788 San Antonio Road | 05.19.25
Palo Alto City Council
Pre-Screen Application
grubbproperties.com
2 Grubb Properties | Mission, Vision and Values
CONFIDENTIAL - NOT FOR DISTRIBUTION. PAST PERFORMANCE IS NOT INDICATIVE OF FUTURE RESULTS.
The principles that guide everything we do
Our Mission
Creating place to live and work that inspire
community, enable mobility, encourage well-
being and deliver value.
Our Vision
Working together to make a meaningful impact
on America’s housing crisis.
Our Values
Integrity, Respect, Customer Focus,
Continuous Improvement, Creating Community
Our Company
60+ years operating, over 8,500 units in 13 markets
1 Price Point
More affordable target rents for an
expanding demographic
2 Location
Urban, transit-oriented, close to
employers and amenities
3 Design
Efficient, Environmental, desired lifestyle experience
Operating Principles
• Millennials and Generation Z.
• We see a generational opportunity as these age groups are now faced with a critical housing shortage.
• ‘Essential Housing’ asset class that sits between luxury and government subsidized affordable housing, and
targets those who want to live in urban or infill
communities and need a moderately priced option.
grubbproperties.com
788 San Antonio Road | Pre-Screen Request
3 The request for the City Council Pre-Screen is to review an updated 168 rental unit plan, with 8 floors above grade consisting of a 2-story podium of mixed indoor parking with 73 car stalls, amenities and residential units and 6 U-shaped floors on top of residential units providing an open courtyard in the middle, with maximum height of 85'-0".
Project Overview
grubbproperties.com
4 788 San Antonio Road | Pre-Screen Request
• D
• C
• B
• A
The need, call and demand for more housing in a new
housing element cycle with new state laws promoting
housing development as well as Palo Alto’s own focus on housing
Housing Element Need
Significant increases in Developer Impact Fees implemented in 2021, for example, park impact fees increased 10x
Impact Fees
Higher interest rates that create more significant financing burdens
Interest Rates
Increased construction costs (materials, labor, and below- grade parking)
Construction Costs
The 788 San Antonio Road project was the “catalyst” project for the Housing Incentive Program (HIP). The project was approved in 2020 using the HIP program from 2019. Grubb acquired the property in 2022 and put the permitting on hold in April 2023 due to several factors that leave the existing project infeasible.
Purpose of Change
grubbproperties.com
788 San Antonio Road | Pre-Screen Request
5 The 2020 project was approved for 102 units by Palo Alto Architectural Review Board including a final Subcommittee review. While the new project proposes more units, height and above grade parking, the intent of the project is to maintain the approved design intent, materials, colors and construction methods.
Design, Materials, Landscape, Lighting
grubbproperties.com
6 788 San Antonio Rd | Contextual Map + Elevation
grubbproperties.com
788 San Antonio Road | Project Comparison
7 Project
Site Area
(Ac)
Units
(DU) DU/Ac
Avg Unit
SF FAR Height
Above
Grade
Stories
Below
Grade
Stories Site Cvg Parking
Parking
Type Pkg Ratio
788 San Antonio 1.00 168 169 725 3.31 85’0” 8 0 68% 73 Podium 0.43 762 San Antonio 1.78 198 112 878 3.33 79’0” 7 0 80% 253 Podium 1.28 800 San Antonio 0.88 120 137 756 3.00 55’0” 5 2 60% 179 Subgrade 1.49 3997 Fabian 2.16 295 135 827 3.19 88’0” 7 0 79% 343 Podium 1.16 4015 Fabian 0.66 100 152 736 3.43 81' 10" 7 0 87% 100 Podium 1.00 3150 El Camino Real 2.55 368 144 895 4.00 79’0” 7 2 64% 455 Subgrade 1.24 3606 El Camino Real 2.61 335 128 863 3.30 83'5" 7 0 79% 416 Podium 1.24 3781 El Camino Real 1.45 177 123 833 3.11 90'3" 7 0 76% 213 Podium 1.20 Project Averages: 137 814 3.33 80’0” 6.88 74% 1.13
Project Comparison Matrix
San Antonio Rd HIP - - N/A - 2.0 50’0” 4 - 70% - - 1.0 - 1.5 Less TDM
GM/RLOM Focus Area - - N/A - 2.5 60’0” 5 - 70% - - 1.0 - 1.5 Less TDM
El Camino Focus Area - - N/A - 4.0 85’0” 7 - 70% - - 1.0 Less TDM
grubbproperties.com
788 San Antonio Road | Key Modifications
8 While site coverage is within the San Antonio Rd HIP requirements as result of special setbacks along both San Antonio & Leghorn, this impacts overall potential density onsite. A consistent theme with recent projects is the 3.0+ FAR ask, which is not currently supported in the GM/RLOM or San Antonio Rd HIP Zoning requirements.
Site Coverage & FAR
Project FAR Site Cvg
788 San Antonio 3.31 68%
762 San Antonio 3.33 80%
800 San Antonio 3.00 60%*
3997 Fabian 3.19 79%
4015 Fabian 3.43 87%
3150 El Camino Real 4.00 64%*
3606 El Camino Real 3.30 79%
3781 El Camino Real 3.11 76%
Project Averages: 3.33 74%
San Antonio Rd HIP 2.0 70%
GM/RLOM Focus Area 2.5 70%
El Camino Focus Area 4.0 70%
San Antonio Road
*Subgrade Parking
grubbproperties.com
788 San Antonio Road | Key Modifications
9 This proposal calls for a reduction to allow for a 0.43/per unit parking ratio. As a company who supports and builds car free communities throughout our portfolio, Grubb would propose even further reductions that are paired with robust multi-modal transportation options such as bike rooms, scooters, EV Car Share program, Ride-Share drop off, and Shuttle stop in coordination with local employers.
Parking
Project
Parking
Type Pkg Ratio
788 San Antonio Podium 0.43
762 San Antonio Podium 1.28
800 San Antonio Subgrade 1.49
3997 Fabian Podium 1.16
4015 Fabian Podium 1.00
3150 El Camino Real Subgrade 1.24
3606 El Camino Real Podium 1.24
3781 El Camino Real Podium 1.20
Project Averages: 1.13
San Antonio Rd HIP - 1.0 - 1.5
Less TDM
GM/RLOM Focus Area - 1.0 - 1.5
Less TDM
El Camino Focus Area - 1.0
Less TDM
Level 2 Floor Plan
grubbproperties.com
788 San Antonio Road | Key Modifications
10 In order to move this project forward, building height maximum needs substantial change. Our proposal for 85’0” is consistent with the El Camino Focus Area maximum. This height requirement is a consistent request among recent multi-housing development proposals, with the average number of stories above grade being 7. Due to Site coverage limitations, Grubb is requesting 8 stories.
Height
Project Height
Above
Grade
Stories
788 San Antonio 85’0” 8
762 San Antonio 79’0” 7
800 San Antonio 55’0” 5
3997 Fabian 88’0” 7
4015 Fabian 81' 10" 7
3150 El Camino Real 79’0” 7
3606 El Camino Real 83'5" 7
3781 El Camino Real 90'3" 7
Project Averages: 80’0” 6.88
San Antonio Rd HIP 50’0” 4
GM/RLOM Focus Area 60’0” 5
El Camino Focus Area 85’0” 7
Thank you.