El Camino Real Specific Plan (ECRSP)
City Council Study Session
Jeffrey Cucinotta, Senior Planner
May 10, 2022
2City of Sunnyvale – El Camino Real Specific Plan – May 2022 • Background/Existing plan
• Project Timeline To-Date
• El Camino Real Specific Plan (ECRSP) Draft Plan
• Development Examples
• Feedback on Draft ECRSP & DEIR
• Alternative Land Use Plans
• Next Steps
Purpose of the Meeting
3City of Sunnyvale – El Camino Real Specific Plan – May 2022 Background/Existing Plan
4City of Sunnyvale – El Camino Real Specific Plan – May 2022 Plan and Study Area
5City of Sunnyvale – El Camino Real Specific Plan – May 2022 Existing Zoning
6City of Sunnyvale – El Camino Real Specific Plan – May 2022 Current General Plan Land Use Designations
7City of Sunnyvale – El Camino Real Specific Plan – May 2022 Current General Plan Land Use Designations
• Currently, the LUTE says:
Commercial LU designation (C-2): no res. density identified Corridor Mixed-Use LU designation: typically 24 du/acre 8City of Sunnyvale – El Camino Real Specific Plan – May 2022 Project Timeline To-Date
9City of Sunnyvale – El Camino Real Specific Plan – May 2022 Project Timeline To-Date
2015-2016 2017 2018 2019 2020 2021 2022
City Council
Study Session
Jan 2022
Density
standards
established
July 2018
Grant/work
commenced
2015-2016
City Council
chose R+
Alternative
Aug 2017
Changes to State
laws (SB330,
SB35, etc.)
2019
Refine/prepare
draft plan
2020-2021
Public
Drafts
Released
Mar 2022
Site-specific
density approach
selected
Feb 2020
Planning
Commission,
Sustainability
Commission,
HHSC, BPAC
April 2022
City
Council
May 10,
2022
ECRPAC
May 2,
2022
10City of Sunnyvale – El Camino Real Specific Plan – May 2022 ECRSP Draft Plan
11City of Sunnyvale – El Camino Real Specific Plan – May 2022 Proposed Node/Segment Boundaries
12City of Sunnyvale – El Camino Real Specific Plan – May 2022 Proposed Zoning
13City of Sunnyvale – El Camino Real Specific Plan – May 2022 Proposed Commercial – Residential NOT Permitted
14City of Sunnyvale – El Camino Real Specific Plan – May 2022 Proposed Mixed Use – Residential Permitted
15City of Sunnyvale – El Camino Real Specific Plan – May 2022 Development Incentives
(Residential Mixed-Use Development)
• Affordable housing
• Commercial/retail above minimum
• Publicly-accessible open space
• Public bicycle/pedestrian pathways
16City of Sunnyvale – El Camino Real Specific Plan – May 2022 Incentive Category Provision Max. Bonus**
Green Building Program 2 (5%)
Affordable Housing 16% - 20% VLI 10
Commercial/Retail FAR 2.5% - 10% in excess of minimum 12 Public Open Space 0.5 - 1 acre beyond park dedication 6 Parking Additional bike or podium parking 7
Public Art 1% of valuation or payment 1
Sustainable Features EV chargers; Zero-carbon buildings 6 Transportation Bike/ped pathways; transit passes 6
Total Community Benefits/Incentive Points Available (MU42) 14 State Density Bonus (50%)
Incentive Example (ECR-MU42)*
*Example 1-acre lot **Dwelling units/acre
17City of Sunnyvale – El Camino Real Specific Plan – May 2022 Public Bicycle/Pedestrian Pathways
18City of Sunnyvale – El Camino Real Specific Plan – May 2022 El Camino Real Right of Way Improvements
• Per recommendations from Active Transportation Plan:
