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HomeMy WebLinkAboutStaff Report 14594 City of Palo Alto (ID # 14594) City Council Staff Report Report Type: Study Session Meeting Date: 9/12/2022 City of Palo Alto Page 1 Summary Title: 4345 El Camino Real: PHZ Prescreening Title: 4333 and 4345 El Camino Real [22PLN-00210]: Request by Toll Bros. for Prescreening of Their Proposal to Rezone the Subject Properties from CS to PHZ to Allow Redevelop the Two Sites with 12 Dwelling Units and 55 Dwelling Units, Respectively. Environmental Assessment: Not a Project. From: City Manager Lead Department: Planning and Development Services Recommendation Staff recommends that Council conduct a prescreening and provide informal comments regarding the applicant’s request to rezone the two parcels at 4333/4335 and 4345 El Camino Real from Service Commercial (CS) to a Planned Home Zoning (PHZ).1 Comments provided during the prescreening process are not binding on the City or the applicant. Executive Summary This prescreening is a request by the applicant to rezone two properties (project site) currently zoned Service Commercial (CS) to “Planned Home Zoning (PHZ).”1 The project includes: • a proposed 12-unit multi-family housing development on a 17,426 square foot (sf) parcel located at 4333/4335 El Camino Real (Site A). The proposed 12-unit project would replace 6,565 sf of retail and personal service space (Peninsula Piano Brokers and Massage Envy) and would be comprised of six townhome units and six accessory dwelling units (ADUs) in two proposed buildings. • a proposed 55-unit multi-family housing development on a 43,035-sf parcel located at 4345 El Camino Real (Site B). The proposed 55-unit project would replace an 18,128-sf hotel (Country Inn Motel) with 55 residential condominiums (for-sale housing units). 1 Referred to in this report as "Planned Housing Zone" to emphasize the focus on housing as the benefit to the community. PAMC Section 18.38, which outlines the requirement and process for Planned Community (PC) Zoning, remains the underlying code supporting application of this policy. City of Palo Alto Page 2 The project site is located along El Camino Real within the proximity of major bus transit stops and one mile from the San Antonio Caltrain Station. It is also within the vicinity of numerous retail stores; these are located primarily within Mountain View and Los Altos. Nearby parks include Del Medio Park in Mountain View and Monroe Park in Palo Alto (both within 0.5 miles). This prescreening application responds to the City Council’s expressed interest in learning from home builders what it takes to create more housing opportunities in Palo Alto. Utilizing the Planned Community (PC) zoning process, a PHZ application must meet two initial qualifying criteria established by the City Council: 1) provide 20% of the total units as affordable housing selected from a prescribed menu of options, and 2) provide housing units that meet or exceed the demand generated by any net new jobs. The project would require a formal application consistent with Palo Alto Municipal Code (PAMC), Zoning Regulations, Chapter 18.38 to allow for a Development Plan with increased height, increased floor area ratio (FAR), reduced open space, and reduced setbacks compared to existing CS requirements. The project would require a zoning map change to Planned Community for the properties. Background In February 2020, Council unanimously endorsed using Planned Housing Zoning (PHZ) for housing and mixed-use housing projects to help spur housing production. In exchange for deviation from certain standards as allowed under the rezoning, if approved by Council, the project must include at least 20% of the housing units as deed restricted for lower-income households. Moreover, the number of housing units must offset the number of net new commercial jobs that are generated by the project. In accordance with Palo Alto Municipal Code (PAMC) Section 18.79.030(A), a prescreening review is required for legislative changes, including rezoning, prior to the submittal of a formal application. Pre-screenings are intended to solicit early feedback on proposed projects and, like all study sessions, cannot result in any formal action. Since this proposal may return to the City Council as a formal application, Councilmembers should refrain from forming firm