Agenda
1-11-22 AGENDA.PDF
Meeting Materials
COUNCIL Q AND A FOR STUDY SESSION AND REGULAR MEETING.PDF ITEM 1. PUBLIC CORRESPONDENCE (ADDED 01.11.2022).PDF
ITEM 1. REPORT AND ATTACHMENTS (CORRECTED 01.04.2022).PDF
1. Documents:
1.I.
Documents:
JOINT CITY COUNCIL/PLANNING COMMISSION STUDY SESSION
TUESDAY, JANUARY 11, 2022 – 5:00 P.M.
Please Note: Per California Executive Order N-29-20, the City Council will meet via Telephone/Video Conference only.
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PUBLIC COMMENT AGENDA ITEM ## - STUDY SESSION - MEETING DATE.
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CALL MEETING TO ORDER
ESTABLISH QUORUM
PUBLIC COMENTS ON AGENDA ITEM
DISCUSSION ITEM
1. 330 Distel Circle Project Pre-Application Submittal: Review the submitted material and provide preliminary feedback to the applicant to address before submitting the formal development application. (R. Hayagreev)
ADJOURNMENT
SPECIAL NOTICES TO THE PUBLIC
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Agendas, Staff Reports and some associated documents for City Council items may be viewed on the Internet at http://www.losaltosca.gov/citycouncil/online/index.html..
All public records relating to an open session item on this agenda, which are not exempt from disclosure pursuant to the California Public Records Act, and that are distributed to a majority of the legislative body, will be available for public inspection at the Office of the City Clerk’s Office, City of Los Altos, located at One North San Antonio Road, Los Altos California at the same time that the public records are distributed or made available to the legislative body 1 North San Antonio Road
Los Altos, California 94022-3087
MEMORANDUM
DATE: 1/11/22
TO: Councilmembers
FROM: City Manager
SUBJECT: COUNCIL Q&A FOR THE JAN 11, 22 CITY COUNCIL REGULAR
MEETING
Study Session: This is a pre-application meeting designed for discussion and feedback. Specific answers may not be known until application.
• How is the number of units justified? The report as distributed does not really walk through the application of Density Bonus Law thoroughly. Please explain how density bonus is applied on this project? Please explain if the waiver requested is discretionary for the City Council?
The project site is within ½-mile of a major transit stop. Government Code Section 65915(f)(3)(D)(ii) states that if a 100% affordable project is within 1/2- mile of a major transit stop, the city “shall not impose any maximum controls on density.” Instead, density is controlled by the city’s development standards, and the applicant is not entitled to any reduction of development standards except for an automatic 33-foot height increase, parking reductions, and up to four concessions. The city may grant additional reductions in development standards in its discretion.
• Please explain the legal basis for the number of incentives that have been claimed.
See Government Code Section 65915(d)(2)(D): “Four incentives or concessions for [100% affordable projects]. If the project is located within one-half mile of a major transit stop, the applicant shall also receive a height increase of up to three additional stories, or 33 feet.” • Please explain why the application includes 2' between floors. That is more than what we've typically seen. Also, please explain the distance from top plate to roof deck.
This question was referred to the applicant. Please see Exhibit A and B below. • Please explain the location of the driveway. If the driveway was on the other side the greater height/mass would be pushed toward El Camino and away from the residential areas. Is there really enough room in the common open space to compensate for the lower amount of private open space? And why allow it so proximate to the front lot line f fffffffROW?
This question was referred to the applicant. Please see Exhibit A and B below. • Is the parking really adequate, how will it be enforced, and what can be done to prevent overflow parking into the neighborhood?
This question was referred to the applicant, but please see Government Code Section 65915(p)(3):
“[I]f a development consists solely of rental units, exclusive of a manager’s unit or units, with an affordable cost to lower income families . . ., then, upon the request of the developer, a city … shall not impose vehicular parking standards if the development … is located within one-half mile of a major transit stop and there is unobstructed access to the major transit stop from the development.”
Please also see the definition of “unobstructed access” in Section 65915(p)(2)(B), which generally includes the absence of impediments such as freeways, rivers, and mountains.
Please see Exhibit A and B below.
- Page 5, item 10: Last line in the second ¶, add in the word “as” in the last line so it reads “. . . the committee’s status as opposed to an ad hoc committee.” • Page 6: Immediately before item 13 there is a floating period that should be deleted. • Establish Quorum: Meadows with an ’s'
Noted
Agenda Item 2: (Alta Contract Amendment)
• Due to budget constraints, I would like to understand why option C is so expensive that Alta provided for Agenda item 2. Can we negotiate Option C to not include the cost of a study session?
Staff has recommended option C so that a further round of edits could address the many thoughtful comments we received on the Complete Streets Master Plan, from the public and the City Council.
Alta has prepared the cost estimate with flexibility in mind, so that items may be selected in various different formats. Staff will only use the elements of the contract that are deemed necessary as the document is updated. As an example, Staff may choose to apply options A, B, or C; or alternatively may choose various items independently from the list of “Optional Tasks” in the attachment.
Optional tasks may also be added to options A or B. The additional study session was requested by the City Council which is why this specific element was included in the contract amendment.
Ultimately, staff will only use the elements of the contract amendment that are necessary to make the changes and edits directed by the City Council.
Agenda Item 3: (Bellecci Contract Amendment)
• Why weren’t the services covered in this amendment a part of the scope of work in the original contract?
The original contract is an on-call contract to provide consultant support for various engineering services on an as-needed basis. At the time the original contract was approved, it was not yet known Minutes:
that an additional level of consultant support and associated funding would be required. Additional inspection services, beyond what was initially anticipated, resulted from an unexpected City of Los Altos Engineering Services Department staff resignation.
For the storm drain repair services, Bellecci & Associates started the preliminary design for the repair of the storm drain outfall at 1266 Montclaire Way under the agreement for the various engineering tasks for fiscal year 2020-21. At the start, the project was supposed to be an interim fix to alleviate the outfall failure so that it would last for another 10 to 15 years until the City finds additional money to perform a permanent fix. However, the regulatory agencies are no longer issuing permits for interim or emergency repair projects. These comments were recently received from the regulatory agencies and therefore required a much more complicated process for obtaining permits. Additional funds are now being requested to extend Bellecci’s services during FY 2021-22 to complete the final design and address the comments from the various regulatory agencies that reviewed the preliminary design and will issue the required permits for construction in 2022. Tasks include, but are not limited to, topographic survey and design services required by regulatory agencies such as Valley Water, Regional Water Quality Control Board, United States Army Corps of Engineers, and California Department of Fish and Wildlife. • Is there a breakdown as to how the $120,090 figure was calculated by the vendor? Yes – Please see the provided storm drain and inspection services cost breakdown below. 100% of the $63,008 for inspection services will be pulled from the salary savings, and 100% of the cost proposal for the stormwater outfall repair at 1266 Montclaire Way will be pulled from the operating budget professional services fund.
• Has the City looked to see whether there are alternative vendors who could make competing bids for their services?
The selection of vendors for engineering professional services is based upon qualifications, not solely on price per state law and the City’s Purchasing Policy. A previous solicitation process for on-call services based upon qualification occurred in which the vendor was selected and entered into a contract.
• We have previously approved a contract for Bellecci and Associates. In 2021 we have extended twice the amount of contracts with this organization than in previous years can you explain why?
The initial contract amount for FY 2021-22 is in the same amount as previous years—i.e., $70,000. However, the original contract is a 3-year on-call contract to provide consultant support for various engineering services on an as-needed basis. At the time the original contract was approved, it was not yet known what the upcoming year’s as-needed services would be and, accordingly, the amount of associated funding that would be required. The additional consultant support services required under Amendment No. 1 address two unexpected needs:
1. Augmented construction inspection support to backfill the loss of the City’s Engineering Inspector in October, and
2. Emergency design work to repair the unexpected failure of the outfall of a storm culvert located under the private property at 1266 Montclaire Way.
