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MENLO PARK
City Council
SPECIAL MEETING AGENDA - AMENDED
Date: 8/22/2023
Time: 6:00 p.m.
Locations: Zoom.us/join – ID# 881 7306 2781 and
City Council Chambers
751 Laurel St., Menlo Park, CA 94025
This amended agenda removes the Brown Act Stockton, CA location.
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City of Menlo Park 701 Laurel St., Menlo Park, CA 94025 tel 650-330-6600 menlopark.gov
City Council Special Meeting Agenda - Amended
August 22, 2023
Special Session
A. Call To Order
B. Roll Call
C. Special Business
C1. Review and provide feedback on potential Zoning Ordinance, Specific Plan, and conforming General Plan amendments associated with the adopted 2023-2031 Housing Element (Staff Report #CC-186-23) (Presentation)
Not a California Environmental Quality Act (CEQA) project.
D. Adjournment
At every regular meeting of the City Council, in addition to the public comment period where the public shall have the right to address the City Council on any matters of public interest not listed on the agenda, members of the public have the right to directly address the City Council on any item listed on the agenda at a time designated by the chair, either before or during the City Council’s consideration of the item.
At every special meeting of the City Council, members of the public have the right to directly address the City Council on any item listed on the agenda at a time designated by the chair, either before or during consideration of the item.
For appeal hearings, appellant and applicant shall each have 10 minutes for presentations.
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Agendas are posted in accordance with Cal. Gov. Code §54954.2(a) or §54956. Members of the public can view electronic agendas and staff reports by accessing the City website at menlopark.gov/agendas and can receive email notification of agenda postings by subscribing at menlopark.gov/subscribe. Agendas and staff reports may also be obtained by contacting City Clerk at 650-330-6620. (Posted: 8/17/2023) City of Menlo Park 701 Laurel St., Menlo Park, CA 94025 tel 650-330-6600 menlopark.gov
,.
MENLO PARK
AGENDA ITEM C-1
Community Development
STAFF REPORT
City Council
Meeting Date: 8/22/2023
Staff Report Number: 23-186-CC
Study Session: Review and provide feedback on potential Zoning Ordinance, Specific Plan, and conforming General
Plan amendments associated with the adopted
2023-2031 Housing Element
Recommendation
Staff recommends the City Council conduct a study session to provide feedback on potential changes to the Zoning Ordinance, El Camino Real/Downtown Specific Plan (Specific Plan), and related conforming changes to the Land Use Element and other elements of the General Plan that would modify residential densities and associated development standards, and allow large family daycare homes by right in residential zoning districts, to implement programs in the City’s adopted 2023 to 2031 Housing Element.
Policy Issues
The City Council will not be taking action on any items at the study session. At a future meeting, the City Council will be the final decision-making body for amendments to the General Plan, Zoning Ordinance and Specific Plan, and rezoning of certain parcels to allow increased residential densities or opportunities for new multifamily residential or mixed-use developments. The discretionary actions are anticipated to be reviewed at a City Council public hearing in late fall 2023/early winter 2024. Additional information, including recent Housing Element milestones, is available in the Policy Issues section of the Aug. 14 Planning Commission study session staff report (Attachment A).
Background
The purpose of the study session is to receive feedback from the City Council and members of the public on the proposed Zoning Ordinance amendments, rezonings, and related items to meet the City’s Regional Housing Needs Allocation (RHNA) of 2,946 units for the 2023 to 2031 planning period. The City must adopt these regulations within one year of the Housing Element deadline, or by Jan. 31, 2024, or be subject to regulations that minimize local control related to housing developments pursuant to state law. On Aug. 14, the Planning Commission held a study session to provide feedback on these items. The focus of this City Council staff report is to supplement the information previously provided in the Planning Commission staff report (Attachment A), providing a summary of the feedback received at the Planning Commission meeting and additional clarifying information to assist the City Council in reviewing the material and providing feedback.
Information regarding basic requirements for a general plan housing element in state law, the City’s RHNA for the 2023 to 2031 planning period, and land use scenarios included in the City’s adopted Housing Element to accommodate development of the RHNA are provided in the Background section of Attachment A. A map showing the housing opportunity sites inventory adopted in the 2023-2031 Housing Element is included in Attachment B and a list of the sites by address is included in Attachment C.