opinions supporting or opposing the project. Project Description A location map of the proposed site is included in Attachment A. The preliminary schematic drawings, included in Attachment C, are conceptual, as is appropriate at this stage of project consideration. As shown in these schematic drawings, the applicant is proposing a 12-unit multi-family housing development on Site A and a 55-unit multi-family housing development on Site B. City of Palo Alto Page 3 Site A The proposed 12-unit development at Site A would replace approximately 6,600 sf of retail and personal service space (Peninsula Piano Brokers and Massage Envy). The housing units would be contained in two buildings with a total floor area ratio (FAR) of 1.02:1. The applicant would propose a condominium subdivision to subdivide the lot into six total “air parcels” for condominium purposes. Each condominium parcel would have one townhome and one ADU. Both buildings would be 44 feet tall; the deck of the rooftop open space area for each townhome unit would be set at approximately 34 feet. Pedestrian entrances to the building fronting El Camino Real would be provided from El Camino Real to both the townhome and the ADU. For the building without El Camino Real frontage, pedestrian access would be provided from Cesano Court along pathways within the rear setback. Vehicular access would be provided between the buildings from a single driveway curb cut on Cesano Court. Two parking spaces would be provided for each townhome unit. No parking spaces would be provided for the ADUs. Site B The proposed 55-unit development at Site B would replace an existing 18,348 sf hotel (Country Inn Motel) with a multi-family residential condominium building with one level of underground parking. The project would include a mix of one-bedroom (12 units), two-bedroom (35 units); and three-bedroom units (8 units). The building would have a total floor area ratio (FAR) of 2.4:1. Staff notes that the zoning table on the plans references mixed-use floor area; however, the applicant has stated, and the project description indicates, that the proposal does not include commercial uses. The proposed building would be five stories tall, with a proposed height of 66 feet, eight inches to the top of the stairs, and the proposed canopy covers over the rooftop open space. The height to the top of the parapet would be 59 feet, eight inches. In conformance with the Code, this does not include the height of the rooftop mechanical equipment, including the elevator overrun; the elevator housing is allowed an additional 15 feet in height above the maximum allowable height. The elevator overruns appear to be similar in height to the stairwell. Pedestrian entrances to the building would be provided from the corner of Cesano Court and El Camino Real. The building would include one level of below-grade parking. Vehicular access to the parking garage would be provided from the rear of the lot via Cesano Court, allowing for the removal of the curb cut along El Camino Real. The below-grade parking structure would include 71 parking stalls. Another 39 parking stalls would be provided within the building at ground level, for a total of 110 parking spaces where 98 parking spaces are required. Surrounding Uses City of Palo Alto Page 4 Adjacent land uses are primarily located within other jurisdictions, including Los Altos to the west across El Camino Real and Mountain View to the south. Immediately adjacent to 4345 El Camino Real within Mountain View is a recently constructed 65-foot housing development with 211 units (2700 West El Camino Real) with ground floor commercial space. Across El Camino Real within Los Altos is the 3-story Courtyard by Marriot Hotel and a planned five-story (63- foot) multi-family housing development. To the North within Palo Alto is the 4-story Homewood Suites by Hilton Hotel located within the CS Zone District. To the west (rear) of the parcels is an existing 3-story office development. Discussion Staff will prepare a thorough analysis of the zoning and Comprehensive Plan compliance upon submittal of a formal application if filed. A review of the conceptual plans, however, highlights key concessions that the applicant is requesting. Zoning Compliance For projects rezoning to a PHZ, Council has the authority to set the parameters for most development standards, which would