standards in effect at the time the application is submitted (excluding any additional density or any other concessions, incentives, or waivers of development standards granted pursuant to the Density Bonus Law in Section 65915), that include at least two-thirds of the project for residential uses, and that contain two or more units. The project is also required to provide at least 50% of the units as affordable to lower income households, pay prevailing wages for the construction project, meet certain environmental screening criteria (i.e. not in a coastal zone, farmland, wetland, fire zone, flood zone, conservation area, hazardous waste site, etc.), and may not include demolition of existing housing. Assembly Bill 2162: Adopted September 2018, this bill makes certain residential development projects a use by right in all zones where multi-family housing and mixed uses are permitted, including nonresidential zones permitting multifamily uses. AB 2162 requires that 100% of the units are affordable to lower income households, at least 25% of the units are restricted to residents in supportive housing that meet the definition of the “target population” as defined in Section 50675.14 of the Health and Safety Code (which includes persons with disabilities), a portion of the project is dedicated for onsite supportive services to meet the needs of the target population, no subdivision is required, the project does not contain more than 50 units and each unit contains a bathroom and kitchen. Assembly Bill 1763: Adopted October 2019, this bill requires that a density bonus be provided to a developer who agrees to construct a housing development in which 100% of the total units, exclusive of manager’s units, are for lower income households. The bill also requires that a housing development that meets these criteria receive four incentives or concessions under the density bonus law and prohibits imposing a minimum parking requirement for the residential component of a development where rental units are being provided for special needs and the site meets specific criteria with respect to adjacent transit (as discussed further below). Senate Bill 330: Among other requirements and allowances, some of which are not applicable to the proposal, SB 330 allows a qualifying project to freeze development standards based on the date that a complete pre-application is filed. Qualifying projects include a project in which at least two-thirds of the development is proposed as housing. 3.e Packet Pg. 40