City of Menlo Park 701 Laurel St., Menlo Park, CA 94025 tel 650-330-6600 menlopark.gov Page C-1.1
Staff Report #: 23-186-CC
Analysis
Attachment A provides an overview of potential modifications to the Zoning Ordinance and Specific Plan that could result in the production of up to 4,000 net new housing units through 2040 (as studied in the certified subsequent environmental impact report (SEIR) for the Housing Element Update project). The Analysis section of Attachment A discusses proposed changes to densities and development standards in the Specific Plan area, changes to provide new multifamily and mixed-use residential opportunities in existing commercial-only zoning districts, basic concepts behind proposed changes to the affordable housing overlay (AHO) to incentivize affordable housing development, and Zoning Ordinance modifications to allow large family daycare homes by-right in residential zoning districts.
Major themes from the Planning Commission’s discussion Aug. 14 are listed in the subsections below and organized by topic area. Staff has provided additional information in response to the Planning Commission’s comments for the City Council’s consideration and feedback on the proposed zoning changes. Staff will use the feedback to prepare the draft Zoning Ordinance amendments, rezoning maps, and SEIR addendum for review and recommendation by the Planning Commission and final action by the City before the Jan. 31, 2024 deadline.
Specific Plan proposed changes
The proposed amendments to the Specific Plan would increase densities, ranging from 40 dwelling units per acre (du/ac) to 100 du/ac to demonstrate zoning capacity to meet the City’s RHNA plus a 30% buffer.
To accommodate the increased development potential, the residential cap of 680 units is proposed to be removed from the Specific Plan. The proposed changes would not modify the net new non-residential residential square footage allowance of 474,000 square feet. • Planning Commissioners expressed support for the Density Increase Option developed in response to feedback received at the December 2022 City Council initial study session on Housing Element-related zoning changes. The Density Increase Option would allow opportunities for residential and mixed-use development with densities up to 100 du/ac at the public benefit bonus level in certain Specific Plan subdistricts.
• The Planning Commission emphasized that meeting the state’s requirements to complete the zoning changes by Jan. 31, 2024 was of the greatest importance and that implementing changes that fit within the amount of development potential studied in the Housing Element Update Project SEIR was necessary. It was also requested that any additional environmental review needed to confirm the Density Increase Option is consistent with the SEIR be completed before the state deadline, preferably by fall 2023 if possible. The project team believes the Density Increase Option would be consistent with the SEIR through the preparation of an addendum to the SEIR. Any modifications to the proposed changes to further increase the du/ac would require additional review by the project team and could affect meeting the state-mandated deadline. Staff’s priority is to bring the zoning ordinance and Specific Plan amendments and associated General Plan changes to the Planning Commission and City Council in order to adopt the various documents by Jan. 31, 2024.
• Planning Commissioners indicated support for setting a 20 du/ac minimum density for residential development in the Specific Plan to reduce the use of residential floor area ratio (FAR) for large luxury units only.
• A recent state law, Assembly Bill (AB) 2097, prohibits minimum automobile parking requirements for any residential, commercial, or other development project located within one-half-mile of a major transit stop (e.g., the Menlo Park Caltrain Station). A map of parcels located with one-half mile of a major transit stop City of Menlo Park 701 Laurel St., Menlo Park, CA 94025 tel 650-330-6600 menlopark.gov Page C-1.2
Staff Report #: 23-186-CC
is included as Attachment D. Planning Commissioners acknowledged that this law would result in zero minimum parking requirements in the Specific Plan area and beyond, leaving parking decisions up to developer/market forces. Some Planning Commissioners expressed support for the creation of maximum parking amounts.
• The Planning Commission supported the “step-up FAR” concept to help incentivize housing for larger household sizes and homeownership opportunities. A couple of Planning Commissioners asked that the parameters that qualify a development for step-up FAR be modified to separate the provision of units for large households and for-sale units into separate criteria with the option to provide a minimum of three of four parameters to receive the step-up incentive. Staff believes the separation of the two criteria (provision of units for large households and for-sale units) into two different categories provides clarity that there is a choice between the options, not a requirement to do both.