be reflected in the tailored ordinance for the new PHZ District. However, for informational purposes, Attachment B compares the development standards under the current CS zone district with the proposed project. The project is not located within the immediate vicinity of residential uses within Palo Alto and therefore is not subject to the special standards outlined in PAMC Section 18.38.150. Although there are residential uses within Mountain View and Palo Alto, these uses are of higher density than the proposed project and of a similar height. Site A In comparison to the existing zoning, the applicant is requesting that the new PHZ allow for: • An increase in floor area (approximately 1:1 for Site A; 2.4:1 for Site B) • A waiver of the retail preservation requirements (no retail where a minimum of 1,500 sf is required to be replaced for sites proposing high density housing [30 dwelling units per acre or more]) • An exception to the requirements in PAMC Chapter 18.09 to allow more than one ADU on a site of a proposed multi-family development The applicant is requesting a floor area ratio of 1.02 where 0.6 is allowed per code (or 1.5 is allowed in accordance with the housing incentive program) for housing projects. However, staff notes that the new private street has not been deducted from the lot area as required per the code; therefore, the project may further exceed the total FAR allowance. The plans do not provide information to confirm how this would change the identified floor area ratio. The proposed project complies with the 50-foot height limit, providing a 44-foot building. The City of Palo Alto Page 5 plans indicate that the project complies with the required setbacks, lot coverage, and other development standards as well. Site B In comparison to the existing zoning, the applicant is requesting that the new PHZ allow for: • an increase in floor area (2.4:1 where 0.6:1 is allowed [or 1.5 to 1 under the housing incentive program]) • an increase in lot coverage (67% where 50% is allowed) • a waiver of the retail preservation requirements (none where 1,500 sf is required) • an increase in height limit of 59’ 6” for a majority of the building as well as 66’ 8” for roofdeck features, elevator overrun, and stairs to roodeck. The majority of the roofline would exceed the 50-foot height limit by 9 feet six inches. The elevator, stairs and trellis features on the rooftop would exceed the height at approximately 66 feet, 8 inches. The CS zoning regulations do not set a maximum density for sites along El Camino Real; therefore the project would not conflict with the current code with respect to density. The proposed density is 55 dwelling units per acre. Comparatively, the density of the adjacent residential development in Mountain View is 95 dwelling units per acre. The proposed development in Los Altos across El Camino Real is 72 dwelling units per acre. Tree Removal The project appears to require removal of several mature trees, particularly on Site B. These liquidamber and camphor trees may be protected, depending on the diameter of the tree trunk. Generally, for protected trees, the applicant would be required to comply with the requirements under 8.10.050(d) of the municipal code, which only allow removal of protected trees in certain circumstances. However, Council ultimately has the authority as part of the PHZ process to require retention or allow removal of any of these trees. Canopy replacement would be required for any trees removed in accordance with Chapter 8.10.055 of the code. Staff notes that it could be difficult to retain some of these trees while also modifying the site to provide a new sidewalk along Cesano Court. Retention of some of the trees along El Camino Real would likely require greater setbacks for the building. Council’s feedback on the applicant’s site plan, particularly with respect to removal of these trees is encouraged. Retail Preservation The current 6,565 sf of retail and retail-like uses (retail, personal services) on Site A and 18,348 sf of retail-like uses (hotel) at Site B are subject to the retail preservation requirements outlined in PAMC 18.40.180. Pursuant to PAMC Section 18.40.180(c)(4)(C), a high density (30 or more dwelling units per acre) project located within the CS Zone District, but not within the ground floor or retail combining district, shall only be