West Side Area Plan Policy Consistency Analysis
Relevant Principle or Policy Consistency Analysis
Guiding Principle 1: Avoid
displacement.
Permanent displacement can be avoided due to the
developer’s ability to temporarily relocate residents within comparable nearby units and by offering a continued rent stabilization strategy and right of return to a unit in the new residential buildings.
Guiding Principle 4: Provide
affordable rental housing.
The project will increase affordable rental housing by
providing 444 additional housing units subject to the City’s affordable housing requirements. The affordable units
required by the City's affordable housing requirements will be provided at an off-site location.
Guiding Principle 7: Improve
housing quality.
The project will significantly improve the quality and
quantity of housing through new construction.
Guiding Principle 8: Maintain a
diversity of housing types and
unit sizes.
The project will provide a more diverse mix of unit sizes and rental housing types compared to the existing housing stock on the site, which are primarily studios and onebedroom units. Thirty percent of the new units would be 2- bedroom units. Only 2 percent of existing units are 2-
bedroom.
Guiding Principle 10: Address
infrastructure deficiencies.
The project will provide upgraded water infrastructure and pay fair share contributions for upgrades to other common facilities.
Guiding Principle 12: Provide
diverse parks, community
facilities and shopping for all
residents.
The project will provide publicly accessible park space, community function space, and commercial uses where
there currently are none.
Guiding Principle 14: Beautify
the Westside.
The project provides opportunities to beautify these
specific city blocks with architecture, street trees and green spaces.
1.1 Preservation of housing. The project will replace older housing with additional, new housing that accommodates households that are diverse
in size, type and level of affordability.
1.2 No net loss in housing. The project will increase housing and therefore will have no net loss.
1.3 Home ownership. The project is 100% rental housing, replacing existing rental housing. Project does not provide ownership
opportunities.
1.4 Diversity of housing types. The architectural styles of the individual buildings within the project provide a range and diversity of housing types.
1.5 Diversity of unit sizes and
types.
The project proposes a more balanced mix of unit sizes
(comparable ratios of studio through 2-bedroom units in the project compared to existing units, that are almost entirely studios and 1 bedroom).
1.6 High quality housing. The new structures would provide new, high quality housing.
1.7 Funding for affordable
housing.
The affordable housing plan includes funding for
affordable housing.
Relevant Principle or Policy Consistency Analysis
1.8 Maintain a viable Rent
Control program.
The proposed relocation plan and replacement of rent
stabilized units would maintain rent stabilized units within the project, thus helping to maintain the City’s program.
3.1 Expansion of incomerestricted affordable housing. Through compliance with the City’s inclusionary housing ordinance, the project would expand the total quantity of income restricted affordable housing in the City.
3.2 Affordable Housing Location. The rent-controlled units within the project would be spread throughout the development. The inclusionary
housing units would be located at an off-site location.
3.3 Land swap to achieve no net
loss.
This concept is not necessary due to the developer’s
ability to provide affordable housing within the project.
3.4 Mix of affordability levels. The project provides both the opportunity for existing tenants of rent-controlled units to relocate to the new units with no rent increases and also market rate units. The
affordable housing plan as proposed would provide both
inclusionary housing per City ordinance and rent stabilized units.
3.5 Incentives for affordable
housing.
The project would increase density and provides
affordable housing consistent with the Inclusionary
Housing Ordinance and through alternative compliance
measures.
3.6 Affordability for current
residents.
The project provides for a mix of affordable housing (rent stabilized and income-restricted). The project provides rent stabilized rent for current residents at rent control rates.
5.1 Transformation over time. The project provides a process and framework to allow increases in intensity consistent with this policy.
5.2 Development intensity. The project provides an intensification of development but also provides neighborhood benefits in the form of
affordable housing, infrastructure improvements, publicly accessible park and commercial amenities.
5.3 Prerequisites for increases
in intensity.
The project has been analyzed by City staff and found to be consistent with the listed prerequisites of this policy because the project: provides for income restricted
housing; prevents displacement; preserves “right of return” for exiting residents; maintains the City’s rent stabilization program; includes new parks and open space; improves
streets and infrastructure; improves fiscal health; and beautifies the area with urban design and landscaping.
5.4 Development process for
increased intensities.
The project is located on the north side of University
Avenue. For this area, proposed increases in intensity
over currently allowed intensities must prepare a master plan, development agreement or specific plan or similar document. The project includes a development
agreement.
5.5 Application information for
increased intensities.
Detailed information required per this policy has been
submitted and reviewed for adequacy by City staff and
found to be adequate.
5.6 Replacement of affordable
housing stock.
The project provides replacement affordable housing
consistent with this policy, including replacement of RSO Relevant Principle or Policy Consistency Analysis
units and compliance with the inclusionary housing
ordinance, subject to review and approval by the City.
5.7 Affordable housing as
community benefit.
The project will provide rent-controlled units, some of which will serve as right of return units for current tenants at current rents. The project will also provide off-site income-restricted units or achieve alternative compliance with the City’s inclusionary housing ordinance.
5.9 First right of return. The project’s relocation plan includes provisions for first right of return of existing residents.
5.10 Relocation plan. The project has prepared a relocation plan for City approval consistent with this policy.
5.11 Relocation benefits. The project’s relocation plan includes relocation options for existing residents consistent with this policy.
5.12 Land use vision for the
Westside.
The project has a housing focus consistent with this policy.
The Main Street and market concepts are envisioned
south of University Avenue and are therefore not
applicable. The project provides non-residential (retail) support services as part of the development plan.