• Replace on-street parking with Class IV bike lane
• Along Auto-Row: may be phased out over 10 years
Existing
Per ATP
19City of Sunnyvale – El Camino Real Specific Plan – May 2022 Additional Development Standards
(Mixed-Use Development)
Node Segment
20City of Sunnyvale – El Camino Real Specific Plan – May 2022 Plan Implementation
• Coordination with partner agencies for improvements
• Identify grant funding opportunities
• Consider future Sense of Place Plan for:
• Gateway/wayfinding signage
• Upgraded bus stop amenities
• Street furniture
• Mid-block crossings
• Plaque commemorating native & indigenous peoples
21City of Sunnyvale – El Camino Real Specific Plan – May 2022 Development Examples
(Sunnyvale)
22City of Sunnyvale – El Camino Real Specific Plan – May 2022 Savoy (Kifer Rd) – Sunnyvale
• 7.99 Acres
• 520 units (65 du/ac)
• 7,490 sf retail (2% FAR)
• 4 & 5 stories
23City of Sunnyvale – El Camino Real Specific Plan – May 2022 615 Tasman – Sunnyvale
• 6.45 Acres
• 290 units (45 du/ac)
• 51,308 sf retail (18% FAR)
• 5 stories
Night Photo Courtesy of Essex Apartment Homes:
https://bit.ly/3vtAmsk
24City of Sunnyvale – El Camino Real Specific Plan – May 2022 Solstice Apartments – Sunnyvale
• 2.754 Acres (no surface open space)
• 279 units (101 du/ac)
• 34,575 sf retail (29% FAR)
• 5 Stories
Photo courtesy of Essex Apartment Homes:
https://bit.ly/3jNoBr1
25City of Sunnyvale – El Camino Real Specific Plan – May 2022 Pending Application – Sunnyvale
(El Camino Real & Grape Avenue)
• 3.56 Acres
• 111 units (31 du/ac)
• 29,170 sf retail (19% FAR)
• 2-7 stories
26City of Sunnyvale – El Camino Real Specific Plan – May 2022 Development Examples
(Other Bay Area Cities)
27City of Sunnyvale – El Camino Real Specific Plan – May 2022 • ~0.4 Acres
• ~40-45 du/acre
• ~30% FAR
• 4 stories
Madison Place – Santa Clara
28City of Sunnyvale – El Camino Real Specific Plan – May 2022 • 2.74 Acres
• 151 Senior units (55 du/ac)
• 17,909 sf retail (15% FAR)
• 4 stories
2232 El Camino Real – Santa Clara (not built)
29City of Sunnyvale – El Camino Real Specific Plan – May 2022 • 1.04 Acres
• 44 units (42 du/acre)
• 14,477 sf retail (31% FAR)
• 4 stories
1313 Franklin Street – Santa Clara (not built)
30City of Sunnyvale – El Camino Real Specific Plan – May 2022 Bay Meadows – San Mateo
31City of Sunnyvale – El Camino Real Specific Plan – May 2022 • 3.15 ac
• 158 units (50 du/acre)
• 3,472 sf retail (2.5% FAR)
• 3+ stories
The Russell – San Mateo
32City of Sunnyvale – El Camino Real Specific Plan – May 2022 • 1.4 Acres
• 70 units (50 du/acre)
• 13,947 sf retail/commercial (23% FAR) +5,071 sf office • 4 stories
Quimby – San Mateo
Photo courtesy of Bay Meadows: https://bit.ly/3JU4i6b
33City of Sunnyvale – El Camino Real Specific Plan – May 2022 The Village at San Antonio (Phase 1) – Mt. View
• 11.1 Acres (excludes park on Hetch Hetchy ROW)
• 330 units (30 du/acre)
• 134,000 sf retail (28% FAR)
• 5 stories
Photo courtesy of Brookfield Properties: https://bit.ly/37t1wHN 34City of Sunnyvale – El Camino Real Specific Plan – May 2022 • 2.39 Acres
• 164 Units (69 du/acre)
• 11,137 sf retail (10.7% FAR)
• 4 stories
Elan Mountain View
35City of Sunnyvale – El Camino Real Specific Plan – May 2022 Elan Mountain View