required to replace 1,500 sf of existing retail or retail-like use. The project qualifies for this partial exemption. The applicant, however, is not City of Palo Alto Page 6 proposing to replace any retail or retail-like uses on either site. Council has the authority to set the parameters for most development standards, which would be reflected in the tailored ordinance for the new PHZ District. Therefore, Council, at their discretion could choose to waive the need for retail space on one or both of these sites as part of the ordinance developed in response to a formal application. Housing Inventory Site A portion of the project site (Site A) is identified as a housing inventory site with a maximum yield of 12 units and a realistic capacity of 8 units. The project would add 12 housing units on this parcel, exceeding the identified realistic capacity by 4 units with the requested code modifications. Multi-Modal Access & Parking The project is located close to high-frequency transit, including the Valley Transit Authority 22 bus line (with a northbound stop at El Camino Real and Cesano Court and a southbound stop on El Camino Real and Los Altos Avenue). It is located within one mile (walking distance) of the San Antonio Caltrain station. Further information is needed regarding the on-site circulation and vehicle trips generated to determine whether the project is consistent with the City’s Bicycle and Pedestrian Transportation Plan and other transportation policies such as Council’s Local Transportation Impact Analysis Policy adopted on June 15, 2019 (CMR 11256). This information would be required as part of any formal application. Site A Similar to the existing conditions, the proposed development at Site A would provide a single ingress/egress from Cesano Court. The design does not include on-site space for trash pick-up; therefore, it is assumed that residents would bring their refuse out to Cesano Court or El Camino Real for pick-up. This would require signage to limit parking along a portion of the street frontage during trash pick-up hours and may require improvements to the public right- of-way to provide for effective roll-out and pick-up. It is unclear how ADU residents would dispose of their refuse and recycling. Site A includes 15 parking spaces; two within a garage for each townhome, and three guest spaces. No parking is provided for the ADUs, consistent with the typical standards for ADUs under 18.09 of the code. However, the site exceeds the required parking by 3 spaces, which could be provided for the ADU tenants. Bicycle parking is not shown on the plans; however, the plans indicate an intent to provide six bicycle parking spaces (one for each unit) and one guest space. The locations and details of these bicycle parking spaces would be required as part of any formal application. City of Palo Alto Page 7 Site B The proposed development at Site B would eliminate the vehicular curb cuts along El Camino Real and Cesano Court, both of which provide ingress and egress to the site. A single entrance/exit point is proposed at the rear of the site from Cesano Court. If a formal project is filed, a permit would be required from Caltrans to eliminate existing curb cuts along El Camino Real. The design does not include on-site space for trash pick-up; therefore, it is assumed that the applicant intends to bring the trash bins out to El Camino Real or Cesano Court for pick-up. This would require signage to limit parking along a portion of the street frontage during trash pick-up hours and may require improvements to the public right-of-way to provide for effective roll-out and pick-up. The project would include 39 parking spaces at grade and 71 spaces below grade within an on- site parking garage for a total of 110 spaces. This exceeds the 98 required spaces. A car-sized loading space is not provided and is required in accordance with 18.52.040. One of the additional provided spaces could be designated as a loading space for taxicabs and similar services. 