Zoning Ordinance proposed changes
Commercial zoning districts
• The Planning Commission was supportive of the proposed changes to combine the C-1-A, C-2 (except the Sharon Heights Shopping Center parcel), C-2-A, C-2-B, C-2-S, C-4, and P zoning districts into one mixed-use zoning district using the C-2-B zoning regulations. Staff continues to evaluate all of the districts for their development standards and permitted, administratively permitted and conditional uses to try to reduce unintended consequences such as making an existing use non-conforming and/or incentivizing commercial redevelopment without the addition of housing. • The Planning Commission was also supportive of the proposed changes to add additional FAR for residential uses in the existing C-1, C-1-C and C-2 commercial zoning districts. For the C-2 zoning district (which would consist of only the Sharon Heights Shopping Center), Planning Commissioners believed that the existing maximum height of 30 feet is too low and requested that a higher maximum height be considered for a development that would incorporate residential uses. Staff agrees that height increases should be explored for mixed-use developments in the C-2 zoning district and would also evaluate height increases for mixed-use development the other C districts to be modified, if requested by City Council.
• Some Planning Commissioners commented that they would like to see parking minimums eliminated in the new combined C-2-B district.
• Some Planning Commissioners indicated concern for maintaining neighborhood-serving retail and commercial uses, such as grocery stores, and ensuring that opportunities for these uses are encouraged and preserved. Under state housing law, parcels included in the Housing Element sites inventory cannot be precluded from redeveloping an existing commercial development with an all-residential development.
However, for sites not on the Housing Element inventory, this requirement would not apply.
Affordable housing overlay (AHO)
• Planning Commissioners expressed interest in increasing the maximum density for a 100% affordable housing project using the AHO from 100 du/ac to 150 du/ac, given feedback from affordable housing developers. Staff has prepared an example calculation for a 100% affordable project using the AHO and state density bonus to achieve a density of 150 du/ac (Attachment E). The AHO density bonus for an allaffordable project at 150 du/ac would be 175%. • A couple of Planning Commissioners asked that examples be prepared showing how projects might utilize the AHO and a 50% state density bonus for a mixed-income project.
City of Menlo Park 701 Laurel St., Menlo Park, CA 94025 tel 650-330-6600 menlopark.gov Page C-1.3
Staff Report #: 23-186-CC
Other Zoning Ordinance modifications
• Planning Commissioners asked that the project team consider allowing up to 30 du/ac of density for all R-3 lots across the city, not just in the R-3 areas around downtown (shown in Attachment F). • The Planning Commission indicted strong support for the proposed changes to bring the City’s large family daycare homes regulations into conformance with state law. Under the updated regulations, all child daycare homes with valid state permits would be allowed by-right in residential districts.
Other comments
• Planning Commissioners asked that visual examples of the developments that could be constructed under the proposed zoning regulations be prepared to show members of the public conceptual drawings to help them understand the proposed changes. The project team is preparing an example for the Aug. 22 City Council study session presentation.
• A Planning Commissioner commented that, separate from the changes necessary to implement the Housing Element, the review process for all residential projects should be streamlined as much as possible.
• Planning Commissioners also indicated support for structuring policies and regulations to focus on the creation of new affordable housing and less emphasis on zoning changes that would incentivize the production of market-rate housing.
Next steps
Based upon the City Council’s input and guidance, staff will further develop the proposed Zoning Ordinance and Specific Plan area modifications and create draft ordinances, which would be reviewed at future Planning Commission and City Council meetings tentatively planned for late fall 2023/early winter 2024.
It should be noted that the proposed changes described in this report are an effort to update the City’s codes and ordinances for compliance with state law and the City’s commitments to implement programs in its adopted Housing Element within one year of Jan. 31. Over the course of 2024 and beyond, staff will continue to make progress to implement other important programs such as the development of an antidisplacement strategy (Program H2.E), an accessory dwelling unit (ADU) amnesty program (Program H2.D), incentives and zoning text amendments for special needs housing (Programs H3.D and H3.G), and others.