Staff assigned the preliminary design work and permitting to Bellecci under the original $70,000 FY-20/21 contract. Now that the various regulatory agencies have reviewed that design, staff is proposing Amendment No. 1 so Bellecci can finalize the design and address the regulators’ comments and permit conditions so the repair can be bid out in 2022.
Agenda Item 4; (Summer Intern Program):
• Will we be able to catch up with the timeline and have interns this summer? Yes, we can expedite the drafting of the job announcements and advertise for 5-6 weeks the variety of summer internship opportunities.
• Please provide a breakdown of how the $30,000 will be spent each year. $20 an hour x 20 hours a week = $400 x 10 weeks = $5,000 per intern salary Goal is to sponsor about 5-6 interns per summer = $5,000 x 6 interns = $30,000 a year. • Will the interns be paid? Will they earn college credit? Both? It will be a paid internship. For now, we have not established any college credit. Something we can consider exploring in the future.
• Who will recruit the interns? If there is a competitive process, who selects the interns? How many interns will work with the City each year?
HR will partner with the hiring manager interested in hosting an intern. We will develop a job announcement based on the assignment. Prospective intern candidates will complete an application and respond to some preliminary screening questions. Selected candidates will participate in a competitive selections process that will consist of a panel interview. Each department will have the opportunity to host an intern. We will aim to have up to 6 summer interns a year.
• Is there a residency requirement for the interns?
No there is not.
• What will the interns do?
The assignment will vary depending on the department. HR will work closely with the hiring manager to establish an assignment that offers interns exposure to local government and an overall positive experience. We will aim to create a mutually beneficial relationship between the intern and the hosting department.
• Will the internship program be subject to the City’s regular hiring practices? Will there be a preference for applicants from traditionally disenfranchised or underserved communities?
Yes, the internship program is subject to the City’s civil service recruitment selection process conducted in a fair, competitive and impartial manner. We do not identify preferences for disenfranchised or underserved communities.
Agenda Items 6 (Rental fee waiver request):
• Does the city keep a record of all fee reduction/waiver requests? If not, can staff please start to keep one? I think the Council and the public will benefit from seeing who requests a waiver/reduction, for which facility, whether the request was granted, etc.
City staff is currently developing a form to track requests for fee reductions and waivers.
Agenda Items 7 (Dog Park):
• Many of the parking spaces at McKenzie West are used by employers of the medical offices on Altos Oaks. Is there a plan to enforce parking restrictions to move those cars from the McKenzie parking lot?
The City Council currently does not limit the parking hours in any park. Vehicles are allowed to park for up to 72 hours continuously, and after this time, the car is considered abandoned. Los
Altos has several parks that are heavily programmed or have multiple amenities, and parking restrictions have not been enacted. The City Council could direct staff to look at parking restrictions in all City parks, including McKenzie Park, and determine if restrictions should be enacted.
Over the past month staff has completed informal parking surveys of the McKenzie parking lot at different days and times. Parking was available during each survey visit. If the dog park is approved, staff will work to move employee parking into the MSC area and free up additional parking.
• Is there a danger to the large tree at McKenzie if a fenced in dog park is located at that site?
No, the dog park will not create a danger to the trees. Initially staff will have to change maintenance to ensure the trees are properly cared for. Staff consulted an arborist who reported potential impacts to the tree can be mitigated through design. The permanent design of the dog park will take the health of the trees into account.
• Will a fenced in dog park at McKenzie West affect the tennis courts in any way? No. The dog park will not change the use of the tennis courts. However, the activity in the dog park will lead to more noise and use in the general area. The addition of the pickleball striping will have a larger impact on the courts, and potentially parking availability, than the dog park. • Where will the climbing structure at McKenzie West be relocated if a fenced-in dog park is located there?
The climbing structure is a rarely used amenity. It is possible the structure will be relocated within McKenzie Park or at another location. It is also possible it will be removed and stored and not replaced.
• Please provide the proposal that provides the details of what the $100k will cover to create the enclosed dog parks.
There is no proposal that provides details for the cost estimate provided by staff. The dog park sites have not been approved and design work will not begin until the City Council has authorized a permanent location.
The $100,000, if approved, will be used to purchase and install fencing, create separate entrance areas, purchase and construct/install shade elements, place signage, and to make other improvements that may be site specific, such as bringing in and installing seating outside of the fenced area at the proposed Hillview site.
• The staff report and presentation list the Hillview Proposed Site (Soccer Field East) as having dimensions of 80’ x 100’ ft. I understand the drawings are not to scale, but the measurements to evaluate the proposal should be close to the final proposed design.
What are the expected dimensions of this proposed site? The staff report and presentation incorrectly shows the proposed dimensions as 80’ x 100’ ft. (8,000 sq. ft.) The actual proposed maximum dimensions are approximately 35’ x 180’ ft.(6,300
sq. ft.). The configuration shown in the presentation accurately represents the location and placement, but is not to scale.
330 Distel: PC/CC Study Session Questions and Responses January 11, 2022
1. Based on our objective standards why are there no setbacks on the upper floors? Response: Concession requested due to impact to density/units.
2. The objective standards state that the courtyard should be open to the front. Is this another waiver / concession request?
Response: Waiver requested. Our massing is focused towards Distel and further from the single family homes to provide more privacy for our single family neighbors and a more protected courtyard.
3. The currently requesting a rear setback of zero. Is it lawful when it is another property’s side yard? Response: Setback on all sides, including rear is a minimum of ±10ft.
4. Why is 2 feet needed between each floor? Other developments have 1 foot between each floor.
Response: The project is being envisioned as being modular with the multiple benefits including faster construction and less noise to the surrounding area. Modular units are essentially a 6-sided box with a floor and ceiling framed into it. The two feet is to account for the floor of one module and the roof of another. If the project were site built, the floor to floor would be 1’-3” instead of 2’-0” with a delta of 9”.
5. Between the plate and the roof, why is 5 feet proposed? Response: To account for roof drainage and guardrail. This would be to the highest point and accounts for variation in the roof parapet height.
6. Why is 9 feet rather than 8 foot ceilings proposed?
Response: This housing product type- multifamily residential- has nominal 9ft ceilings. In addition, as we are designing for modular, the typical floor to floor height is 11ft which equates to a 9ft ceiling. Anything less than this dimension would have a financial impact as factories are set up for 9’ ceilings.
7. Why are there not at least 1 bicycle spot for each unit? Response: At this time we are meeting City code, which from our understanding is:
• 1 Class I (Bike Locker) for every 3 units (30 required) • 1 Class II (Bike Rack) for every 15 units (6 required) We are looking into providing more as we develop the design further.
8. It doesn’t look like there are any extra handicapped parking stalls. Please explain.
Response: Three (3) accessible surface stalls are provided. Per code 2% of assigned stalls are required, which are two (2) stalls. One additional stall is provided as an accessible, EVSE (Electric Vehicle Supply Equipment) charging stall.
9. How many EV charging stations are there?
Response: 10% or Nine (9) EV stalls capable of supporting future EV (EVSE) are provided. Per Calgreen
4.106.4.2 New multifamily dwelling requirement. Los Altos reach code requirements will be met for the type of electrical required. Ie. Level 1, Level 2 per Ordinances No. 2020-470B and 2020-471.
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10. Is there only 1 set of elevators in the building for this many units? Why is there not a freight sized elevator?
Response: Freight elevators are atypical in this type of building. One will be deemed a service elevator for move-in. At a minimum, one will be sized for a gurney. Two elevators for a building this size is a good rule of thumb and would be standard. This allows for one to be in service and another operating.
11. What kind of generator will there be and where will it be located? How will it be powered since no gas is being installed.
Response: From our understanding, Per City of Los Altos reach codes, an “All-electric building” is a building that has no natural gas or propane plumbing installed within the building. In order to meet the requirement of no gas plumbing, the generator will have onsite storage as required. We are running generator to maintain fire and life-safety, emergency lighting, and annunciation and will meet City and State requirements as the project proceeds.