55 bicycle parking spaces would be provided in a ground floor bicycle parking room as shown on the plans. Although guest bicycle parking is not shown, the plans indicate an intent to provide the required six short-term bicycle parking spaces. The locations and details of these bicycle parking spaces would be required as part of any formal application. Adjacent to Site B a pedestrian/bicycle path is provided through the site at 2700 W El Camino Real in Mountain View but dead ends at the City boundary. Staff would recommend that the applicant complete this bicycle/pedestrian connection to Cesano Court to improve multi-modal transportation. Along Cesano Court, the sidewalk should be continued between the existing sidewalk and the proposed end of the path to improve the pedestrian connection out to El Camino Real. The plans appear to show this, but civil plans showing cross sections of the street and sidewalks would be needed as part of any formal application. Inclusionary Requirement and Jobs/Housing Imbalance The site is currently zoned to allow commercial or mixed-uses. There is an existing building located at 4333/4335 El Camino that includes existing retail and personal services uses (Peninsular Piano Brokers and Massage Envy) and existing hotel use (Countryside Inn) located at 4345 El Camino Real. These existing buildings would be demolished and replaced with multi- family housing. This would lead to a 6,656 sf decrease in retail and personal service space as well as 18,128 sf of hotel. The project would result in a net reduction in jobs (approximately 47 jobs) along with a net increase in housing units (67 housing units). The project would provide 20% of the units at Below Market Rate in accordance with Council’s requirements for projects seeking to rezone using the PHZ process. The applicant has not specified for staff which option is proposed, but intends to provide 20% on site and therefore would comply with Option 1 or 2 that was endorsed by Council on September 21, 2020 (CMR: City of Palo Alto Page 8 11478).2 However, Council has indicated that this base requirement of the PHZ is intended to allow for minor increases in comparison to the housing incentive program. The proposal includes increases in height approximately 10-15 feet above 50-foot height limit, increases in floor area on the 4345 El Camino site (2.4 where 1.5 is allowed under the housing inventive program), elimination of retail and retail-like uses without replacement, and increases in lot coverage. These requests may warrant greater community benefits, including more BMR units, greater affordability of BMR units, and/or other benefits. The proposal would improve the jobs/housing imbalance by providing housing units in an amount that surpasses the jobs created in the retail use at the site. Policy Implications Pre-screenings are intended to solicit early feedback on proposed projects and, like all study sessions, cannot result in any formal action. Therefore, informal comments from Councilmembers would not impart policy. That said, Council’s feedback on key requests such as the height limit, floor area, and retail preservation will help to inform whether there is interest in pursuing a rezoning of the property. As discussed above, Council has indicated that the 20% inclusionary BMR housing is a requirement for rezoning through the PHZ process; however, Council has indicated its expectation that this would allow for minor increases in comparison to the housing incentive program allowances. Councilmembers are encouraged to provide feedback on the requested modifications and anticipated and possible community benefits. Resource Impact The prescreening and processing of an application, if filed, are services paid for by fees from the applicant. Additionally, impact fees are charged on the project to account for the impacts the project has on public services and infrastructure. The project could impact local tax revenues due to the removal of the retail and hotel uses at the site, which generate local sales tax revenue and transit occupancy tax revenue for the City. The loss of these spaces would result in a net loss of revenue on the order of $100,000- $200,0003, mostly from transit occupancy tax revenue generated by the hotel. In comparison, 2 The September 21, 2020 City Council Report can be found here: https://www.cityofpaloalto.org/files/assets/public/agendas-minutes-reports/reports/city-manager-reports- cmrs/year-archive/2020-2/id-11478.pdf?t=43675.41. Action minutes for the hearing can be found here: https://www.cityofpaloalto.org/files/assets/public/agendas-minutes-reports/agendas-minutes/city-council- agendas-minutes/2020/september-21-2020-city-council-meeting-action-minutes.pdf 3 Due