The Planning Commission and City Council will also continue to receive annual progress reports on housing production toward meeting the City’s RHNA. Housing Element Program H1.H commits to a mid-cycle review in 2027 to evaluate the progress of the City’s zoning changes in helping to meet the City’s RHNA. Based on the results of the annual and mid-cycle reviews, the City Council may revisit zoning and direct staff to evaluate further modifications to densities and development standards in order to produce satisfactory levels of affordable housing in the community.
Impact on City Resources
As part of the fiscal year 2020-21 budget, the City Council appropriated nearly $1.5 million from the general fund to support the Housing Element Update (including preparation of the SEIR). On March 14, the City Council approved an amendment to the professional services agreement with M-Group, the City’s Housing Element Update project consultant, in the amount of $75,414, for an overall contract total of $1,547,466.
Staff is working with the consultant team to understand anticipated budget augmentations and contract modifications for continued support on the Housing Element and related components, such as the City of Menlo Park 701 Laurel St., Menlo Park, CA 94025 tel 650-330-6600 menlopark.gov Page C-1.4
Staff Report #: 23-186-CC
Environmental Justice Element, and is expected to bring the information to the City Council for review at an upcoming meeting.
Environmental Review
This study session item is not a project within the meaning of the California Environmental Quality Act. As part of the Housing Element Update process (i.e., Housing Element and Safety Element updates and a new Environmental Justice Element, and associated changes including zoning), a SEIR was prepared. On Jan. 31, the City Council adopted Resolution No. 6808 certifying the SEIR and associated CEQA actions. On Feb. 1, a Notice of Determination (NOD) was filed.
The certified SEIR studied densities consistent with those shown in the columns labeled 12/22/22 Study Session Proposal of Attachment A. The zoning regulations for the Density Increase Option in Attachment A would also be consistent with the SEIR and would be evaluated through an administrative SEIR Addendum, which could typically be completed within a few months’ time. If higher densities are requested, additional environmental review may be required and could take several months or longer to complete. Given state requirements and the adopted Housing Element commitment to complete zoning changes by January 2024, preparation, circulation, and certification of a new the SEIR would not be a feasible option to meet the City’s required deadlines. Therefore, it is recommended that any zoning increases beyond those shown in Attachment A be addressed in connection with future zoning code updates after the City completes the rezoning necessary by Jan. 31, 2024 to maintain a legally adequate Housing Element.
Public Notice
Public notification was achieved by posting the agenda, with the agenda items being listed, at least 72 hours prior to the meeting. A bilingual (English and Spanish) mailer providing an overview of the proposed zoning changes and invitation to join the Aug. 14 Planning Commission and Aug. 22 City Council study sessions was mailed to every mailing address in Menlo Park as well as property owners with mailing addresses outside of Menlo Park. A Weekly Digest article was posted Aug. 4 with similar information. A standard public meeting notice for the Aug. 22 study session was published in the Examiner-Redwood City Tribune Aug. 10. A special bilingual (English and Spanish) advertisement notice in the Almanac will be provided Aug. 18 in advance of the Aug. 22 study session. Notice was also provided via the City's social media channels.