Location will be determined as we get further in the project timeline, and will be coordinated with the City of Los Altos Building and Fire dept.
12. Who will be monitoring the applicants to make sure a qualified lessee (s) is the only one living in the unit?
Response: EAH to manage and monitor.
13. It appears on the information below demonstrates that the height of each floor can be 10 feet total and not 12 feet. Can this approach be used for this building to reduce the height so we can respect neighboring residential communities.
Response: The project is being envisioned as being modular which has benefits. Modular units are essentially a 6-sided box with a floor and ceiling framed into it. The two feet is to account for the floor of one module and the roof of another. Our floor-to-floor height is 11ft. This is typical for modular to get to a 9ft plate height with some areas at 8ft where we need to accommodate mechanical. Note that the ground level is 16 ft floor to floor to accommodate for the mechanized parking system, MEP, and floor/ceiling assembly.
330 Distel: Density Bonus, Concessions, Waivers
Allowed by Density Bonus Law
Density (DU/acre) 38du/acre 90 Units = 103 du/acre Density Bonus Law 14.5.080 (LAMC)Height 45ft + 33ft = 78ft permitted 64ft, 5 stories Density Bonus Law Concession Standard Proposed Notes Code Section
Setback, Front Yard 25ft min. depth, 50% of which shall be landscaped
10ft setback 10ft setback provided. 25ft setback would decrease building area and unit count
14.5.090 (LAMC)
Stepback Street Side: Minimum 10 feet from ground
floor façade above 45 feet in height
Requesting no stepback Not stepping back on 4th and 5th floor. Need building area to get to 90 units.
14.50.170_1B. Obj. Standards
Open Space 50SF; An average of fifty (50) square feet
of private open space shall be provided for the total number of dwelling units within a project.
Approximately 25 sf average / unit requested
10ft Public Utility Easement has to be clear to sky so we are unable to provide cantilevering balconies along the Distel frontage. Juliette balconies are provided on Distel. Providing decks within the units would require a decrese in unit area and impact unit count. Private open space provided on all decks except for those facing Distel.
14.50.150 (LAMC)
Waiver Standard Proposed Notes
Quantity of building entrances
A minimum one entrance shall be provided per 150 linear feet along El Camino Real and per primary façade bay along all other rights of way Requesting one point of entry via lobby provided for security/visibility, one garage entry, and one exit for multipurpose room. 4 primary facades = 4 entrances 14.50.170_2B. Obj.
Standards
Interior Courtyard Partially visible from the street and linked to the street by a clear accessible path of travel.
Requesting visibility from back parking lot, no access from exterior to courtyard Raised courtyard on level 2 not visible from Distel, may be visible from El Camino. Raised courtyard to provide additional parking. Also creates privacy for single family neighbor and residents. Removing a leg of the building to
14.50.170_5A. Obj. Standards
Materials Base. For multistory elements, the base of
the building shall be defined by a distinct
material selected from among the following:
Stone, brick, concrete, CMU, or stucco ("base material").
Requesting approval of wood as a distinct material.
Intent achieved. Wood serves as distinct material. Wood and storefront glazing proposed at the base.
14.66.280_DA Obj. Standards
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January 9, 2022
Mayor Enander and Members of the City Council and Planning Commission City of Los Altos
1 N. San Antonio Road
Los Altos, CA 94022
Re: Agenda Item #1, Joint City Council Planning Commission Meeting, January 11th – Study Session re 330 Distel Circle
Dear Mayor Enander, Members of the City Council and the Planning Commission:
The LWV is excited to support the first all-affordable housing development planned for Los Altos. The LWV supports housing for all Californians, including those with lower incomes. We are especially pleased to see the mix of bedroom types as there is a need for affordable housing for all types of households; often those with larger families have the most difficulty finding housing.
We also commend the partnership between the County and the City; together they selected an excellent site, with its proximity to transit and services. The proposed architectural design suits the neighborhood. The requested concessions/waiver appear reasonable.
We are disappointed to see that the number of units were evidently reduced to provide more parking, as comparable developments in Mountain View have lower parking ratios. Nonetheless, we appreciate the developer’s listening to the Los Altos community’s issues, making changes to the parking and other features to accommodate these concerns.
We hope that the Council and Planning Commission will support this development and urge Staff cooperation to allow the approval process to proceed expeditiously.
(Please send any questions about this email to Sue Russell at Karin Bricker, President LWV of Los Altos Mountain View cc: Gabriel Engeland Laura Simpson Jolie Houston Radha Hayagreev
AGENDA REPORT SUMMARY
January 3, 2022
DISCUSSION ITEM
Agenda Item # 1
4863-7299-5335v1
NON-BC\27916001
Meeting Date: January 11, 2022
Subject: 330 Distel Circle - Planning Commission / City Council Joint Study Session Prepared by: Radha Hayagreev, Consulting Senior Planner Reviewed by: Laura Simpson, Interim Community Development Director Jolie Houston, City Attorney
Purpose
Desk Memo to augment revised development standards as highlighted in Table-1 Project Background
The project proposes 90 affordable units with a first-floor common amenity space and garage and the residential units on the upper floors.
The applicant is proposing a ninety (90) unit residential project with all units designated to be rented at below market rate. The unit distribution is shown to be 24 studio / 1-bedroom units, 20 onebedroom units, 23 of two-bedroom units and 23 of three-bedroom units. More details are available in Attachment-1 of this packet.
The project is generally consistent with the Los Altos Zoning Code (see Table 1) with a few key exceptions.
Table 1: General Development Standards
Standard Proposed Complies Notes
General Plan Thoroughfare
Commercial (TC)
Residential Yes. As
indicated in
Table LU-1 of
the General
Plan, the TC
land use
designation can
accommodate
mixed-use
projects and
affordable
residential
projects.
Subject: 330 Distel Circle – 90-unit affordable housing project January 3, 2022
4863-7299-5335v1
NON-BC\27916001
Standard Proposed Complies Notes
Zoning Commercial
Thoroughfare (CT)
Residential Yes, only with
Conditional
use permit
Allowed use per LAMC
14.50.040 K. Multiplefamily housing
Density 38 du/acre 104 du /acre Yes, if a
requested
density bonus
is granted.
LAMC – 14.28.040
Proposed Increased
density is through Density
Bonus Law provisions.
Lot Size 38,050 sq. Ft. (0.87 acres)
Units 31 90 Applying Density bonus
provisions.
Site Area Min 20,000 sq. Ft.
Frontage 75ft.
38,050 sq. Ft
and 222’-6”
Yes Per LAMC 14.50.070
Height 45ft 64ft Yes, subject if
a requested
concession is
granted.
Concession -1 (offmenu) per LAMC
14.28.040
Front Setback 25ft (50%
landscaped)
10ft Yes, if a
requested
concession is
granted.
Concession -2 (on
menu) per LAMC
14.28.040 F (1) e.
Side Setback Average 7’- 6”,
minimum setback
of 4ft over the
length of the wall
of the structure at
the side yard
10ft Yes
Rear Setback 0ft. 0 Yes Complies. Parcel adjoins
CT and OA-1 Zone
Private Open
Space
Not required for
every unit, average
50 sq. Ft. shall be
provided for the
25 sq. Ft.
Average
Yes, if a
requested
concession is
granted.
Concession -3 (on menu
concession) per LAMC
14.28.040 F (1) f
Subject: 330 Distel Circle – 90-unit affordable housing project January 3, 2022
4863-7299-5335v1
NON-BC\27916001
Standard Proposed Complies Notes
total number of
dwelling units
Common Open
Space
3200 sq. Ft. 84’-6” by Yes
Parking
alternative
Standard
(LAMC 14.28.040
G)
If 14.28.040 G (2)b
- on-menu alternate
standard - ½ mile
from transit- 45
90 Yes
Bicycle Parking 1 Class I (Bike
Locker) for every 3
units (30 required)
30 Yes
1 Class II (Bike
Rack) for every 15
units (6 required)
Not available No Pending more
information
Loading spaces 1 truck loading
space
Not available No Pending more
information
Width of
driveway
One way – 12ft
Two-way drive min
– 18ft
24ft Yes
Design Control
Upper Story
Front and Side
Street Step Back
Min 10ft from
ground floor façade
for stories above
45ft in height (top
story)
No step back Yes, if a
requested
waiver is
granted.