to the pandemic, retail and retail-like uses, and particularly hotel uses, have varied between fiscal year 2019 and fiscal year 2022. This range reflects possible revenue based on pre-pandemic revenue and fiscal year 2022 revenue. Generally, revenue has improved, trending toward recovery, but is still lower than fiscal year 2019 levels. City of Palo Alto Page 9 total sales tax revenue for the City in fiscal year (FY) 2022 was $32.6 million and transit occupancy tax was $16.9 million. Offsetting the above loss is the expectation the new development will result in increased property tax assessed valuation (AV) though the magnitude of this increase is unknown. The added AV will have a 1 percent additional property tax assessment. The City would receive approximately 9.4% of that additional property tax. Timeline Following the prescreening review, the applicant will consider Council’s comments and determine how they want to proceed. Any formal application to rezone the property to a PHZ would be subject to Planning and Transportation Commission (PTC), Architectural Review Board, and Council review. Stakeholder Engagement The Palo Alto Municipal Code requires notice of this public hearing to be published in a local paper and mailed to owners and occupants of property within 600 feet of the subject property at least ten days in advance. Notice of a public hearing for this project was published in the Daily Post on September 2, 2022, which is 10 days in advance of the meeting. Postcard mailing occurred on August 31, 2022, which is 12 days in advance of the meeting. As of the writing of this report, the City received comments on the project from three members of the public and from a planner in the City of Mountain View. One nearby resident and a planner and the planner from the City of Mountain View reached out to staff to request that any future project at this site complete the bicycle/pedestrian connection that was constructed on 2700 West El Camino Real as part of the Mountain View Apartments project. Two other members of the public asked whether the project could be rearranged to preserve existing mature trees on the site. One person asked for replacement of existing trees with comparable trees for any trees not to be preserved and asked the City to consider requiring the developers to include more units for low and medium-income families. Environmental Review The prescreening is a preliminary review process in which Councilmembers may provide comments, but no formal action will be taken. Therefore, no review under the California Environmental Quality Action (CEQA) is required at this time. A full review in accordance with CEQA would be initiated with the formal filing of a development application. Attachments: Attachment A: Location Map (PDF) Attachment B: Zoning Comparison Table (DOCX) Attachment C: Project Plans (DOCX) 43.5' 159.7' 29.6' 122.7' 124.3' 58.4' 124.3' 90.0' 134.8' 8.9' 68.5' 2.5' 134.8' 66.2' 4.8' 135.0' 42.9' 100.5' 26.2' 45.5' 16.7' 55.0' 55.7' 4.8' 100.5' 60.5' 100.5' 42.3' 55.0' 16.7' 45.5' 25.7' 100.5'31.7' 103.0' 20.2' 28.3' 45.5' 16.7' 55.0' 61.0' 180.5' 1.0' 105.4' 103.0' 31.1' 10 4.9' 32.5' 123.9' 39.3' 103.3' 36.8' 61.9' 105.8' 45.3' 116.0' 278.4' 103.5' 116.0' 150.0' 31.4' 70.0' 172.0' 31.1' 10 4.9' 32.5' 123.9' 39.3' 103.3' 36.8' 61.9' 105.8' 45.3' 116.0' 278.4' 31.1' 10 4.9' 32.5' 123.9' 39.3' 103.3' 36.8' 61.9' 105.8' 45.3' 116.0' 278.4' 31.1' 10 4.9' 32.5' 123.9' 39.3' 103.3' 36.8' 61.9' 105.8' 45.3' 116.0' 278.4' 31.1' 10 4.9' 32.5' 123.9' 39.3' 103.3' 36.8' 61.9' 105.8' 45.3' 116.0' 278.4' 31.1' 10 4.9' 32.5' 123.9' 39.3' 103.3' 36.8' 61.9' 105.8' 45.3' 116.0' 278.4' 31.1' 10 4.9' 32.5' 123.9' 39.3' 103.3' 36.8' 61.9' 105.8' 45.3' 116.0' 278.4' 31.1' 10 4.9' 32.5' 123.9' 39.3' 103.3' 36.8' 61.9' 105.8' 45.3' 116.0' 278.4' 31.1' 10 4.9' 32.5' 123.9' 39.3' 103.3' 36.8' 61.9' 105.8' 45.3' 116.0' 278.4' 31.1' 10 4.9' 32.5' 123.9' 39.3' 103.3' 36.8' 61.9' 105.8' 45.3' 116.0' 278.4' 31.1' 10 4.9' 32.5' 123.9' 39.3' 103.3' 36.8' 61.9' 105.8' 45.3' 116.0' 278.4' 31.1' 10 4.9' 32.5' 123.9' 39.3' 103.3' 36.8' 61.9' 105.8' 45.3' 116.0' 278.4' 31.1' 10 4.9' 32.5' 123.9' 39.3' 103.3' 36.8' 61.9' 105.8' 45.3' 116.0' 278.4' 31.1' 10 4.9' 32.5' 123.9' 39.3' 103.3' 36.8' 61.9' 105.8' 45.3' 116.0' 278.4' 31.1' 10 4.9' 32.5' 123.9' 39.3' 103.3' 36.8' 61.9' 105.8' 45.3' 116.0' 278.4' 31.1' 10 4.9' 