Model of Camino Crossroads: (a) Looking north and (b) looking south.

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1 PROJECT DESCRIPTION (a) (b) Model of Camino Crossroads: (a) Looking north and (b) looking south. Overview This section describes the design concept and objectives; the contextual issues; and Planned Community (PC) zoning requirements for Camino Crossroads. The section demonstrates that the proposed design responds to the neighborhood context and design issues to create a successful transportation-oriented housing development for single working adults. It also explains the necessary preparation to obtain PC approval from the City of Palo Alto. 22

2 Design Concept To promote communal well-being within the complex and the immediate neighborhood, Camino Crossroads embodies an open neighborhood concept with interactive public green spaces buffering private common spaces. These public green spaces will also buffer the residential units from the busy Page Mill/El Camino Real intersection. CONCEPTUAL LAYOUT Design Objectives Camino Crossroads design responds to and integrates with the neighborhood context to create a successful transportation-oriented housing development for single working adults that: Promotes communal well-being within the complex and with the neighboring community; Creates a new landmark that will rejuvenate the corner of El Camino Real and Page Mill Road; and Promotes sustainable architecture. 23

3 ProgramFacilities (Refer to Appendix 9) Camino Crossroads program facilities respond to CARE s design objectives for its residents, who are predominantly single low-income service employees. The project provides 38 SRO units and one 1-bedroom manager unit. All units are handicapped adaptable, and two units are handicapped accessible. The basementparking garage, which contains 35 parking spaces, is accessible from Page Mill Road. The SRO complex provides a common room with a fully equipped kitchen and a public restroom, a laundry facility, a computer cluster/library, community service room, and a workout room for the residents. A seating lounge and public restroom are provided on each living floor. An elevator serves all four floors. The design also provides more than required private and public spaces throughout the site. For the SRO management, Camino Crossroads provides an administrative office, utility room on each floor, and large storage spaces in the basement floor. PROGRAM FACILITIES FOR CAMINO CROSSROADS 24

4 Neighborhood Contextual Issues Based on contextual analysis, the SRO design will need to address the following issues: The half-acre site is located at the intersection of two primary arterial streets: Page Mill Road and El Camino Real. The site, which has a wide radius turn that cuts into the parcel, offers an opportunity to create a new landmark. However, environmental concerns arise from noise and pollution generated by vehicles. The new SRO design must address these environmental concerns while taking advantage of the opportunities of a high profile corner location. The corner lot is located at the periphery of a residential zone that borders a commercial zone. Although it is currently zoned as a Public Facility, the parcel leans less towards residential due to the busy and noisy streets. Therefore, the facility must provide a comfortable residential setting that inspires comfort and security among the residents. The present land use is clearly focused on transportation both automobiles and buses. Articulated double buses stop frequently on the El Camino Real side. In fact, the neighboring properties have a 10-foot setback taken by the City to facilitate the bus transportation system. At the moment, all of the human activities relate to car-parking and bus-riding activities. To counter these vehicle-dominant characteristics, the new SRO design must be able to create opportunities to encourage human interactions within and external to the lot. Security is critical to the new SRO facility. The design must mediate between competing resident desires for security and freedom of access. CARE s commitment to providing ten parking spaces for VTA customers adds an additional dimension to the facility security system; it must blend well with the residents parking security. 25

5 SITE PLAN (Not to scale) 26

6 Site Pictures View of parcel from across Page Mill Road (Oregon Expressway) View of parcel from across El Camino Real. Apartment complex in neighboring parcel. 27

7 Site Pictures Mentally handicapped housing at Ash Avenue and Page Mill Road. Apartment complex located further down Page Mill Road. Pedestrian sidewalk located across Page Mill Road. 28