Attachments
A. Hyperlink Aug. 14 Planning Commission staff report packet:
menlopark.gov/files/sharedassets/public/agendas-and-minutes/planning-commission/2023- meetings/agendas/20230814-planning-commission-agenda-packet.pdf#page=67 B. Housing Element residential opportunity sites map
C. Housing Element residential opportunity sites list by address D. Menlo Park parcels within one-half-mile of major transit map E. Example calculation for 100% affordable project utilizing AHO and state density bonus to achieve 150 du/ac
F. Map of R-3 parcels around downtown
Report prepared by:
Tom Smith, Principal Planner
City of Menlo Park 701 Laurel St., Menlo Park, CA 94025 tel 650-330-6600 menlopark.gov Page C-1.5
Staff Report #: 23-186-CC
Report reviewed by:
Mary Wagner, Assistant City Attorney
Deanna Chow, Assistant Community Development Director
City of Menlo Park 701 Laurel St., Menlo Park, CA 94025 tel 650-330-6600 menlopark.gov Page C-1.6
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ATTACHMENT B
Menlo Park 2023-2031 Housing Element
Site Inventory and Analysis
Page C-1.7
| Page 7-5
ATTACHMENT C Attachment C: Housing Opportunity Sites APN Site No. Address Existing Use Typology 071332130 1 525 El Camino Real Parking Lot El Camino Real/Downtown Specific Plan (El Camino Real) 060344250 2(R) 1610 El Camino Real Office: Single-Story El Camino Real/Downtown Specific Plan (El Camino Real) 060344240 2(R)a 1620 El Camino Real Office: Single-Story El Camino Real/Downtown Specific Plan (El Camino Real) 074270240 3 2500 Sand Hill Road Office: Multi-Story Site with Residential Carveout 074270280 4 2480 Sand Hill Road Office: Multi-Story Site with Residential Carveout 061412440 5(R) 1100 Alma Street Office: Multi-Story El Camino Real/Downtown Specific Plan (Downtown) 061412430 5(R)a 1100 Alma Street Office: Multi-Story El Camino Real/Downtown Specific Plan (Downtown) 071084220 6 900 Santa Cruz Avenue Church El Camino Real/Downtown Specific Plan (Downtown) 071084200 6a 1111 University Drive Church El Camino Real/Downtown Specific Plan (Downtown) 071084090 6b 1187 University Drive Professional Building El Camino Real/Downtown Specific Plan (Downtown) 071084110 6c 1155 University Drive Professional Building El Camino Real/Downtown Specific Plan (Downtown) 071084100 6d 1177 University Drive Office: Multi-Story El Camino Real/Downtown Specific Plan (Downtown) 062202050 7 728 Willow Avenue Store & Residence Non-Residential Parcels with Complete Redevelopment (Half-Mile from Major Transit Stop) 062202060 7a 728 Willow Avenue Store Non-Residential Parcels with Complete Redevelopment (Half-Mile from Major Transit Stop) 062202210 7b 728 Willow Avenue Parking Lot Non-Residential Parcels with Complete Redevelopment (Half-Mile from Major Transit Stop) 062211170 8 906 Willow Road Store & Office Non-Residential Parcels with Complete Redevelopment (Half-Mile from Major Transit Stop) 062211180 8a 906 Willow Road Store & Office Non-Residential Parcels with Complete Redevelopment (Half-Mile from Major Transit Stop) 062211050 8b 906 Willow Road Residential: Duplex Non-Residential Parcels with Complete Redevelopment (Half-Mile from Major Transit Stop) 071284100 9 Between Chestnut and Curtis Parking Lot Parking Lot 071284080 9a Between Chestnut and Curtis Parking Lot Parking Lot 071283140 10 Between Crane and Chestnut Parking Lot Parking Lot 074283100 11 325 Sharon Park Drive Shopping Center Site with Residential Carveout 062390700 12 345 Middlefield Road Office: Multi-Story Site with Residential Carveout 062421070 12a 345 Middlefield Road Office: Multi-Story Site with Residential Carveout 071071070 13(C) 1105 Valparaiso Avenue Church Religious Facility 071102400 14 Lot between El Camino Real and Chestnut on west side of Santa Cruz Parking Lot Parking Lot 071092290 15 Lot between University and Crane on west side of Santa Cruz Parking Lot Parking Lot 071281160 16 Lot between Evelyn and Crane Parking Lot Parking Lot 071285160 17 Lot between Curtis and Doyle Parking Lot Parking Lot 071273160 