Waiver –1
Design Control
Vertical
Articulation
For facades greater
than 100ft in length
along ROW, it must
be separated by no
greater than 50ft
and secondary bays
defined by a recess
a min. 3ft deep and
10ft. Wide.
46ft primary
three facades,
façade 4 is 29ft.
and 11’6”
secondary
façade is shows
recessed.
Yes
Subject: 330 Distel Circle – 90-unit affordable housing project January 3, 2022
4863-7299-5335v1
NON-BC\27916001
AGENDA REPORT SUMMARY
CORRECTED 01.04.2022
DISCUSSION ITEM
Agenda Item # 1
4863-7299-5335v1
NON-BC\27916001
Meeting Date: January 11, 2022
Subject: 330 Distel Circle - Planning Commission / City Council Joint Study Session Prepared by: Radha Hayagreev, Consulting Senior Planner Reviewed by: Laura Simpson, Interim Community Development Director Jolie Houston, City Attorney
Attachment(s):
A. Project Pre-Application Submittal
B. Zoning datasheet submittal
C. Community Meeting summary
Initiated by:
City staff
Previous Council Consideration:
None
Fiscal Impact:
The applicant will be required to pay for the California Environmental Quality Act (CEQA) documents for this project.
Environmental Review:
The study session is not a “project” within the meaning of Section 15378 of the CEQA Guidelines in that the purpose of the study session is merely to provide feedback to the applicant before the applicant submits a formal development application, and the City is not approving a development application at this time or otherwise committing itself to an action that will have a significant effect on the physical environment. Additionally, a study session comes within the exception to review under CEQA at CEQA Guidelines Section 15306 (Information Collection) since the purpose of the study session is to obtain public input and to provide feedback to the applicant, and none of the circumstances in CEQA Guidelines Section 15300.2 applies. Review under CEQA will occur after a formal development application is submitted unless the project is determined to be exempt from review.
Summary:
Subject: 330 Distel Circle – 90-unit affordable housing project December 27, 2021
NON-BC\27916001
• The applicant is proposing a 5-story tall, 90-unit, 100% affordable housing development project. Per the City’s density bonus ordinance, the project is anticipated to be eligible for four (4) development concessions
Staff Recommendation:
Staff suggest that the Planning Commission and City Council review the submitted material and provide preliminary feedback to the applicant to address before submitting the formal development application.
Purpose
The purpose of the study session is to obtain initial preliminary application comments from the Planning Commission and City Council about the pre-application project prior to formal application submittal.
Project Background
The project proposes 90 affordable units with a first-floor common amenity space and garage and the residential units on the upper floors.
During the formal phase of the project, the applicant will be seeking approval of a design review permit and a conditional use permit for a new development at 330 Distel Circle. The applicant will also be required to submit a density bonus report clearly illustrating the affordability levels for the proposed units for better review. Given the pre-application stage of the design proposal, the project submittal is insufficient in detail as identified in Table-1 below. These details are meant to be a guideline for the reviewers and applicants as the project moves forward.
The applicant is proposing a ninety (90) unit residential project with all units designated to be rented at below market rate. The unit distribution is shown to be 24 studio / 1-bedroom units, 20 onebedroom units, 23 of two-bedroom units and 23 of three-bedroom units. More details are available in Attachment-1 of this packet.
The project is generally consistent with the Los Altos Zoning Code (see Table 1) with a few key exceptions.
Table 1: General Development Standards
Standard Proposed Complies Notes
General Plan Thoroughfare
Commercial (TC)
Residential Yes. As
indicated in
Table LU-1 of
Subject: 330 Distel Circle – 90-unit affordable housing project December 27, 2021
NON-BC\27916001
Standard Proposed Complies Notes
the General
Plan, the TC
land use
designation can
accommodate
mixed-use
projects and
affordable
residential
projects.
Zoning Commercial
Thoroughfare (CT)
Residential Yes, only with
Conditional
use permit
Allowed use per LAMC
14.50.040 K. Multiplefamily housing
Density 38 du/acre 104 du /acre Yes, if a
requested
density bonus
is granted.
LAMC – 14.28.040
Proposed Increased
density is through Density
Bonus Law provisions.
Lot Size 38,050 sq. Ft. (0.87 acres)
Units 31 90 Applying Density bonus
provisions.
Site Area Min 20,000 sq. Ft.
Frontage 75ft.
38,050 sq. Ft
and 222’-6”
Yes Per LAMC 14.50.070
Height 45ft 56ft
64ft
Yes, subject if
a requested
concession is
granted.
Concession -1 (offmenu) per LAMC
14.28.040
Front Setback 25ft (50%
landscaped)
10ft Yes, if a
requested
concession is
granted.
Concession -2 (on
menu) per LAMC
14.28.040 F (1) e.
Side Setback Average 7’- 6”,
minimum setback
of 4ft over the
length of the wall
10ft Yes
Subject: 330 Distel Circle – 90-unit affordable housing project December 27, 2021
NON-BC\27916001
Standard Proposed Complies Notes
of the structure at
the side yard
Rear Setback 0ft. 0 Yes Complies. Parcel adjoins
CT and OA-1 Zone
Private Open
Space
Not required for
every unit, average
50 sq. Ft. shall be
provided for the
total number of
dwelling units
25 sq. Ft.
Average
Yes, if a
requested
concession is
granted.
Concession -3 (on menu
concession) per LAMC
14.28.040 F (1) f
Common Open
Space
3200 sq. Ft. 84’-6” by Yes
Parking
alternative
Standard
(LAMC 14.28.040
G)
If 14.28.040 G (2)b
- on-menu alternate
standard - ½ mile
from transit- 45
90 Yes
Bicycle Parking 1 Class I (Bike
Locker) for every 3
units (30 required)
30 Yes
1 Class II (Bike
Rack) for every 15
units (6 required)
Not available No Pending more
information
Loading spaces 1 truck loading
space
Not available No Pending more
information
Width of
driveway
One way – 12ft
Two-way drive min
– 18ft
24ft Yes
Design Control
Upper Story
Front and Side
Street Step Back
Min 10ft from
ground floor façade
for stories above
45ft in height (top
story)
No step back Yes, if a
requested
waiver is
granted.
Waiver –1
Subject: 330 Distel Circle – 90-unit affordable housing project December 27, 2021
NON-BC\27916001
Standard Proposed Complies Notes
Design Control
Vertical
Articulation
For facades greater
than 100ft in length
along ROW, it must
be separated by no
greater than 50ft
and secondary bays
defined by a recess
a min. 3ft deep and
10ft. Wide.
46ft primary
three facades,
façade 4 is 29ft.
and 11’6”
secondary
façade is shows
recessed.
Yes
Conditional Use Permit
During the formal submittal process, the applicant will be required to submit a conditional use permit packet to show compliance with the provisions of the specific purposes (LAMC 14.50.020) and Conditional uses of the Commercial Thoroughfare (CT) Zone.
Density Bonus Concession
During the formal submittal process, the applicant will be required to submit a Density Bonus report providing reasonable documentation establishing eligibility for requested concessions and waivers.