8 Zoning Requirements CARE plans to develop the project using Planned Community (PC) zoning requirements. Under PC zoning regulations, the City allows a project proponent to create variations to any existing zoning regulations in return for public benefits. Providing affordable housing is clearly the key public benefit, and Alma Place, the City s first new SRO in 30 years, has created a successful precedent. CARE will also provide a public plaza (Camino Plaza) fronting El Camino Real, bike parking, and an upgrade of the present bus stop. In return, the PC development will allow CARE more design flexibility, lowering construction costs and reducing the need for public subsidy. RM-40 High Density Residential Multiple-Family Residence and Attached Multi-Family zoning regulations have formed the baseline for Camino Crossroads design. Both are compatible with existing and potential uses on adjoining sites within the general vicinity. The table on the following page notes the different development standards contained in each zoning regulation and the variations CARE will apply for during the PC zoning process. Preparation for PC Zoning Application Once an agreement is signed to sub-lease the VTA lot, CARE will proceed to have a preliminary feedback on its proposal from the Architectural Review Board (ARB). Upon receipt of a positive response, CARE will proceed to apply for (1) zone change from PF (Public Facility) to PC (Planned Community), and (2) a Land Use Map Change from " Major Institution/ Special Facilities" to "Multiple Family Residential." The parcel being a publicly owned property, other than a park or school, causes the additional process. The PC application and the Land Use Change can occur simultaneously and will not require any additional time. The process starts with public hearings for (1) the Planning Commission, (2) the ARB, back to (3) the Planning Commission for recommendation for (4) the City Council approval. The process could take as little as 6 months or as long as 12 months. A typical PC process usually takes 6-9 months. Besides the technical and aesthetic requirements, PC zoning requires a development schedule that consists of expected construction start date, the duration of time required for completion, and the approximate date of occupancy. A phasing schedule is not necessary as construction should take less than 2 years. A community design process will likely be one of the ARB conditions to process the PC zoning application. This will be discussed more in the community activities section. 29

9 Key AMF and RM-40 zoning regulations and proposed variations Development Standard Attached Multi-Family (AMF) High Density Residential (RM-40) PC Development (Variations Applied For) Density Units/ Minimum 30, 6 units + 1 unit/each additional 78 units/acre Acre Maximum 50 1,030 SF. Front Setback 15 feet 25 feet Follow neighbor s building line. Rear Setback 15 feet to residence; Minimum 10 to 1st floor; 10 feet. 10 feet to parking podium Minimum 20 feet to 2 nd floor Interior Side 15 feet to residence; Minimum 10 to 1st floor; 10 feet. Setback 10 feet to parking podium Minimum 20 feet to 2 nd floor Street Side Setback 15 feet to residence 25 feet Follow neighbor s building line. FAR 1.5 : 1 1 : 1 Height 35 feet to eave; 45 feet to peak; Daylight plane start at 12 feet at 60 degree angle. Maximum 40 feet. Daylight plane start at 15 feet at 45 degree angle. 35 feet to eave; 45 feet to peak; No daylight plane at interior setbacks. LCR No requirement.45 of land area. Open Space 100 SF per unit; Minimum 20% common Minimum 20% of land area space. Parking Studio (1.25 per unit); One Bedroom (1.5 per unit); Guests ( % total units) Studio (1.25 per unit); One Bedroom (1.5 per unit); Guests ( % total units) Studio (0.5 per unit); One Bedroom (1.5 per unit); Guests ( % total units) Architecture No similar design and style repetition more than once every three lots in a block Adhere to neighborhood context. Similar typical unit design, but differs in width and massing composition. Density Bonus Maximum 15% additional Maximum 15% additional units 100% affordable units in return of 10% BMR units. in return of 10% BMR units. Garbage Recycling Required Required Provided, but use bus lane for truck collection. NOTE: Highlighted development standards reflect regulations adopted for and applied to Camino Crossroads design. 30