18 Lot behind Draegers Parking Lot Parking Lot 071094180 19 Lot off Oak Grove Parking Lot Parking Lot 062422120 20 275 Middlefield Road Office: Multi-Story Site with Residential Carveout 074281120 21 350 Sharon Park Drive Residential: Five or More Units Underutilized Residential 062422080 22 85 Willow Road Office: Single-Story Non-Residential Sites with Complete Redevelopment (Further than a Half-Mile from Major Transit Stop) 062271540 23 200 Middlefield Road Office: Multi-Story Non-Residential Sites with Complete Redevelopment (Further than a Half-Mile from Major Transit Stop) 062271010 24 250 Middlefield Road Office: Multi-Story Non-Residential Sites with Complete Redevelopment (Further than a Half-Mile from Major Transit Stop) 062421010 25 8 Homewood Road Office: Single-Story Non-Residential Parcels with Complete Redevelopment (Half-Mile from Major Transit Stop) 062390170 26 401 Burgess Road Office: Single-Story Non-Residential Parcels with Complete Redevelopment (Half-Mile from Major Transit Stop) 062370420 27 570 Willow Road Hospital Non-Residential Sites with Complete Redevelopment (Further than a Half-Mile from Major Transit Stop) 074283070 28 2200 Sand Hill Road Office: Multi-Story Non-Residential Sites with Complete Redevelopment (Further than a Half-Mile from Major Transit Stop) 062390200 29 445 Burgess Drive Professional Building Non-Residential Parcels with Complete Redevelopment (Half-Mile from Major Transit Stop) 071284110 30 720 Menlo Avenue Supermarket El Camino Real/Downtown Specific Plan (Downtown) 071091520 31 800 Oak Grove Avenue Financial El Camino Real/Downtown Specific Plan (Downtown) 071084140 32 930 Santa Cruz Avenue Office: Single-Story El Camino Real/Downtown Specific Plan (Downtown) Page C-1.8
Attachment C: Housing Opportunity Sites
APN Site No. Address Existing Use Typology
071274140 33 1008 University Avenue Parking Lot El Camino Real/Downtown Specific Plan (El Camino Real) 071288610 34 707 Menlo Road Office: Multi-Story El Camino Real/Downtown Specific Plan (Downtown) 071091310 35 1300 University Avenue Professional Building El Camino Real/Downtown Specific Plan (Downtown) 071103490 36 1377 El Camino Real Store El Camino Real/Downtown Specific Plan (Downtown) 071331180 37 855 El Camino Real Shopping Center El Camino Real/Downtown Specific Plan (Downtown) 055303110 38 300 Sheridan Drive School Vacant Land
074351100 39(C) 2250 Avy Avenue Church Religious Facility 074260740 40(C) 2650 Sand Hill Road Religious Facility Religious Facility 062390190 41 431 Burgess Drive Office: Multi-Story Non-Residential Parcels with Complete Redevelopment (Half-Mile from Major Transit Stop) 062390180 42 425 Burgess Drive Professional Building Non-Residential Parcels with Complete Redevelopment (Half-Mile from Major Transit Stop) 071102130 43(R) 1149 El Camino Real Store El Camino Real/Downtown Specific Plan (El Camino Real) 061422350 44(R) 1436 El Camino Real Service Shop El Camino Real/Downtown Specific Plan (El Camino Real) 071288560 46(R) 796 Live Oak Avenue Residential: Five or More Units Underutilized Residential 062285300 47 555 Willow Road Store Underutilized Residential 071333200 48(R) 700 El Camino Real Office: Multi-Story El Camino Real/Downtown Specific Plan (El Camino Real) 074260750 49 2722 Sand Hill Road Office: Multi-Story Site with Residential Carveout 074282070 50 600 Sharon Park Drive Residential: Five or More Units Underutilized Residential 071288210 51 959 El Camino Real Store El Camino Real/Downtown Specific Plan (Downtown) 061430070 52 1246 El Camino Real Restaurant El Camino Real/Downtown Specific Plan (Downtown) 071102350 53(R) 1189 El Camino Real Store El Camino Real/Downtown Specific Plan (El Camino Real) 071288190 54(R) 607 Menlo Avenue Store & Office El Camino Real/Downtown Specific Plan (El Camino Real) 071102390 55(R) 1161 El Camino Real Indoor Recreation El Camino Real/Downtown Specific Plan (El Camino Real) 071102370 56(R) 1179 El Camino Real Store El Camino Real/Downtown Specific Plan (El Camino Real) 071332080 