May 27, 2025
HOUSING ELEMENT
IMPLEMENTATION
Program 3.4E:
El Camino Real Focus Area
City Council Hearing
Presenter: Jean Eisberg, Lexington Planning
2 BACKGROUND: EL CAMINO REAL FOCUS AREA
● More generous development standards (e.g., 4.0 FAR, 85-foot height limit, 1 space/unit minimum parking).
● Requires 20% of residential units at up to 80% of AMI. ● Excellent access to transit, jobs, shopping, services; few adjacencies/existing residents; taller height context.
● Developed as an alternative to State Density Bonus Law and Builder’s Remedy.
3 PROPOSED/
APPROVED
PROJECTS
4 BACKGROUND: HOUSING ELEMENT PROGRAM
3.4E
1. “Expand the geographic boundaries of the El Camino
Real Focus Area (adopted in 2023) to incentivize
housing production at appropriate locations.
2. Increase building height and floor area ratios and
apply other objective standards, such as transitional
height restrictions, to address single family zoning
district adjacencies. The proposed standards will be an alternative to the state density bonus.”
5 Consider draft ordinance:
1. Proposed expansion areas;
2. Development regulation changes; and
3. Affordable housing requirements.
MEETING PURPOSE
6 PROPOSED EXPANSION AREA
1. Cal Ave. & Tier 1 & 2 Builders’ Remedy.
2. Covered by Addendum to the
Comprehensive Plan EIR prepared for the
Housing Element.
3. PTC and ARB support for further
expansion along corridor.
4. Council direction to prepare an El Camino
Real area plan.
7 PROPOSED EXPANSION AREA
1. Property owner at 2951 El Camino Real/470
Olive Avenue requests inclusion in the Focus
Area to incentivize lot consolidation.
2. Not identified as “Tier 1” due to R-1
adjacencies and lot size/ownership.
3. 2021 City Council pre-screenings.
4. Covered by Addendum to the
Comprehensive Plan EIR.
8 MODIFIED DEVELOPMENT REGULATIONS
Standards Existing
Proposed
<10,000 sq. ft. =>10,000 sq. ft.
Max. Floor Area Ratio 4.0 3.0 4.0
Max. Building Height 85 ft. 65 ft. 85 ft.
Max. Lot Coverage 70% 70% 80%
Setbacks Defer to base zoning Standardize based on CN/CS zones Except for height and
FAR limitations on
non-residential uses
9 MODIFIED DEVELOPMENT REGULATIONS
Standards Existing Proposed
Height Transition (Abutting
R-1, RE, R-2, RMD)
Within 100 ft.: 35 ft.
B/w 100 and 150 ft.: 45 ft. None
Daylight Plane (Abutting R-
1 Zones)
See base district regulations
Initial height: 16 feet
Slope: 45 degrees
Daylight Plane (Abutting
Other Zones)
See base district regulations
Upper Story Stepback (El
Camino Real Frontage)
Above 55 feet in height: min. 6-foot
stepback from lower facade, for a
minimum 70% of the facade
length, and 20-foot avg. setback
Above 55 feet in height: min.
10-foot stepback from
lower facade, for a minimum
70% of the facade length
10 HEIGHT TRANSITIONS & DAYLIGHT PLANE
PTC split motion:
change to 45 degrees
vs. 30 degrees
11 UPPER STORY STEPBACK (EL CAMINO REAL FRONTAGE)
Current Standard
Proposed Standard
12 HANSEN WAY SPECIAL SETBACK
● 50-foot setbacks throughout Standford
properties/Research Park for future circulation
● Setback already removed across the street at
3200 El Camino Real
● Setback and PG&E easement constrain site design
13 Current builders’ remedy projects would need to modify project design to meet Focus Area and other development standards, such as:
● Daylight plane and setbacks at the interface with R-1 and R-2 zones ● Open space/landscape coverage standards
● Upper story stepbacks on El Camino Real
● Special setbacks
● Non-residential FAR and building height
● Objective design standards (if seeking streamlined review)
BUILDERS REMEDY PROJECT COMPLIANCE
14 TWO PROCESS OPTIONS
Streamlined
Review
(1 ARB Study
Session)
Architectural Review w/ ARB Findings
(up to 3 ARB hearings)
Objective Design
Standards
Context-Based
Design Criteria
15 AFFORDABLE REQUIREMENTS
AB 1893 (eff. January 1, 2025)
Modified “Builder’s Remedy”
provisions of the Housing
Accountability Act to require
zoning compliance, but reduce
affordability requirements
% of Units Area Median Income Level
Current El Camino
Focus Area Requirement 20% Lower Income (<80%)
New Builders’ Remedy
Requirements
7% Extremely Low (<30%)
10% Very Low (<50%)
13% Lower (<80%)
100% Moderate (<125%)
Draft ordinance matches AB1893 requirements for current Builder’s Remedy projects 16 AFFORDABLE REQUIREMENTS
Draft ordinance exempts inclusionary units from impact fees when a project provides at least 20% of total units on-site as income-restricted housing affordable to households earning up to 80% of AMI
17 STAFF RECOMMENDATION
Recommend the City Council amend PAMC Chapter 18.14:
1. Discuss:
a. Development regulation changes
b. Proposed expansion areas, including NVCAP request
c. Affordable housing requirements
d. Specific standards: daylight plane, special setbacks on Hansen Way
2. Adopt Ordinance