January Community Development. Gatekeeper Requests. gatekeeper applications

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1 AGENDA January CATEGORY New Business DEPT Community Development CITY OF MOUNTAIN VIEW TITLE Gatekeeper Requests RECOMMENDATION Staff recommends that the City Council take the following actions onthe requested gatekeeper applications 1 Authorize the assignment of staff and other resources to begin processing a General Plan amendment and rezoning application for a new multi family residential development at 2650 and 2656 EI Camino Real West 2 Authorize the assignment of staff and other resources to begin processing ageneral Plan amendment and rezoning application for a new multi family residential development at 870 EI Camino Real East 3 Authorize the assignment of staff and other resources to begin processing a rezoning application for a single story overlay designation R1 h1s for 53 properties Trophy Drive Eichler Drive Eichler Court and Miramonte Avenue located on FISCAL IMPACT The two proposed EI Camino Real applications will be processed using full cost recovery which will result in limited fiscal impact to the City The proposed single story overlay rezoning application will not result in significant fiscal impact to the City due to the project s limited scope ofwork BACKGROUND The Gatekeeper Process The City s Zoning Ordinance Sections A and A requires gatekeeper authorization by the City Council for legislative actions such as General Plan and zoning amendments The gatekeeper process allows the City Council to determine when legislative applications should be reviewed based on existing workloads and available resources Staff has not begun formal analysis of the proposed gatekeeper applications The analysis of the projects will only begin if the City Council authorizes staff to begin the review process If

2 AGENDA PAGE January authorized to proceed staff will bring forward an analysis and recommendation of each project to the City Council for consideration at a later date Workload The Planning Division continues to manage a large number of projects Current or planned projects that require significant amount of staff resources include General Plan Update Staff is beginning the EIR process refining policy materials drafting General Plan elements and providing overall project management Development Applications Overall the volume of development applications is down approximately 7 percent in Fiscal Year when compared to average volumes over the past three years This reduction in volumes is relatively minor and staff is still processing larger applications such as the Mayfield Mall and San Antonio Precise Plan amendment projects In addition several smaller residential applications have recently been submitted and staff anticipates that the South Whisman and Charleston East projects will formally begin in 2011 Housing Element Implementation Planning will be using internal resources to help complete several Housing Element implementation items in 2011 such as updating our density bonus regulations and identifying a zoning district to permit emergency housing shelters Ongoing Planning Projects Planning staff continues to provide support and analysis for ongoing planning projects such as the Sustainable Communities Strategy SB 375 implementation the Green Building Ordinance Greenhouse Gas Reduction Program and VTA Bus Rapid Transit Planning Staff Resources unfunded from the Recent budget adjustments have resulted in two full time positions being Planning Division Additionally one full time position has been reduced to half time and another full time position has been temporarily reduced to a half time position i e a full time Senior Planner position will be shared between Planning and Public Works Planning staff is currently developing strategies to backfill the loss of one full time equivalent position These strategies could include hiring of contract planners funded by cost recovery fees and increasing the use of consultants currently working on planning projects

3 AGENDA January PAGE ANALYSIS Sections A and evaluating gatekeeper requests A list the following factors to be considered when A The effect this request may have on other current pending requests and assignments or the ability of staff to handle other anticipated requests or other assignments for amendments B Whether the request should be combined with other requests deferred until it can be combined with additional requests or otherwise coordinated with other pending amendment considerations C D E Whether the current application request affects the same or similar properties been studied within the past three years particularly with respect to the fairness of committing additional resources to areas or properties that have been studied extensively in the past as have Identification of available staff resources to process and study the request including environmental analysis and direction to staff to the extent necessary regarding the priority of this request relative to other work items and The potential fiscal impact of the development allowed by the new or proposed amended zoning relative to the existing allowed development and the fiscal impact of other projects pending planning study The following analysis evaluates the proposed applications against these above factors AND 2656 EL CAMINO REAL WEST Project Description Urban Housing Group has submitted a gatekeeper application for these two properties located northwest of San Antonio Road and totaling 2 91 acres see Attachment I Map 2650 and 2656 EI Camino Real West and Attachment 2 Gatekeeper Application 2650 and 2656 EI Camino Real West The properties currently contain a commercial building and motel the San Antonio Inn Urban Housing Group proposes the existing structures on the site and construct new apartments with leasing apartment community amenity space along the EI Camino Real frontage is Linear Commercial to demolish The existing General Plan designation for the properties Residential and the existing zoning is CommercialResidential Arterial Both designa tions permit a residential density of up to 43 units per acre The request is for ageneral

