City of Menlo Park 701 Laurel St., Menlo Park, CA 94025 tel 650-330-6600 menlopark.gov City Council
SPECIAL MEETING MINUTES
Date: 8/22/2023
Time: 6:00 p.m.
Locations: Teleconference and
City Council Chambers
751 Laurel St., Menlo Park, CA 94025
Special Session
A. Call To Order
Mayor Wolosin called the meeting to order at 6:01 p.m.
ACTION: Motion and second (Wolosin/ Doerr), to add an emergency item for the use of Assembly Bill 2449 (AB 2449) to the agenda, passed unanimously.
Use of AB 2449 Emergency Circumstances
ACTION: Motion and second (Doerr/ Nash), to approve the remote participation under AB 2449 Emergency Circumstances for Vice Mayor Taylor, passed unanimously.
B. Roll Call
Present: Combs, Doerr, Nash, Taylor (remote – AB 2449 Emergency Circumstances), Wolosin
Absent: None
Staff: City Manager Justin I. C. Murphy, Assistant City Manager Stephen Stolte, City Attorney Nira F. Doherty, Assistant to the City Manager/City Clerk Judi A. Herren 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)
Principal Planner Tom Smith made the presentation (Attachment). Julianne Hanson spoke in support of affordable housing, particularly for teachers and low-income households.
Joseph Grasc spoke in support of affordable housing and increased diversity in the city. Jenny Michele provided comments on housing issues, including zoning for climate resilient buildings, eliminate R-1 housing policies and extend the El Camino Real/Downtown zoning to other locations in the City.
Olivia Grimes spoke in support of the housing element and increased affordable housing density, particularly increasing the affordable housing overlay to 150 dwelling units per acre and promoting mixed-income developments.
Jacqui Cebrian spoke in support of additional affordable housing. Brian Kissel spoke in support of a height increase to the Sharon Heights Shopping Center parcel
City of Menlo Park 701 Laurel St., Menlo Park, CA 94025 tel 650-330-6600 menlopark.gov for affordable housing and additional housing development. G. Joy Kosobayashi spoke in support of staff recommendations. Patti Fry spoke on the number of units developed in projects like Middle Plaza and Springline, on concerns regarding preservation of neighborhood-serving retail and commercial uses and the amount of office development, and on the quality of life for current and future residents related to parking.
Brittani Baxter spoke in support of affordable housing, increased density bonuses and height requirements.
Ofelia Bayo spoke in support of affordable housing and increased density on the west side of Menlo Park.
Lynne Bramlett spoke in support of affordable housing, increased diversity, quiet zones, limiting absent-owners for new unit ownership, and requested review of the open space element. Karen Grove spoke in support of increased density of the affordable housing overlay (AHO) and height increase at the Sharon Heights Shopping Center.
Adina Levin spoke in support of increased density of the AHO and mixed-use developments. Joan Skurnick requested clarification on the Sunset Magazine site and a proposed development project.
The City Council took a recess at 7:22 p.m.
The City Council reconvened at 7:29 p.m.
The City Council received clarification on the Sunset Magazine site at 80 Willow Rd., Assembly Bills (AB) 1763 and 2334, El Camino Real/Downtown Specific Plan subdistricts, unlimited density for sites within ½-mile of major transit stops, vehicle miles traveled (VMT) map, floor area ratios (FAR) and large unit requirements, 100% affordable developments, R-3 zoning, Specific Plan height and maximum stories, district zoning, open space element and open space regulations, the applicability of the AHO, and upzoning and downzoning considerations.
The City Council discussed where the AHO would apply and how the AHO could apply to mixedincome developments and requested to see examples when reviewing the zoning ordinances, interest in lowering rents as part of future revisions to the below market rate (BMR) housing guidelines, use an existing nine-story residential building on Valparaiso Avenue as a data point/reference, incentivizing community serving retail, parking minimums/maximums in Downtown, height maximums, downzoning in District 1, avoiding large market-rate units, and incentivizing “for sale” units.