Northeastern half only:
• ~1.2 Acres
• 95 Units (~79 du/acre)
• 11,137 sf retail (~21% FAR)
Castro Street
36City of Sunnyvale – El Camino Real Specific Plan – May 2022 Draft Environmental Impact
Report (DEIR)
37City of Sunnyvale – El Camino Real Specific Plan – May 2022 • Public comment period: 3/11-4/25
• Significant and unavoidable impacts:
Air Quality (construction emissions)
Wastewater Services (cumulative
impact to WPCP)
• Staff received 35 comment letters
• Final EIR will be released prior to
adoption hearings
DEIR Overview
38City of Sunnyvale – El Camino Real Specific Plan – May 2022 Feedback on Draft ECRSP & DEIR
39City of Sunnyvale – El Camino Real Specific Plan – May 2022 • # of Commercial-only sites
• Minimum commercial in mixed-use development
• Convalescent hospital/inpatient rehab. hospital use
• Drive-thrus in Nodes
• Flexibility to market changes
Feedback Received To-Date (Commercial Uses)
40City of Sunnyvale – El Camino Real Specific Plan – May 2022 • Maximum density for ECR-MU54
• # of residential mixed-use sites
• Density bonus point allocations
Feedback Received To-Date (Residential Uses)
41City of Sunnyvale – El Camino Real Specific Plan – May 2022 Circulation
• On-street parking & bike lanes
• Safety for pedestrians & cyclists
• Vehicular traffic & congestion
Open Space
• Req’s for high density residential
• Encourage more shade trees
Feedback Received To-Date (Other)
42City of Sunnyvale – El Camino Real Specific Plan – May 2022 Alternative Land Use Plans
43City of Sunnyvale – El Camino Real Specific Plan – May 2022 Option A – Retain More Commercial Sites
44City of Sunnyvale – El Camino Real Specific Plan – May 2022 Option B – Modify ECR-MU54 Zoning Districts
45City of Sunnyvale – El Camino Real Specific Plan – May 2022 Alternative Buildouts
Public Draft
Option A:
Retain More
Commercial
Option B:
Modify ECR-
MU54 Zoning
Districts
Unit Counts
Base Maximum
Density 4,926 4,679 4,372
Assumed Buildout* 6,949 6,606 6,125
* Base Maximum Density + 50% of eligible ECRSP Community Benefits Points + 20% of eligible State Density Bonus points
46City of Sunnyvale – El Camino Real Specific Plan – May 2022 Next Steps
47City of Sunnyvale – El Camino Real Specific Plan – May 2022 Next Steps
May June
Final PC
June (Date TBD)
Final EIR
10-day review
(early June)
Final Council
June 28th
Council Study
Session
May 10th
48City of Sunnyvale – El Camino Real Specific Plan – May 2022 Project website:
plansunnyvaleecr.m-group.us/
Direct link to documents:
bit.ly/ECRPlan
Thank you!
51City of Sunnyvale – El Camino Real Specific Plan – May 2022 • No “one size fits all” approach
• Hybrid standard (factor of lot size or length of ECR frontage) • Required Commercial may be capped at:
• 10% FAR (if no ECR frontage)
• 20% FAR (all other properties)
Minimum Required Commercial FAR
(Mixed-Use Development)
Lot Size Minimum Required Commercial Area,
whichever is greater
≤ 50,000 sq. ft. 7,000 sq. ft.
50,001-100,000 sq. ft. 10,000 sq. ft.
75% of El Camino Real frontage
length x 50
100,001-150,000 sq. ft. 20,000 sq. ft.
150,001-200,000 sq. ft. 30,000 sq. ft.
200,001-300,000 sq. ft. 40,000 sq. ft.
300,001-400,000 sq. ft. 50,000 sq. ft.
≥400,000 sq. ft. 60,000 sq. ft.