57 761 El Camino Real Restaurant El Camino Real/Downtown Specific Plan (Downtown) 071332090 58 751 El Camino Real Restaurant El Camino Real/Downtown Specific Plan (Downtown) 071288580 59(R) 905 El Camino Real Store & Office El Camino Real/Downtown Specific Plan (El Camino Real) 062013170 60 335 Pierce Road Residential: Fourplex Underutilized Residential 062013230 60a 335 Pierce Road Vacant Land Underutilized Residential 071102140 61(R) 610 Santa Cruz Avenue Store & Office El Camino Real/Downtown Specific Plan (El Camino Real) 061412160 62(R) 550 Ravenswood Avenue Supermarket Non-Residential Sites with Complete Redevelopment (Further than a Half-Mile from Major Transit Stop) 062470060 64 795 Willow Road Hospital Site with Residential Carveout 055253140 67 3905 Bohannon Drive Warehouse Non-Residential Sites with Complete Redevelopment (Further than a Half-Mile from Major Transit Stop) 055253150 68 3925 Bohannon Drive Warehouse Non-Residential Sites with Complete Redevelopment (Further than a Half-Mile from Major Transit Stop) 055253240 69 4005 Bohannon Drive Office: Single-Story Non-Residential Sites with Complete Redevelopment (Further than a Half-Mile from Major Transit Stop) 055253190 70 4025 Bohannon Drive Office: Single-Story Non-Residential Sites with Complete Redevelopment (Further than a Half-Mile from Major Transit Stop) 055253030 71 4055 Bohannon Drive Warehouse Non-Residential Sites with Complete Redevelopment (Further than a Half-Mile from Major Transit Stop) 055253200 72 4060 Campbell Avenue Warehouse Non-Residential Sites with Complete Redevelopment (Further than a Half-Mile from Major Transit Stop) Page C-1.9
ATTACHMENT D
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ECR Bus Route Specific Plan Parcels 1/2-Mile from Transit 1/2-Mile Radius Other Parcels Menlo Park Caltrain Station Palo Alto Caltrain Station City Limits Miles 0 0.13 0.25 0.5 0.75 1 1 ATTACHMENT E Attachment E: Example of 175% AHO Bonus for C-1 Zoned Parcel with 80% State Density Bonus: 100% Affordable Units at Low Income Level Base Units + Total AHO Density AHO Bonus 80% State Density Total Market Total AHO Bonus Affordable Total Units Bonus Units Bonus Units Rate Units Density Units Units B*1.75= A*D= C+E= F*.80= F+G= H/A=
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Page C-1.11
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MILLIE AVE
DOUGLAS WY
NEALON PARK
HOPKINS ST
MENLO AVE
MILLS CT
DOYLE ST
KENWOOD DR
MALONEY LN
BARRON ST
LAUREL PL
MICHAELS WY
DERRY LN
JOHNSON LN
CHERRY AVE
RYAN'S LN
MALLET CT
CHESTNUT LN CURTIS WAY
ROBLE AVE
CRANE ST
UNIVERSITY DR
ARBOR RD
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Page C-1.12
HOUSING ELEMENT UPDATE
Study Session on Zoning Ordinance, Specific Plan, and General Plan Amendments
C1-PRESENTATION
PROJECT
BACKGROUND
Housing Element adopted on January 31, 2023
– Plan for city’s housing needs from 2023 to 2031– Regional Housing Needs Allocation (RHNA) is 2,946 units • 1,490 affordable units
Housing Element programs commit City to implement
zoning changes by January 31, 2024
HOUSING ELEMENT ADOPTION
3 Five key zoning strategies in Housing Element
– Allow undeveloped sites from previous Housing Element “by-right” development for projects with 20% or more affordable units
– Increase densities in El Camino Real/Downtown Specific Plan area and remove residential cap
– Increase density bonuses in the affordable housing overlay (AHO) and expand sites that could utilize the AHO
– Rezone commercial sites to allow mixed-use development – Remove 10,000 s.f. minimum lot size to achieve 30 du/ac on R-3 lots around downtown
MAJOR LAND USE STRATEGIES
4 Share updates since December 2022 zoning study
session
Receive feedback on proposed zoning changes
necessary to implement Housing Element programs
No actions will be taken this eveningMEETING PURPOSE
5 SPECIFIC PLAN
SPECIFIC PLAN RESIDENTIAL DENSITIES
7 Specific Plan Existing and Proposed Subdistrict Residential Densities (in du/ac) Subdistrict
Existing
Base
Density
12/22