The City Council directed staff to review and provide information on outdoor/shade covering standards of new market rate and affordable housing developments, proceed with establishing a minimum density of 20 du/ac, increasing densities, and removing the residential cap in the El Camino Real/Downtown Specific Plan area, proportionally increase densities and associated development regulations in the ECR/D SE and NE-R subdistricts, consider height increases and density increases above 30 units per acre (du/ac) for the Sharon Heights Shopping Center parcel, allow mixed income and affordable housing in Downtown, and to proceed with the proposal for a new step-up FAR to incentivize the production of units for large families and ownership units.
The City Council took a recess at 9:36 p.m.
The City Council reconvened at 9:45 p.m.
City Council Special Meeting Minutes
August 22, 2023
City of Menlo Park 701 Laurel St., Menlo Park, CA 94025 tel 650-330-6600 menlopark.gov The City Council received clarification on bonus level density, incentives or overlay for retained retail and increased community serving retail, and 30 du/ac across the city.
The City Council discussed environmental impact review (EIR) requirements, exploring higher heights at the Sharon Heights Shopping Center parcel, Regional Housing Needs Allocation (RHNA) numbers, and eliminating parking requirements for commercial.
The City Council directed staff to consolidate certain commercial districts under the C-2-B district regulations, change the maximum AHO bonus for 100-percent affordable projects from 100 du/ac to 150 du/ac, provide examples for heights of 60 and 80 feet for the Sharon Heights Shopping Center, exploring increased density and height in commercial districts without triggering an EIR, incentives or overlay for retaining retail and increased community serving retail, and removing 10,000 square foot minimum lot size to achieve 30 du/ac on R-3 lots around downtown.
D. Adjournment
Mayor Wolosin adjourned the meeting at 10:50 p.m.
Assistant to the City Manager/ City Clerk Judi A. Herren These minutes were approved at the City Council meeting of September 12, 2023.
City Council Special Meeting Minutes
August 22, 2023
HOUSING ELEMENT UPDATE
Study Session on Zoning Ordinance, Specific Plan, and General Plan Amendments
C1-PRESENTATION
City Council Special Meeting Minutes August 22, 2023 Page 4 of 28
PROJECT
BACKGROUND
City Council Special Meeting Minutes August 22, 2023 Page 5 of 28 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 City Council Special Meeting Minutes August 22, 2023 Page 6 of 28 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 City Council Special Meeting Minutes August 22, 2023 Page 7 of 28 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 City Council Special Meeting Minutes August 22, 2023 Page 8 of 28
SPECIFIC PLAN
City Council Special Meeting Minutes August 22, 2023 Page 9 of 28
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.
City Council Special Meeting Minutes August 22, 2023 Page 10 of 28 8 City Council Special Meeting Minutes August 22, 2023 Page 11 of 28 9 City Council Special Meeting Minutes August 22, 2023 Page 12 of 28 10 City Council Special Meeting Minutes August 22, 2023 Page 13 of 28
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.
City Council Special Meeting Minutes August 22, 2023 Page 14 of 28
SPECIFIC PLAN HEIGHTS
12 City Council Special Meeting Minutes August 22, 2023 Page 15 of 28 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 City Council Special Meeting Minutes August 22, 2023 Page 16 of 28
COMMERCIAL
DISTRICTS
City Council Special Meeting Minutes August 22, 2023 Page 17 of 28
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
City Council Special Meeting Minutes August 22, 2023 Page 18 of 28 16 City Council Special Meeting Minutes August 22, 2023 Page 19 of 28
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 City Council Special Meeting Minutes August 22, 2023 Page 20 of 28 18 City Council Special Meeting Minutes August 22, 2023 Page 21 of 28 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 City Council Special Meeting Minutes August 22, 2023 Page 22 of 28 Planning Commission recommended increasing AHO bonus to permit densities up to 150 du/ac for 100-percent affordable projects
AFFORDABLE HOUSING OVERLAY
20 City Council Special Meeting Minutes August 22, 2023 Page 23 of 28 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 City Council Special Meeting Minutes August 22, 2023 Page 24 of 28 22 City Council Special Meeting Minutes August 22, 2023 Page 25 of 28 23 R-3 PARCELS AROUND DOWNTOWN
City Council Special Meeting Minutes August 22, 2023 Page 26 of 28 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 City Council Special Meeting Minutes August 22, 2023 Page 27 of 28
THANK YOU
City Council Special Meeting Minutes August 22, 2023 Page 28 of 28