5.14 Graduation of height. The project design concentrates height and intensity toward US 101 (away from San Francisquito Creek) and
transitions to lower building heights closer to adjacent residential neighborhoods. Heights graduate from 13
levels to 6 levels.
5.15 Neighborhood transitions
and character.
The project is new/replacement multi-family development, but is not immediately adjacent to existing single family residential neighborhoods. Single family development is located nearby, however, in Menlo Park, one block to the northwest. The project provides transitions in height
consistent with this policy.
6.2 Building quality and
character.
The project would introduce high quality architecture,
materials and pedestrian-oriented facades consistent with this policy.
6.3 Frequent pedestrian entries
and windows.
The project is designed to provide street access to units and the commercial space.
6.4 Building articulation. The structures as proposed provide architectural relief, articulation, balconies, awnings and other features to
soften structural bulk and mass.
6.5 Engaging residential
facades.
Preliminary designs of the project illustrate windows,
stoops, porches/balconies and other features of ground
floor residential consistent with this policy.
6.6 Elevated ground-floor
residential.
Ground level units include stairs rising to elevated
entrances.
6.7 Parking frontage. Project parking is provided off-street within a central parking garage. There are no surface lots along local
streets.
6.8 Building length. Building lengths are visually broken into segments using voids and green spaces around the project perimeter.
6.9 Garage and driveway
entries.
The central parking garage utilizes a single ingress/egress point consistent with this policy.
Relevant Principle or Policy Consistency Analysis
6.10 Placement of utilities. The project will provide an opportunity to underground utilities locally and screen project details such as trash containers to a central location.
6.11 Loading docks and service
access.
Loading areas, service bays and trash collection are
accessed by a service alley at the corner of West
Bayshore Road and Manhattan Avenue and appropriately
screened.
7.1 Greening and streetscape. The landscape plan provides new landscaping and streetscaping details consistent with this policy.
7.2 Connections to parks and
nature.
While the project does not have a direct connection to San Francisquito Creek, the project will provide nearly an acre of publicly accessible park as part of the development
plan.
7.3 Street furnishings. Improvements and furnishings including a seating plaza and benches are planned along Euclid Avenue, within the publicly accessible park area, and within the entry plaza are consistent with this policy.
7.4 Street lighting. The project provides an opportunity to provide new street lighting that is consistent with City standards and the project design.
7.5 Green streets. The project landscape and drainage plans illustrate biofiltration areas, streetscaping, public park area and community greenspaces around the project perimeter
consistent with this policy.
7.6 University Circle integration. The applicant and the City have closely coordinated with University Circle and their expansion plans to integrate common facility needs and infrastructure related to
circulation and roadway improvements.
8.3 Other new parks and open
space.
This policy calls for new pocket parks, plazas and public spaces, including on O’Connor Street between Euclid
Avenue and Manhattan Avenue. The project’s proposed
park and open space area is consistent with this policy.
8.4 Community Meeting Space. The project provides community meeting space in conjunction with neighborhood serving retail.
9.2 Safe pedestrian network. The project proposes speed tables, visual roadway treatments and crosswalks along Euclid Avenue.
9.3 Safe bicycle network. Currently direct access to bicycle facilities is provided adjacent to the project site including Class III bicycle routes along O’Connor Street and W Bayshore
Road/Manhattan Avenue. Improvements proposed by the
project would not affect existing Class III bicycle routes adjacent to the site. The site will also provide bicycle parking for residents, employees, and customers.
9.4 Transit service. The project proposes a new bus stop at the corner of Euclid Avenue and O’Connor Street near the proposed
park. Project applicant is working with regional transit providers consistent with this policy.
Relevant Principle or Policy Consistency Analysis
9.5 Complete Streets. Complete streets improvements, such as bulb outs and high visibility crosswalks will be incorporated to better accommodate pedestrians and bicyclists.
9.6 Sidewalks. The project provides walkable, treelined sidewalks consistent with this policy.
9.7 Pedestrian crosswalks. There are existing sidewalks on both sides of O’Connor Street, on both sides of Euclid Avenue between E O’Keefe Street and O’Connor Street, and both sides of W Bayshore Road/Manhattan Avenue between O’Connor Street and
the Four Seasons Hotel Driveway. With the project,
existing sidewalks will remain on both sides of the street and additional improvements will be constructed to
improve pedestrian facilities adjacent to the project. These improvements include constructing high visibility
crosswalks along Euclid Avenue at O’Connor Street and
O’Keefe Street and bulb outs for the north leg of the
intersection of Euclid Avenue and O’Connor Street.
10.1 Parking for new
development.
The project includes an internal parking garage providing
1.1 parking spaces per apartment unit.
10.3 Off-street parking
allocation.
The project would manage and allocate all parking spaces available to tenants.
10.5 Transportation Demand
Management.
The project includes a Transportation Demand
Management (TDM) plan to help reduce vehicle miles
travelled associated with the project and to
encourage/incentivize use of alternative transportation modes.
10.6 Mechanized Parking. No mechanized parking is proposed.
11.1 Infrastructure upgrades. The project is responsible for its fair share contribution to water and sewer system upgrades and/or studies to
ensure that the project’s responsibility is addressed as part of infrastructure planning and improvements on the
Westside.
11.4 Public Safety Services. Police and fire protection service providers have been engaged in the project planning process to ensure that
service levels and response times are within acceptable standards.
11.5 Infrastructure for new
development.
The project will contribute fees toward common
infrastructure as well as provide a 1.5 MG water tank that will partially serve as a community benefit.
11.6 Waste and recycling. The project includes centralized waste collection areas.