Proposed
Base
Density
Base
Density
Increase
Option
Existing
Bonus
Density
12/22
Proposed
Bonus
Density
Bonus
Density
Increase
Option
Downtown (D) 25 40 60 40 60 100Downtown Adjacent (DA) 18.5 30 40 25 50 50El Camino Real North-East (ECR NE) 25 30 40 40 50 50El Camino Real North-East Low Density (ECR NE-L) 20 30 40 30 40 50El Camino Real North-West (ECR NW) 25 30 40 40 50 50Station Area East (SA E) 50 50 60 60 80 100Station Area West (SA W) 50 50 60 60 80 100El Camino Real South-West (ECR SW) 25 30 40 40 50 50Note: Density, FAR, and height would remain as-is for the ECR SE and ECR NE-R subdistricts. 8 9
10 DOWNTOWN DEVELOPMENT STANDARDS
11 Select Existing and Proposed Development Standards for Downtown Subdistrict at Base Level Development Standard Existing 12/22 Proposed Density Increase OptionMaximum Base Residential Density 25 du/ac 40 du/ac max. 60 du/ac max.Maximum Commercial FAR N/A 2.00 2.00Maximum Total FAR 2.00 2.00 2.75Step-Up FAR N/A 2.40 3.15Maximum Building Height 38 ft 50-54 ft 60-64 ftMaximum Facade Height 30 ft 40 ft 40 ft45-Degree Building Profile Sides Public Public Public*Step up FAR would be available to developments that provide between 50 percent and 65 percent of the overall building FAR toward residential uses and one of the following options: a) a minimum 50 percent of units with two or more bedrooms including 5 percent of units with three or more bedrooms, or b) all for-sale units. **The maximum height for buildings with a residential density of 20 to 40 du/ac would be 50 feet and scale up to 81 feet for density over 80 du/ac.
SPECIFIC PLAN HEIGHTS
12 The limit of 680 residential units in the Specific Plan area would be removed
A minimum density of 20 du/ac would be established to set a basic floor for residential development
Minimum parking requirements may be reduced or
removed– AB 2097 generally prohibits minimum parking requirements within ½-mile of transit stops
OTHER SPECIFIC PLAN CHANGES
13 COMMERCIAL
DISTRICTS
COMMERCIAL ZONING DISTRICTS
15 • Maximum building coverage would be 60%• Generally, the FAR for multiple dwelling units would increase on an even gradient up to 0.90 for 30 du/ac
• The FAR for mixed use developments would not exceed 1.00• Height of structures shall not exceed 30 feet, except for a mixed use structure, which shall not exceed 40 feet
16 COMMERCIAL ZONING DISTRICTS
17 • Maximum building coverage remain as-is• Generally, the existing FAR for commercial uses would remain • FAR for multiple dwelling units would increase on an even gradient up to 0.90 for 30 du/ac
• The FAR for mixed use developments would not exceed 1.00• Height of structures would not be modified from existing zoning districts 18 Designed to encourage development of affordable units for low, very low, and extremely low income households
Would be expanded to include all 6th Cycle RHNA housing opportunity sites and R-3 around downtown, in addition to the Specific Plan area Would be modified to work in combination with the state density bonus law on a site to achieve densities of up to 100 du/ac
AFFORDABLE HOUSING OVERLAY
19 Planning Commission recommended increasing AHO bonus to permit densities up to 150 du/ac for 100-percent affordable projects
AFFORDABLE HOUSING OVERLAY
20 AB 1763 would allow 100% affordable housing projects within ½-mile of a major transit stop: – Unlimited density– Additional three stories or 33 feet height All R-3 properties around downtown would be allowed
density up to 30 du/ac– All other R-3 properties over two acres would be allowed 20 du/ac Child day care homes would be allowed by-right in
residential areas
OTHER ZONING ORDINANCE CHANGES
21 22
23 R-3 PARCELS AROUND DOWNTOWN
Staff will use feedback from study session to further develop proposed modifications to Zoning Ordinance and Specific Plan Detailed ordinances will be drafted for review in late fall/early winter 2023
Actions necessary to amend General Plan, Zoning Ordinance, and Specific Plan would be adopted by January 2024
NEXT STEPS FOR ZONING
24 THANK YOU