32.5' 123.9' 39.3' 103.3' 36.8' 61.9' 105.8' 45.3' 116.0' 278.4' 31.1' 10 4.9' 32.5' 123.9' 39.3' 103.3' 36.8' 61.9' 105.8' 45.3' 116.0' 278.4' 31.1' 10 4.9' 32.5' 123.9' 39.3' 103.3' 36.8' 61.9' 105.8' 45.3' 116.0' 278.4' 31.1' 10 4.9' 32.5' 123.9' 39.3' 103.3' 36.8' 61.9' 105.8' 45.3' 116.0' 278.4' 31.1' 10 4.9' 32.5' 123.9' 39.3' 103.3' 36.8' 61.9' 105.8' 45.3' 116.0' 278.4' 31.1' 10 4.9' 32.5' 123.9' 39.3' 103.3' 36.8' 61.9' 105.8' 45.3' 116.0' 278.4' 31.1' 10 4.9' 32.5' 123.9' 39.3' 103.3' 36.8' 61.9' 105.8' 45.3' 116.0' 278.4' 31.1' 10 4.9' 32.5' 123.9' 39.3' 103.3' 36.8' 61.9' 105.8' 45.3' 116.0' 278.4' 31.1' 10 4.9' 32.5' 123.9' 39.3' 103.3' 36.8' 61.9' 105.8' 45.3' 116.0' 278.4' 31.1' 10 4.9' 32.5' 123.9' 39.3' 103.3' 36.8' 61.9' 105.8' 45.3' 116.0' 278.4' 31.1' 10 4.9' 32.5' 123.9' 39.3' 103.3' 36.8' 61.9' 105.8' 45.3' 116.0' 278.4' 31.1' 10 4.9' 32.5' 123.9' 39.3' 103.3' 36.8' 61.9' 105.8' 45.3' 116.0' 278.4' 31.1' 10 4.9' 32.5' 123.9' 39.3' 103.3' 36.8' 61.9' 105.8' 45.3' 116.0' 278.4' 31.1' 10 4.9' 32.5' 123.9' 39.3' 103.3' 36.8' 61.9' 105.8' 45.3' 116.0' 278.4' 31.1' 10 4.9' 32.5' 123.9' 39.3' 103.3' 36.8' 61.9' 105.8' 45.3' 116.0' 278.4' 31.1' 10 4.9' 32.5' 123.9' 39.3' 103.3' 36.8' 61.9' 105.8' 45.3' 116.0' 278.4' 31.1' 10 4.9' 32.5' 123.9' 39.3' 103.3' 36.8' 61.9' 105.8' 45.3' 116.0' 278.4' 31.1' 10 4.9' 32.5' 123.9' 39.3' 103.3' 36.8' 61.9' 105.8' 45.3' 116.0' 278.4' 31.1' 10 4.9' 32.5' 123.9' 39.3' 103.3' 36.8' 61.9' 105.8' 45.3' 116.0' 278.4' 31.1' 10 4.9' 32.5' 123.9' 39.3' 103.3' 36.8' 61.9' 105.8' 45.3' 116.0' 278.4' 31.1' 10 4.9' 32.5' 123.9' 39.3' 103.3' 36.8' 61.9' 105.8' 45.3' 116.0' 278.4' 31.1' 10 4.9' 32.5' 123.9' 39.3' 103.3' 36.8' 61.9' 105.8' 45.3' 116.0' 278.4' 31.1' 10 4.9' 32.5' 123.9' 39.3' 103.3' 36.8' 61.9' 105.8' 45.3' 116.0' 278.4' 31.1' 10 4.9' 32.5' 123.9' 39.3' 103.3' 36.8' 61.9' 105.8' 45.3' 116.0' 278.4' 31.1' 10 4.9' 32.5' 123.9' 39.3' 103.3' 36.8' 61.9' 105.8' 45.3' 116.0' 278.4' 31.1' 10 4.9' 32.5' 123.9' 39.3' 103.3' 36.8' 61.9' 105.8' 45.3' 116.0' 278.4' 31.1' 10 4.9' 32.5' 123.9' 39.3' 103.3' 36.8' 61.9' 105.8' 45.3' 116.0' 278.4' 31.1' 10 4.9' 32.5' 123.9' 39.3' 103.3' 36.8' 61.9' 105.8' 45.3' 116.0' 278.4' 72.3' 20.0' 45.8' 161.5' 56.6' 172.5' 141.2' 101.6' 20.0' 103.5' 49.2' 205.8' 17.3'19.1'.3'.1'16.2' 172.5' .1'.0'11.4' 19.6' 17.4'4.6' 205.8' 122.7' 1 42.8' 5 3.8' 1 42.8' 105.2' 120.5' 12 120.5' 50.0' 120.0' 29.9' 165.3' 30.6' 161.8' 50.0' 0.0' 37.0'118.4' 139.8'122.7' 15.3' 40.3' 135.0' 98.6' 5.4' 14 5.9' 37.0' 1 45.9' 86.3' 115.1' 118.4' 59.7' 101.9' 42.8'31.1' 131.0'32.0' 55.0' 16.7' 45.5' 38.3' 10.5' 101.9' 11 98.0' 110.8 70.7' 60.2' 20.0' 79.6' 60.2' 137.6 6' 145.5'37.0' 122.7' 137. 141.2' 234.5' 267.7' 402.3' 168.4' 314.4' 4380 43824339 4341 4343 440 4333 4335 4345 4329 124 1 2 0 118 116 116A 114 112 4337 4368 43 4378 4366 411 413 417 419 410 412 416 418 411 413 417 419 410 412 416 418 411 420 421 4372 4 3 7 4 4376 433543334331 494 4350 4328 410 412 416 418 413 417 419 C E S A N O C O U R T E L C A M I N O R E A L E L C A M IN O R E A L MILLER CO UR T CESA N O C O URT R Y A N L A N E C OLE CO URT BRASSIN G A CO URT GENE CO URT PC-3036 CS CS RM-20 This map is a product of the City of Palo Alto GIS This document is a graphic representation only of best available sources. Legend Project Site 0' 112' Attachment A:Location Map4333/4335 El Camino Real and4345 El Camino Real 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 chodgki, 2022-08-23 11:11:48 (\\cc-maps\Encompass\Admin\Personal\Planning.mdb) ATTACHMENT B ZONING COMPARISON TABLE 4333/4335 and 4345 El Camino Real, 22PLN-00210 Table 1: COMPARISON WITH CHAPTER 18.16 (CS DISTRICT) Mixed-Use Development Standards Regulation Required Existing Proposed Site A Site B Site A (4333/4335 El Camino Real) Site B (4345 El Camino Real) Minimum Site Area, width and depth None 0.4 acres (17,426 sf) 1 acre (43,035 sf) No change No Change Minimum Front Yard 0-10 feet to create an 8-12 foot effective sidewalk width (1), (2), (8) 15-foot setback for residential units ~0 feet ~11 feet 15 feet 5 feet (creates effective 13 foot sidewalk on ECR matching the Mountain View Apartments) Rear Yard 10 feet for residential; none for commercial ~0 feet ~7 feet 10 feet 20 feet Interior Side Yard None ~0 feet ~0 feet 10 feet 6-10 feet Street Side Yard 5 feet 86 feet ~24 feet 5 feet 5 feet Min. yard for lot lines abutting