For now, it appears as if the applicant will be requesting three (3) concessions and one (1) waiver as listed below:
a. Height: To increase the height of the proposed structure from max. allowed 45ft to 64ft, with an additional 19ft height exception requested as an off-menu concession. b. Front Setback: To reduce front setback from standard 25ft to 10ft, an on-menu concession c. Private Open Space: To reduce 50sq. ft. Average to 25 sq. ft. Average, an on-menu concession The height increase, reduced setback and private open space reduction would be considered an “on menu” concession request, which are ministerial, unless the city makes one of the following findings:
The concession or incentive does not result in identifiable and actual cost reductions, consistent with the definition of "concession" or "incentive", to provide for affordable housing costs, as defined in Health & Safety Section 50052.5, or for rents for the targeted units to be set as specified in Subsection (I).
The concession or incentive would have a specific, adverse impact upon public health and safety or the physical environment or on any real property that is listed in the California Subject: 330 Distel Circle – 90-unit affordable housing project December 27, 2021
NON-BC\27916001
Register of Historical Resources and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact without rendering the development unaffordable to low-income and moderate-income households The concession or incentive would be contrary to state or federal law.
Under the provisions of Density Bonus law, the project is eligible for four (4) concessions and three (3) are being proposed. In addition to requesting incentives and concessions applicants may request the waiver of an unlimited number of development standards that would physically preclude the construction of a project with the density bonus and the incentives or concessions to which the development is entitled, per Government Code Section 65915(e)(1), which reads:
Government Code Section 65915 (d) (1) In no case may a city, county, or city and county apply any development standard that will have the effect of physically precluding the construction of a development meeting the criteria of subdivision (b) at the densities or with the concessions or incentives permitted by this section. Subject to paragraph (3), an applicant may submit to a city, county, or city and county a proposal for the waiver or reduction of development standards that will have the effect of physically precluding the construction of a development meeting the criteria of subdivision (b) at the densities or with the concessions or incentives permitted under this section, and may request a meeting with the city, county, or city and county. If a court finds that the refusal to grant a waiver or reduction of development standards is in violation of this section, the court shall award the plaintiff reasonable attorney’s fees and costs of suit.
For now, it appears as if the applicant will be requesting one waiver: a density bonus waiver to reduce the front step back of a minimum 10ft. from ground floor façade for stories above 45ft in height.
More details of the proposal alternatives are illustrated in Sheet A1.2 of Attachment-1 – pre-submittal packet.
Government Code Section 65915 (e) Nothing in this subdivision shall be interpreted to require a local government to waive or reduce development standards if the waiver or reduction would have a specific, adverse impact, as defined in paragraph (2) of subdivision (d) of Section 65589.5, upon health, safety, or the physical environment, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact. Nothing in this subdivision shall be interpreted to require a local government to waive or reduce development standards that would have an adverse impact on any real property that is listed in the California Register of Historical Resources, or to grant any waiver or reduction that would be contrary to state or federal law. (2) A proposal for the waiver or reduction of development standards pursuant to this subdivision shall neither reduce nor increase the number of incentives or concessions to which the applicant is entitled pursuant to subdivision (d).
(3) A housing development that receives a waiver from any maximum controls on density pursuant to clause (ii) of subparagraph (D) of paragraph (3) of subdivision (f) shall only be eligible for a waiver or reduction of development standards as provided in subparagraph (D) of paragraph (2) of subdivision (d) and clause (ii) of subparagraph Subject: 330 Distel Circle – 90-unit affordable housing project December 27, 2021
NON-BC\27916001
(D) of paragraph (3) of subdivision (f), unless the city, county, or city and county agrees to additional waivers or reductions of development standards.
Density Bonus and Parking
Under the provisions of Density Bonus law and section 14.28.040 (G) if the Los Altos Zoning code, the project is entitled to reduced parking standards and ratios. The reduced parking ratios are to be formally requested by the developer during the time of the formal application. The project proposes 90 parking spaces, the majority of which is part of a mechanized parking structure on the first floor.
The location of the project may qualify for the reduced parking standards of one-half parking spaces per unit if:
1. The development includes the maximum percentage of low or very low-income units; and
2. The development is located within one-half mile of a major transit stop; and
3. There is unobstructed access to the major transit stop to the development.
This is not considered a density bonus concession or a waiver but is a stand-alone reduction written in Density Bonus Law.
Additional Submittal Requirements
Additional documentation will be required of the applicant during the formal submittal.
California Environmental Quality Act (CEQA)
The City has received a bid from a consulting firm for this project. The bid indicate that this project likely will require a memo supporting a Mitigated Negative Declaration and Notice of Determination (NOD) to satisfy the requirements of the California Environmental Quality Act (CEQA). City staff will take this item to the City Council to receive contract authority to begin the environmental review process.
Community Meetings
On January 27, 2021, February 11, 2021, August 12th, 2021, and September 9, 2021, virtual community meetings took place with property owners and tenants within 1,000 feet of the property. Several community members(s) attended, and his/their comments are included as Attachment C.
In addition to the virtual community meetings, an open house was hosted at Grant Park to invite feedback from community members.
Discussion/Analysis
This is the City’s first 100% affordable housing project and in general complies with majority of the Density Bonus law provisions. The project is a partnership with County of Santa Clara.
Subject: 330 Distel Circle – 90-unit affordable housing project December 27, 2021
NON-BC\27916001
In general, infill development projects will permit the City of Los Altos to meet its long-term Regional Housing Needs Allocation (RHNA), as provided by the California Department of Housing and Community Development (State HCD) and set by the regional planning agency the Association of Bay Area Governments (ABAG). With the addition of a below market rate unit and the corresponding density bonus concessions, the city must allow certain modifications to its development standards in order to meet the requirements of state law.
The Commission and Council are being asked to provide feedback to the applicants so that they have a full understanding of the concerns and expectations for a project of this type and size in this location.
Los Altos General Plan Conformance
Housing Element Policy 2.1: The City will maintain zoning that provides for a range of housing sizes and residential densities.
Housing Element Goal 4: Allow a variety of housing densities and types in appropriate locations to accommodate housing needs at all income
categories.
Housing Element Program 4.3.4 Continue to encourage maximum densities. distel circle aerial
330 DISTEL CIRCLE
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Architecture + Planning
1814 Franklin St., Ste. 400
Oakland, CA 94612
510.272.2910
ktgy.com
We propose an innovative solution to the
housing and parking needs for today and
the future through four design concepts
while providing an inclusionary and
healthy community:
1. Mass Timber
2 .Modular Units
3. Mechanized Parking Solution
4 .Sustainability
330 distel circle
ATTACHMENT1
A0.1 330 DISTEL CIRCLE SITE CONTEXT
LOS ALTOS # 2021-0042
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ATTACHMENT1
distel circle building entry
A0.2 PROPOSED DESIGN
MASS TIMBER
330 DISTEL CIRCLE
LOS ALTOS # 2021-0042
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Architecture + Planning
1814 Franklin St., Ste. 400
Oakland, CA 94612
510.272.2910
ktgy.com
MASS TIMBER
Our project team anticipates several key
benefits from utilizing mass timber as
opposed to concrete to construct the
ground level of the project.
• Renewable Resource
• Reduced Carbon Footprint
• Faster Construction
• Less disruptive construction process
• Natural warm wood aesthetic
ATTACHMENT1
distel circle streetscape
A0.3 PROPOSED DESIGN
MODULAR UNITS
330 DISTEL CIRCLE
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Architecture + Planning
1814 Franklin St., Ste. 400
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510.272.2910
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• 90 Residential units located at levels 2-5
are envisioned to be built of modular
manufactured units. Modular units allow for:
• Reduced construction noise and disruption
• Minimal material waste
• Faster construction
MODULAR UNITS
ATTACHMENT1
A0.3 SITE PLAN
AMENITY + MECHANIZED PARKING
330 DISTEL CIRCLE
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Architecture + Planning
1814 Franklin St., Ste. 400
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510.272.2910
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distel circle
Site Plan
Looking forward to an age where parking may
be obsolete, we are proposing a mechanized
system that can be removed as necessary to
accommodate parking needs. The efficient
parking design and space optimization of a
mechanized parking solution allows for 90
parking spaces.
