June 13, 2025
Palo Alto Planning Department
Re: Updated Submittal for 4256 El Camino Real - Request for FAR Adjustment and Clarification on Review Process
Dear Planning Department,
Thank you for the prior feedback regarding our proposed residential development at 4256 El Camino Real. We are in the process of addressing the three primary comments identified and appreciate the opportunity to continue improving the project.
As part of our ongoing internal and architectural review, we are preparing an updated submittal that includes an increase in Floor Area Ratio (FAR) to 4.0. This revision proposes completing the build-out of the 6th floor, adding 20 new residential units, and raising the total BMR unit count by 4 to maintain the required 20% inclusionary share.
Over the past two years, several development applications along El Camino Real have proposed a 4.0 floor area ratio (FAR). While this standard has not been formally adopted, applicants have consistently found it necessary to address the increasing financial burden of development. High construction costs, substantial multifamily impact fees, and the mandatory 20% BMR requirement create an economic environment where densities below 4.0 FAR are simply not feasible. Our proposal strikes a balance- achieving the minimum density required for viability while respecting the corridor's zoning and the City's broader housing objectives. Importantly, the site is not adjacent to R-1 zoning, further supporting its appropriateness for higher-density residential use.
To support this revision, we have secured a parking arrangement with an adjacent property, ensuring our parking ratio remains consistent with prior submittals.
Thank you again for your guidance and continued collaboration. We look forward to your response. Look forward to a productive City Council meeting on August 11th, 2025.
Sincerely,
Mircea Voskerician
Owner Representative / Applicant
March 26th 2025
Palo Alto City Council
City Hall
250 Hamilton Avenue
Palo Alto, CA 94301
Subject: 4256 El Camino Real City Council Study Session Given the extremely high demand for housing in Palo Alto, we believe that developing this key site for residential use would greatly benefit the city. The site location, situated along El Camino, is conveniently accessible by bus and offers easy access to a major shopping center at San Antonio Road. Our vision is to construct a 6- story condo mapped building with 100 residential units on the currently vacant lot. This project would replace a previously approved plan for a 5-story hotel with 96 hotel rooms.
Our proposal includes 100 parking spaces (one per unit), 110 bicycle parking spaces, and various amenity spaces for residents. The design of this building, with five stories of residential space over ground-floor parking, is essential to making this project feasible, given rising construction costs and high interest rates.
To facilitate this, we propose rezoning the property from CS (Commercial Services) to PHZ (Planned Housing Zone), which allows for buildings up to six stories with a floor area ratio of 3.15. This zoning change would enable us to include 20% Weighted Value Below Market Rate (BMR) rental units within the development, contributing to the city's affordable housing stock. These BMR units will accommodate a range of income levels, including Very Low, Low, and Moderate Income households.
Additionally, the project is designed with smaller units to enhance affordability.
We anticipate that a residential building with long-term residents will better integrate with the neighboring residential properties. Residents and management will have greater ownership and control over the building, resulting in reduced noise and traffic. During the hotel's approval process, neighbors expressed concerns about the existing redwood trees. Our current design avoids underground construction, offering a more favorable environment and a higher likelihood of survival for the trees compared to the approved hotel project. We have also worked to maximize privacy for the neighbors by lowering the height adjacent to their Community Space while maintaining the project's feasibility.
Thank you for considering this proposal
Mircea Voskerician
Applicant/Owner Representative