10 Unit Descriptions Table of unit types for Camino Crossroads UNIT TYPE QUANTITY MODULE SIZE FLOOR AREA Type feet x 24 feet 303 square feet Type feet x 24 feet 322 square feet Type feet x 24 feet 423 square feet Manager Unit 1 N/A 628 square feet TOTAL 39 31

11 Camino Crossroads offers three types of studio floor plans. The units have a standard length of 24 feet, but vary in width of 14, 15, or 20 feet. A standard studio unit is fitted with a Pullman kitchen, bathroom, dining table, a single bed, writing table, lamp table, and ample closet space. The Pullman kitchen has a sink, two hot plates, a microwave, and an under the counter refrigerator. The kitchen counter extends as a dining table where at least two people can dine. Ample storage cabinetry is provided. The 20-foot wide units are handicapped-accessible while the rest are handicapped-adaptable. All units have 9-foot ceilings. Most of the units are located away from the streets to reduce noise and all units have corner windows to give extended views and cross ventilation for the residents. The small window near the kitchen also provides cross ventilation. The windows in the living room are tall and low to provide external connections to the resident and a longer daylight plane into a unit. The units have operable windows for their bathrooms and living spaces. A standard design will reduce construction costs. How Facility Supports the Design Objectives The following section describes how the program facilities will support the design objectives. (Please refer to the attached floor plans and elevations). VIEW OF INTERIOR COURTYARD 32

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18 Creation of a Communal Facility Camino Crossroads design emphasizes communal interactions among residents and also with the neighborhood community. To encourage residents interaction: The common room, with a fully equipped kitchen and a TV lounge, is the focal resident activity center. An interior courtyard and an outdoor sundeck can support any outdoor activities the residents hold at the common room. A laundry facility is also adjacent to the common room, encouraging the residents to use the common room while waiting for their laundry. A community service room is provided to assist residents as recommended in the community section. This service is supported by a computer cluster/library and a workout room. A semi-private seating area is provided near the elevator lobby on the second and third floors. It is located near the public common spaces such as the library, workout room, and community service room. The seating area is adjacent to a public restroom that also serves the residents and staff while they are using the CARE common facilities. Although all residential units face away from the interior courtyard, residents are connected to its activities by a small window in the kitchen. The sound and sight from any community activities within the courtyard can help draw out the residents from their rooms. A roof top deck and a patio on the first floor provide usable outdoor spaces that do not confine the residents within the walls of the complex. Both spaces are secured from any external intrusion by access through the lobby and internal staircase only. A single-loaded exterior corridor provides a semi-outdoor extension to the Camino Crossroads community. It allows residents to be involved with any common activities in the public common spaces even when the residents are non-active participants. To encourage neighborhood interactions: Parking access is only from Page Mill Road. This promotes pedestrian movement along El Camino Real from the intersection to California Avenue. The present bus stop will be upgraded and a kiosk selling quick snacks or flowers is included. Public bike racks will be provided behind the bus stand. Camino Plaza, a community plaza fronting El Camino Real, will provide an open urban nook for pedestrians along a predominantly commercial route. 39