MECHANI ZED PAR KIN G SOLUTI ON
1 2
20 3
4 4
5 7
6 8
9 10
11 11
12 18
19 19
13 14
15 16
17 1 MULTI-PURPOSE room
2 Bike storage
3 ORAGE
4 RESTROOM
5 KITCHENETTE
6 CO-WORKING ROOM
7 mail
8 package room
9 MEETING ROOM
10 COPY ROOM
11 resident services office
12 property management office
13 lobby /LOUNGE
14 laundry
15 Maintenance room
16 Trash
17 entry drive
18 standard + ada surface parking
19 mechanized parking
20 utility
21 COURTYARD
22 NO UNIT ON LEVEL 5
ATTACHMENT1
distel circle PROPOSED ELEVATION
A0.5 PROPOSED DESIGN
SUSTAINABILITY
330 DISTEL CIRCLE
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510.272.2910
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SUSTAINABILITY MATERIALS
• Low VOC paints
• Environmentally preferred materials
• Wood
SITE
• Stormwater control
• Resource Efficient Landscapes
• Courtyard
• Bicycle Storage
ENERGY + WATER
• Solar PV
• Energy star appliances
• High efficacy lighting
• EV charging stations
• Water efficient fixtures
• High Efficiency Irrigation System
BUILDING ENVELOPE
• Passive Solar Shading
• Construction material efficiencies
• Double glazed windows
Environmentally healthy features
include the following:
ATTACHMENT1
DISTEL CIRCLE
EL CAMINO REAL
SHEET INDEX
330 DISTEL CIRCLE
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Architecture + Planning
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510.272.2910
ktgy.com
A1.0
PROJECT DATA
SHEET INDEX AND PROJECT SUMMARY
VICINITY MAP (N.T.S.)
330 DISTEL CIRCLE, LOS ALTOS
PROJECT SITE
PROJECT TEAM
PROJECT DATA
Proposed Design- Site Plan + Mechanized Parking 770 10,500 ATTACHMENT1
330 DISTEL CIRCLE
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A1.1
SOLAR STUDY
March + September: 9 am
March + September: 12 pm
March + September: 3 pm
June: 9 am
June: 12 pm
June: 3 pm
December: 9 am
December: 12 pm
December: 3 pm
ATTACHMENT1
330 DISTEL CIRCLE
LOS ALTOS # 2021-0042
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Architecture + Planning
1814 Franklin St., Ste. 400
Oakland, CA 94612
510.272.2910
ktgy.com
A1.2
MASSING EXHIBITS
OBJECTIVE DESIGN/ZONING STANDARDS
1. Proposed Design
3. Objective Design/Zoning Standards Compliant Design
2. Building Massing Updates
Objective Design/Zoning Standards
1. Minimum 25 ft setback from property line
2. Minimum 10 ft front stepback from ground
floor facade for stories above 45 ft in height
3. Minimum 3 ft recess from primary facade
4. Resultant courtyard is reduced in size
Proposed 90 units,
90 parking spaces
* Removed ± 13 units,
± 13 parking spaces
* Resultant ± 77 units,
± 77 parking spaces
- [Section 14.5.090 (Los Altos Municipal Code)]
- [Section 14.50.170.B.1.a. (Los Altos Objective Design Standards)] - [Section 14.50.170.B.2.a. (Los Altos Objective Design Standards)] 1 3
2 *NOTE: Based on average gross square footage calculations 4 ATTACHMENT1
UP DN
OTIS GEN 2 3500
Residential
Parking
Plaza
Entry Drive
±10'-11"
10'-11" 4'-0"
±10'-8" ±11'-0"±222'-6" 125'-2" 150 ft 150 ft
150 ft ±25'-6"
±140 ft
apparatus access
building for aerial 30' max. from road to Between 15' min.to 10'-0" ±11'-10"
10ft easement
WS
Distel Circle
Aerial Apparatus Access Road
A1.3
FIRE ACCESS DIAGRAM
0 8 16 24 LEVEL 1
330 DISTEL CIRCLE
LOS ALTOS # 2021-0042
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Architecture + Planning
1814 Franklin St., Ste. 400
Oakland, CA 94612
510.272.2910
ktgy.com
Project Summary
Site Area .87 acres
Dwelling Units 90 Units
Proposed Use Multifamily Residential
Construction Type Type IIIA 5 stories
Parking Surface + Mechanized Parking
Fire Access Plan
26' aerial apparatus access road
150' minimum hose pull radius and travel
distance as noted
Wet Standpipe
Fire department connection at stairs- travel
distance as noted
Stair with roof access
ATTACHMENT1
ATTACHMENT1
ATTACHMENT1
ATTACHMENT1
ATTACHMENT1
ATTACHMENT1
P.L
. P.L.
ATTACHMENT1
30"x48" 30"x48"
UP
DN OTIS GEN 2 3500
UP
DN 1 1 5 2 6 3 4 7 Level 1 Level 2 Level 3 T.O. Plate
14'-0" 9'-0"
± 59'-0"
± 64'-0" T.O. Roof Level 4 Level 5
5'-0" 2'-0" 9'-0" 9'-0" 9'-0" 2'-0" 2'-0" 1'-0" 2'-0" Level 1 Level 2 Level 3 T.O. Plate 14'-0" 9'-0"
± 59'-0"
± 64'-0" T.O. Roof Level 4 Level 5
5'-0" 2'-0" 9'-0" 9'-0" 9'-0" 2'-0" 2'-0" 1'-0" 2'-0" 5 7 1 1 4 8 1 2 6 330 DISTEL CIRCLE LOS ALTOS # 2021-0042 PRE-APPLICATION PACKAGE OCTOBER 18, 2021 Architecture + Planning 1814 Franklin St., Ste. 400 Oakland, CA 94612 510.272.2910 ktgy.com 0 8 16 24 Key Map n.t.s 1 2 1. Distel Drive Elevation 2. Side Elevation Material Legend: 1. Stucco 2. Wood 3. Metal Window 4. Wood Composite Railing 5. Metal Solar Shade 6. Metal Awning 7. Metal Screen 8. Vinyl Window A4.0 BUILDING ELEVATIONS 49'-0" 11'-6" 46'-0" 11'-6" 46'-0" 11'-6" 49'-0" 45'-3" 11'-6" 11'-0" 11'-3" 46'-3" Primary Facade 50' max Secondary Facade 10' min. Primary Facade 50' max Primary Facade 50' max Primary Facade 50' max Secondary Facade 10' min. Secondary Facade 10' min. Primary Facade 50' max Secondary Facade 10' min. Secondary Facade 10' min. Secondary Facade 10' min. Primary Facade 50' max *Reference the Los Altos Objective Design Standards ATTACHMENT1
30"x48" 30"x48"
UP
DN OTIS GEN 2 3500
UP
DN 1 6 8 1 7 5 4 Level 1 Level 2 Level 3 T.O. Plate
14'-0" 9'-0"
± 59'-0"
± 64'-0" T.O. Roof Level 4 Level 5
5'-0" 2'-0" 9'-0" 9'-0" 9'-0" 2'-0" 2'-0" 1'-0" 2'-0" 2 1 5 4 1 6 7 8 Level 1 Level 2 Level 3 T.O. Plate 14'-0" 9'-0"
± 59'-0"
± 64'-0" T.O. Roof Level 4 Level 5
5'-0" 2'-0" 9'-0" 9'-0" 9'-0" 2'-0" 2'-0" 1'-0" 2'-0" 330 DISTEL CIRCLE LOS ALTOS # 2021-0042 PRE-APPLICATION PACKAGE OCTOBER 18, 2021 Architecture + Planning 1814 Franklin St., Ste. 400 Oakland, CA 94612 510.272.2910 ktgy.com 0 8 16 32 Key Map n.t.s 1. Rear Elevation 2. Side Elevation Material Legend: 1. Stucco 2. Wood 3. Metal Window 4. Wood Composite Railing 5. Metal Solar Shade 6. Metal Awning 7. Metal Screen 8. Vinyl Window 2 1 A4.1 BUILDING ELEVATIONS 28'-0" 12'-0" 33'-0" 33'-0" 12'-0" 26'-0" 35'-0" 15'-0" 29'-0" 14'-9" 35'-6" Primary Facade 50' max Secondary Facade 10' min. Secondary Facade 10' min. Primary Facade 50' max Primary Facade 50' max Primary Facade 50' max Primary Facade 50' max Secondary Facade 10' min. Secondary Facade 10' min. Primary Facade 50' max Primary Facade 50' max *Reference the Los Altos Objective Design Standards ATTACHMENT1
330 DISTEL CIRCLE