or opposite residential districts or residential PC districts 10 feet (2) Not Applicable Not Applicable Not Applicable Not Applicable Build-to-lines 50% of frontage built to setback on El Camino Real 33% of side street built to setback (7) 56% El Camino Real; 60% Cesano Court 80% El Camino Real; 80% Cesano Court Special Setback 24 feet – see Chapter 20.08 & zoning maps Not Applicable Not Applicable Not Applicable Not Applicable Max. Site Coverage 50% unknown unknown 40% (6,970 sf) 67% (28,833 sf) Max. Building Height 50 ft or 35 ft within 150 ft. of a residential district (other than an RM-40 or PC zone) abutting or located within 50 feet of the site Single story One to two story 44 feet 59 feet, 8 inches to top of parapet 66 feet, 8 inches to top of stairs and rooftop trellis Daylight Plane for lot lines abutting one or more residential zone districts other than an RM-40 or PC Zone None (6) Not Applicable Not Applicable Not Applicable Residential Density 30 DU/AC except sites on El Camino Real have no maximum Not Applicable (currently exclusively commercial) 30 DU/AC 55 DU/AC Max. Floor Area Ratio (FAR) 0.6:1 residential (10,455 sf for Site A; 25,821 sf for Site B); 0.4:1 non-residential (total of 1.0:1 for mixed-use projects) 18.18.060(e) 2.0:1 for hotels 18.18.060(d) .38:1 (6,565 sf) .42:1 (18,128) 1.02:1 (17,892 sf) 2.36:1 (101,927 sf) Minimum Mixed-use Ground Floor Commercial FAR 1,500 sf of retail required when removing retail or retail-like uses and replacing with high density housing Not applicable (existing use is commercial with ~6500 sf of retail/personal services on Site A and ~18,000 sf of hotel use on site B). None None (1) No parking or loading space, whether required or optional, shall be located in the first 10 feet adjoining the street property line of any required yard. (2) Any minimum front, street side, or interior yard shall be planted and maintained as a landscaped screen excluding areas required for access to the site. A solid wall or fence between 5 and 8 feet in height shall be constructed along any common interior lot line.. (6) The initial height and slope shall be identical to those of the most restrictive residential zone abutting the site line in question. (7) 25 foot driveway access permitted regardless of frontage, build-to requirement does not apply to CC district. (8) A 12 foot sidewalk width is required along El Camino Real frontage (10) In the CC(2) zone and on CN and CS zoned sites on El Camino Real, there shall be no minimum mixed use ground floor commercial FAR for a residential project, except to the extent that the retail preservation requirements of Section 18.40.180 or the retail shopping (R) combining district (Chapter 18.30(A)) applies. 18.16.080 Performance Standards. All development in the CS district shall comply with the performance criteria outlined in Chapter 18.23 of the Zoning Ordinance, including all mixed use development 18.16.090 Context-Based Design Criteria. As further described in a separate attachment, development in a commercial district shall be responsible to its context and compatible with adjacent development, and shall promote the establishment of pedestrian oriented design. Table 2: CONFORMANCE WITH CHAPTER 18.52 (Off-Street Parking and Loading) for Residential Use* Type Required Existing Proposed Site A Site B Site A Site B Vehicle Parking 1 per micro unit 1 per studio unit 1 per 1-bedroom unit 2 per 2-bedroom or larger unit At least one space per unit must be covered ADU: No parking required Site A: 12 spaces Site B: 91 spaces unknown unknown 15 vehicular spaces 110 vehicular spaces Bicycle Parking 1 per unit (100% LT); 1 space for each 10 units of guest bike parking (100% ST) unknown unknown 6 long- term spaces; 1 guest space 55 long- term spaces; 6 short term spaces Loading Space 1 car loading space required for multi- family use unknown 1 car loading space 1 car loading space Attachment C Project Plans In order to reduce paper consumption, a limited number of hard copy project plans are provided to Councilmembers for their review. The same plans are available to the public, at all hours of the day, via the following online resources. Directions to review Project plans online: 1. Go to: bit.ly/PApendingprojects 2. Scroll down to find “4333 and 4345 El Camino Real” 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/4345-El-Camino- Real