19 Creation of a New Landmark The combined residential and commercial features on the façade create an interesting blend within the neighborhood residential and commercial adaptability. The building facades close to the intersection feature a commercial front with stucco finish that is typical along El Camino. The public plaza and bus stand support this commercial feature, which is common in front of a tall commercial building. On the other hand, both far end corners neighboring Page Mill Court and Premier Properties s future residential developments have wood-siding finish and sloping roofs that help with the transition from residential to commercial neighborhoods. The overall outlook of Camino Crossroads projects a secure home environment despite its location in a busy intersection. The design is not a simple box-like facility; rather, it is a design that residents will find not only dignified, but comfortable. Upon its completion, Camino Crossroads will become a proud landmark for both the City and project proponents. It will reflect the spirit of cooperation needed to tackle the City s, and the Bay Area s, housing shortage. Promotion of Sustainable Architecture Camino Crossroads will promote sustainable architecture by taking the following steps: Site design Include a warm and sunny interior courtyard all year long. There are fewer openings on all southeastern walls to reduce glare. The massing also provides some level of acoustic controls within the open common spaces. The total build-up area is 21,454 square feet. Create an environmental buffer in the form of a public plaza along El Camino Real by having a building setback of 40 feet from the property line. In general, the land coverage is only.39, much less than the maximum allowable of.45 for RM-40 zoning. Locate the least desirable spaces, i.e. elevator and restrooms, on the southwestern corner to block noise and solar glare. One of the exit staircases is located along the southwestern wall. Locate the computer cluster in northwest corner with windows facing northwest. The computers would generate their own internal heat and the facility can reduce its cooling cost from this room Extensive use of landscaping, i.e. 31% of land area, as natural noise and glare control that creates an environment conducive for community activities. CARE will select local plant species and maintain the mature tree on the site. Street trees will be provided for the public plaza and along El Camino Real and Page Mill Road on the sidewalks. The design will use 40

20 water features and decorative sound walls at the public outdoor areas to diffuse noise from the streets. The tree in the middle of the sunken garden will help diffuse noise from the residential units through the massing break. A large number of common green areas have been included to encourage residents to participate in common activities. Cross-ventilation Break building masses into smaller masses using corridors and create height variations to encourage cross ventilation. Provide operable windows in kitchens, baths, and living areas of the residential units. Create an opening in the First Floor concrete slab to provide cross-ventilation in the basement parking garage. Daylighting Maximize daylighting by providing bigger window areas in residential units and community spaces. Create opening in the First Floor concrete slab to provide daylighting into the basement parking. Use exterior corridor instead of an enclosed circulation system. Heating Provide covered exterior corridors that do not require mechanical heating and ventilation system. Use individual heating units for residential and community spaces to accommodate minor usage during cold winter nights in the Bay area. Insulation Use thermal massing whenever possible, especially on southeastern walls for residential units, office and community activity spaces. Use low-e double-pane windows to control heat-loss within common and public spaces. Insulate roofs and wall components well. Recycling Provide recycling bins near the garbage bin. Use carpet with recycled content. Green materials Use certified lumber for structural framing systems and other timber products. Use non-voc materials for paint and floor coverings. 41

21 Use arsenic-free pressure treated lumber. Consider solar tiles or panels for electricity generation to create rebate opportunities. Security Camino Crossroads must provide security while encouraging an open neighborhood concept in the design. Under our proposed alternative, every person that enters Camino Crossroads would pass through the lobby on the first floor. Residents will enter the lobby from the main entrance, check their mail from the reception desk, and go to their studio units through the interior courtyard or using the elevator. Residents (who have bicycles and cars) and VTA customers must either use the elevator or staircase that opens out on the First Floor lobby. The elevator cab shall be programmed to open on the First Floor. The basement parking garage is divided into residents/non-resident by an automatic gate controlled by the residents. Non-residents cars will be prohibited from entering the residents parking section. However, both residents and non-residents can use the lift or staircase to access the first floor. The VTA customers can exit the building via the front entrance while the residents can either take a different staircase or continue using the elevator to go to higher floors. Since the reception desk is staffed 24-hours a day, accessing the basement garage should be straightforward for residents and non-residents. The floor slab opening in the interior courtyard offers security for people using the basement parking. It provides daylighting and direct connectivity to/from the parking garage and the interior courtyard. Security cameras and windows are placed in the major entrances, circulation spaces, and public common spaces for surveillance. The design also ensures that all major door entrances are located along the public circulation routes, creating visibility from several key security viewpoints throughout the complex. Public surveillance is also possible by locating the workout room and lobby at the longitudinal end of the interior courtyard. The manager unit has an outdoor deck that overlooks the interior courtyard and the common room deck. The outdoor patio at the intersection is accessible only via the lobby. Development Schedule Please refer to the Development Schedule in Appendix