LOS ALTOS, CA L-1
OTIS GEN 2 3500
Office
Management
Property
Amenity/
ParkingMechanized
2 Level
Room
Community
Entry
Vehicular
Drivelane
PRIVACY SCREEN PLANTING
LANDSCAPE DIAGRAM
PARKING GARAGE ENTRY
VEGETATIVE BUFFER PEDESTRIAN ENTRY
PEDESTRIAN CORRIDOR TREE
LEGEND
UP
DN
OTIS GEN 2 3500
Courtyard
Amenity
DISTEL CIRCLE
LOS ALTOS # 2021-0042
330 DISTEL CIRCLE
SEPTEMBER 20, 2021
VISIONING
ktgy.com
510.272.2910
Oakland, CA 94612
1814 Franklin St., Ste. 400
Architecture + Planning
0 8 16 32
MINI-PLAZA
COURTYARD
STREETSCAPE
UP
DN
OTIS GEN 2 3500
Courtyard
Amenity
DISTEL CIRCLE
330 DISTEL CIRCLE
LOS ALTOS # 2021-0042
VISIONING
SEPTEMBER 20, 2021
A1.1 BUILDING PLAN
0 8 16 32 Level 2; 3-5 similar
AMENITY
ROOM
SEATING / GATHERING
• Outdoor Working
• Social Spaces
• Tables/Chairs
• Games
DECK
• Shade Structure
• Lounge Seating
• Tables/Chairs
• BBQ/Kitchen
PERIMETER PLANTING
• Screening
• Storm Treatment
• Drought-tolerant plantings
• Trees
PLAY SPACE / ACTIVITY ZONE
• 2-5 and 5-12 Year Old Tot Lot
• Outdoor Games
• Vegetable Gardens
DISTEL CIRCLE
MINI-PLAZA
• Sculptural Seating
• Focal Art Element
• Cafe Tables and Chairs
STREETSCAPE
• Bench Seating
• Art Murals
• Bicycle Racks
• Street Trees
• Decorative Planting
ATTACHMENT1
330 DISTEL CIRCLE
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PRE-APPLICATION PACKAGE
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BKF ENGINEERS
1730 N. FIRST STREET
SUITE 600
SAN JOSE, CA 95112
(408) 467-9100
www.bkf.com
C-1
EX. COND. & TREE REMOVAL
ATTACHMENT1
330 Distel Circle Los Altos, CA
Standards and Regulations: Zoning Matrix 12/16/2021
Project Name 330 Distel Circle Project # 210042Client EAH Housing ContactProject Address 330 Distel Circle Los Altos, CAGeneral Site InformationAssessor Parcel #Site Area .87 acres (±38,050sf) Criteria/Required Code section Request Supplementary Notes Concession/Waiver/ Density Bonus
Specific Plan Land UseZoning Designation CT- Commerical Thoroughfare DistrictArea Specific Guidelines Los Altos Objective Standards- CT (9-14-2021) pg 89-102Adjacent Properties CT or OA-1 Zoning; near single family R1 but does not abut directly to R1 propertiesConditional Use Conditional Use Permit Required for ResidentialDensity (DU/acre) Density (DU/acre) 38du/acre 14.5.080 (LAMC) 103 du/acre Density Bonus and Los Altos code allows for discretion by City Council
F.A.R. Criteria Code section Request Supplementary Notes Concession/Waiver/ Max floor areaMin. Site area 20,000 sf 14.5.070 (LAMC) ComplyMin. Site frontage 75ft 14.5.070 (LAMC) ComplyHeight Criteria Code section Request Supplementary Notes Concession/Waiver/ Height definition The vertical dimension shall be
measured from the average elevation of the finished lot grade at the front, rear, or side of the building, whichever has the greater height, to the highest point of the roof deck of the top story
14.66.230 (LAMC)
Max height 45ft + 11ft = 56ft 5 stories, 64ft Concession
ATTACHMENT
2 Setbacks Criteria Code section Request Supplementary Notes Concession/Waiver/ Front yard 25ft min. depth, 50% of which shall be landscaped 14.5.090 (LAMC) 10ft setback provided.
25ft setback would take away from 90 unit area
Waiver
Side yard Average 7'-6", minimum setback of 4ft
over the length of the wall of the structure at the side yard
14.5.100 (LAMC) Minimum 10ft
setback provided around all sides of
Rear yard Not required, unless the property abuts building and R district (we do not)
14.5.110 (LAMC) We do not abut an R
district
Adjacent properties have
CT or OA-1 Zoning
Open Space Criteria Code section Request Supplementary Notes Concession/Waiver/ Min. Usable Open Space Private 50SF; Although not required for each
dwelling unit, an average of fifty (50) square feet of private open space shall be provided for the total number of dwelling units within a project.
14.50.150 (LAMC)Requesting for about
25sf per unit
10ft Public Utility Easement must be clear to sky. Cannot provide cantilevering balconies along Distel frontage. Private open space provided on all decks except for those facing Distel. Juliette balconies are provided on Distel. Providing decks on the Distel units would
Waiver
Common 3200SF; Fifty-one (51) or more units: a
minimum of three thousand two hundred (3,200) square feet of common open space shall be provided.
Comply with podium courtyard area
Parking (vehicular) Criteria Code section Request Supplementary Notes Concession/Waiver/
ATTACHMENT
2 Multi-Unit Residential 100% Affordable with Density Bonus Density Bonus Law Comply with min. .5 parking spaces / unit
Density Bonus
Drivelane (90 degree parking) 18ft two way min? 14.74.200 (LAMC)Comply: 24ft aisle Standard spaces 9x18 Comply
Parking (bicycle) Criteria Code section Request Supplementary Notes Concession/Waiver/ Short term bicycle 1 Class I (bike locker/secured bike
parking) must be provided for every 3 units
VTA Bike Guidelines
90 units = 30 class I bicycle parking spaces provided
Long term bicycle 1 Class II (bicycle rack) must be
provided for every 15 units.
VTA Bike Guidelines
6 class II parking spaces to be provided
Lighting Lighting should not unnecessarily
illuminate any other lot
14.50.060 - C3- Required conditions (CT).
Noted
LinksPlans + Policy Documents
Muncipal Code https://library.municode.com/ca/los_al
tos/codes/code_of_ordinances?nodeId=TIT14ZO_CH14.50CTCOTHDI_14.50.010CTDI Objective Design Standards
https://www.losaltosca.gov/sites/defau
lt/files/fileattachments/city_council/meeting/54791/attachment_2-annotated_framework_081320.pdf Chapter 14.50 - CT COMMERCIAL THOROUGHFARE DISTRICT*August 2020 issuance online; However, Planner provided Sept. 2021 Document which we are complying to
ATTACHMENT
2 330 Distel Circle Frequently Asked Questions
How long will this property remain affordable?
A minimum of 55 years. EAH works to ensure perpetuity.
Who will operate post construction?
EAH will continue to operate the property and provide service coordination for the life of the development.
How long will this property remain affordable?
A minimum of 55 years. EAH works to ensure perpetuity.
Who will operate post construction?
EAH will continue to operate the property and provide service coordination for the life of the development.
How are tenants selected? Who ensures compliance?
For units funded through SCC Measure A – Santa Clara County Coordinated Entry System.
Other rules may apply based on funding but typically a lottery system due to high demand.
Can people who live or work in Los Altos be prioritized to move in? Fair housing laws prohibit a local preference for this development.
How does EAH prevent overcrowding?
Every tenant will sign a lease; occupancy standards are typically 2 person/bedroom + 1.
We do not allow persons not listed on the lease to live on the premises.
What is considered “Special Needs, Permanent Supportive or Focused Population Housing”?
A type of housing program that provides permanent affordable housing and supportive services to individuals (and their families) who have disabling conditions.
What is the definition Chronically Homeless?
An individual or family who lacks a fixed, regular, and adequate nighttime residence and has a disabling condition.
ATTACHMENT 3
330 Distel Circle Frequently Asked Questions
What is Area Median Income (AMI)?
Area Median Income is the midpoint of a region’s income distribution, meaning that half of households in a region earn more than the median and half earn less than the median. In 2021 100% of Area Median Income is $165,000 for a family of four.
Will any of the units be for sale?
All units will be for rental only. All rents will be set to serve residents who earn 30%-80% area median income (AMI).
Will Section 8 be accepted?
Yes, EAH welcomes Section 8 voucher holders.
Will extremely low income units be included?
Yes, this development will include units set aside for extremely low income (30% AMI).
Will mental health and wrap-around services be provided on site. If not, will transportation be provided for off-site services?
EAH Housing will provide an on-site Service Coordinator who will work individually with residents on goals, as well as coordinate community events and activities. We will utilize community spaces to host a variety of specialized services, including offering mental health and wraparound support services. Case management and mental health services will also be provided by qualified partners. If a resident has a local provider they are already working with, the Service Coordinator and Case Management team will work together to help with a transportation plan.
Will all of the units count towards Los Altos RHNA requirements? Yes, per the MOU between the City of Los Altos and Santa Clara County.
What funding sources are you using to build this project? Currently we are using Santa Clara County Measure A funding, City of Los Altos fee waivers and Low Income Housing Tax Credits. There may be additional sources needed.
I don’t think there is enough parking?
We are looking into the parking question and will have more details in upcoming community meetings.
How do I contact EAH?
Please email us at [email protected]
Will legal status be considered for prospective residents? Legal status is currently not a prerequisite for affordable housing, therefore we do not ask prospective residents to disclose their status.
Last updated: Aug 2021
ATTACHMENT 3
BREAK OUT ROOM # 1
Notes
Ellen: How long does it take to get your car from the
vertical parking system approximately?
A: Typical retrieval time: 30-60s.
Q: Puzzler car retrieval in event of power outage.
A: Necessities will still be able to function (generators for emergency lighting/appliances/life saving tech); Safety & protection is priority (goal is to get everyone out of the building).
Notes
Fabio: Concerns about height of building being too tall for such a small site + greater than surrounding
buildings/not fitting in with surrounding
landscape/architecture for Los Altos (question for the
city).
A: City & County MOE helped determine building
size/capacity, felt that this was an acceptable height limit given underlying zone district limits + exceptions made for affordable housing projects.
ATTACHMENT 3
BREAK OUT ROOM # 1
Notes
Michael: Concern about lighting from parking affecting
residents.
A: Will be cognizant of light pollution in design.
Freddie: Is courtyard space being expanded?
A: No.
Ann: Have you built with mass timber before?
A: Yes (Oregon projects and others).
Freddie: Will there be play structures/amenities in
courtyard?
A: Yes: Play structures for different age groups (innovative + traditional); Details coming as we go further into the design.
Anne: Passive cooling options?
A: Details and design coming as we go further into the
design.
Pierre: Comment on transportation to DT Los Altos:
shuttle/frequency of transit options.
A: Potential for free VTA Transit Passes to address
sustainability & parking concerns.
Jeanine: Will there be charging for electronic vehicles? A: A certain percentage of EV-ready spaces will be available; quantity is yet to be determined.
Notes
Salim: Timeline (2025) is really far out, can we use SB35 to expedite?
A: We are seeking community feedback early so this can be a collective decision to achieve affordable housing in a way the community count be proud of.
Warren: Would increasing headways on existing bus lines along Distel help resolve the lack of public parking in the area?
A: We’ll work with the city to figure out alternatives.
Anne: Is the bike parking indoors, out of the rain and safe from thefts?
A: Yes, double stackers will be available to park bikes to maximize room & quantity of bikes that can be accommodated.
Claude: What amenities are there for elderly or disabled residents?
A: Residents will have access to a multi-purpose room, leasing office, lobby, co-working space. Design is meant to be inclusive of various age ranges and respective needs of residents. EAH will also connect residents with services, programming, activities, events, etc. as needed depending on who ends up living there.
Claude: Will there be an elevator?
A: Yes, an elevator will be available for residents.
ATTACHMENT 3
BREAK OUT ROOM # 1
Notes
Anne: Will more than 1 adult be able to live per unit? I.E. grandparent, unrelated members of household?
A: Perhaps – CA occupancy standards allows for 2 people per bedroom + 1 additional person for the household (ie 2/br + 1 formula), may not need to be nuclear family, but we may have to look at that on a case-by-case basis.
Michael: What is the noise level of the parking stacker? A: Noise study/evaluation determined that noise level of parking stacker would be akin to that of a dishwasher.
Michael: Where will AC be located (re: noise concern)
A: AC will be on the roof.
J Baer: Parking/transportation – # spots per BR /
Concern about the physical location of parking stacker
(ground level entrance, rather than on left rear of
building)
Notes
ATTACHMENT 3
BREAK OUT ROOM # 2
Notes
We need more parking since we aren’t in an urban area and not a lot of public transportation (several people made similar comments)
Construction process – Flexibility and design (modular
preferred); We will work with the city on a construction plan – work schedules, etc. Modular shortens construction time, reduces noise, and equipment on site
What would make you pivot from stick to modular – cost, time/speed of delivery, and demand for modular
Avoid reusing storage containers (hazardous) – wood
modular units instead
O td f t d d id t ibiliti
Notes
Each unit with have its own condenser/HVAC systems
Will consider green roof / PV solar panels will be installed ATTACHMENT 3
Housing Model Discussion
How can either of these models help address the needs in Los Altos? COMMUNITY COMMENTS:‐ what the community needs most:
‐ are they rental or ownership
‐ need for disabled family members to be close by
‐ integrated housing ‐ flexability on housing and financing ‐ Does focused population model get additional units
‐ how many people in studio and 1br apt.
‐ what price for a 1br 1ba unit, 4880 El Camino $2.4m
‐ will ELI unit be included, will section 8 be accpeted ‐ why ony 48 parking spaces for 90 units
‐ favor integrated model. Family area with children.
‐ max unit coun but like integrated family type‐ how are tenats chosen‐ will legal status be considered ‐ incredible project, what can the city do to support/expidite the project ‐ workforce housing should be a focus, not many opportunities for this type of development ‐ why 4ys to develop
‐ is the financial support sufficient
‐ concern: parking, traffic circulation, residents who live there. Stats. show that people w/auto have a better chance of getting a job. Residents may not want to give up their car. Can we look at more parking. Safe rote to schools. ‐ parking depends on the model......if there a lot of families thay may have one car. Ammenities across the El Camino there is a lot of shopping. Fantastic location with bus line and lots of amenities w/in walking dist.
‐ what is the selection process for tenants
GENERAL Q&A
ATTACHMENT
3 ‐ GENERAL Q&A
‐income range ‐ ELI? do you accept section 8?
‐services for people with mental illness and formally homeless. Will they be on site? if not, what transportation do you provide the tenants ‐ are we looking at public/private partnership to build/finance this ‐ getting input from prospective tenants. Person centered planning. Get input from prospective tenants. ‐ how do tenants live without a car (Anne? lives without a car) ‐
ATTACHMENT
3