4 AGENDA PAGE January Plan amendment and rezoning to allow a maximum of 70 units per acre This could result in a maximum of approximately 203 apartment units atthis location The exact number of units would be determined during the formal review of the project Evaluation of Request The request by Urban Housing Group is consistent with the new General Plan land use strategy for EI Camino Real in terms of land use and intensities However the applicant is requesting authorization for the project to be processed outside the City s General Plan update process Due totime needed to complete the General Plan and EIR late 2011 early 2012 staff expects that the project would be brought back to the City Council before the General Plan is adopted The proposal helps implement the City s General Plan vision for EI Camino Real Staff expects to review the project against this vision and policy direction The applicant is aware of the City s General Plan EI Camino Real direction and will be designing their project accordingly At the zoning level anew interim zoning designation would need to be created for this proposal until the CRA Commercial Residential Arterial zoning code section is updated to be consistent with the new General Plan The proposed project will create additional demand on limited staff resources However staff is proposing a strategy which will allow the City to accommodate this request This includes leveraging staff and contract resources to begin work on this request in conjunction with an additional proposed EI Camino Real project Camino Real East which is discussed later in this report This will allow the most efficient use of resources and sharing of related data and information at 870 El Staff also proposes retaining a planning consultant to help augment staff resources in review of both of these projects The consultant would assist in the design review of the project and would also provide recommended zoning and form based development standards to help implement the City s EI Camino Real vision The consultants work could be funded using cost recovery fees In terms of fiscal impacts the project would eliminate transit occupancy tax from the existing motel onthe site A more detailed fiscal analysis of the project will occur during review of the project but staff notes that redevelopment will result in higher assessed property and property taxes and will also help implement a number of broader com munity goals additional housing in identified change areas greater intensities near transit and services including the San Antonio Center and upgrading the appearance of the corridor

5 AGENDA January PAGE EL CAMINO REAL EAST Project Description Archstone Apartments has submitted a gatekeeper application to redevelop their exist 870 EI Camino ing 9 74 acre site at 870 EI Camino Real East see Attachment 3 Map Real East and Attachment 4 Gatekeeper Application 870 EI Camino Real East The existing General Plan designations for the site are Linear CommercialResidential along the EI Camino Real frontage and Medium Density Residential 13 to 25 units per acre to the rear of the property The existing zoning is CRA along the El Camino Real frontage and R3 2 Multiple Family Residential approximately 18 units per acre to the rear of the site The site currently contains 180 apartments Archstone is a requesting General Plan amendment and rezoning to allow the redevelopment of the site with atotal of 332 apartments and with approximately square feet of commercial space along the EI Camino Real frontage This would increase the overall site density to an average of approximately 37 units per acre Per Archstone s letter they plan to include higher den sities with a four story structure along the El Camino Real frontage and transition to lower densities and three story structures towards the rearof the site Evaluation of Request As with the Urban Housing Group request Archstone s request is consistent with the new General Plan land use strategy for EI Camino Real in terms of land use and intensities Archstone is also requesting that the project be processed outside the City s General Plan update process and staff anticipates that this project wouldbe brought backto the City Council before adoption of the new General Plan The evaluation of this request is similar to the proposed 2650 and 2656 EI Camino Real West gatekeeper request Le implementing the General Plan s EI Camino Real vision and staff review against this vision with a few key differences The EI Camino Real portion of the site would be processed the same way as the 2650 and 2656 EI Camino Real West project by applying interim zoning designations The rear portion of the site would require new General Plan and zoning designations to allow the requested increase in density staff and Staff proposes to utilize the same strategy outlined previously Le leveraging contract resources to provide increased efficiency and developing new EI Camino Real development standards Archstone previously requested gatekeeper authorization for a similarproposal for this site in 2007 Council deferred processing this request tothe City s Housing Element

6 AGENDA PAGE January update process and Archstone only recently decided tomove forward with the project Staff has not spent any staff resources on review of this application A more detailed fiscal analysis of the project will occur during review of the project but the project would result in higher assessed property and taxes property and would implement other community goals The project could also include an increase in future sales tax revenue from the proposed commercial space along EI Camino Real depending on the specific use 3 SINGLE STORY OVERLAY DESIGNATION Rl hls Project Description A total of 37 property owners on Trophy Drive Eichler Drive Eichler Court and Miramonte Avenue submitted a gatekeeper application regarding a single story overlay designation for the 53 properties in this neighborhood see Attachment 5 Map Eichler Neighborhood and Attachment 6 Gatekeeper Application Eichler Neighborhood Staff understands that additional property owner signatures are expected to be submitted in support of this application at a later date Overview of Process The City s Zoning Ordinance Section A provides the following process for property owners interested in requesting a single story overlay designation Application Submittal Initial submittal of the application requires support by the owners of at least 50 percent of the parcels that wouldbe subject to the new overlay zone designation Rezoning Approval Approval of the overlay designation requires support by the owners of at least 67 percent of the parcels that wouldbe subject to the new overlay zone designation The process would include staff review anenvironmental Planning Commission public hearing and recommendation and final action on the proposal at a City Council public hearing Overview of Zoning Overlay Designations A zoning overlay designation provides an additional regulatory tool beyond existing or would limit base zoning standards The proposed single story overlay designation future development for a defined area to no greater than a single story it does not modify any other zoning standard such as density setbacks floor area ratios etc A

7 AGENDA PAGE January request for a zoning overlay is considered a rezoning and if approved would result in a modification to the City s zoning map for this area from Rl Single Family Residential to Rl hls Single Family Residential Single Story Height Limitation Evaluation of Request staff resources The Staff is recommending that this request be processed using existing request will require some staff resources public noticing staff report preparation public hearings but these are not expected to be significant commitments of resources Staff also does not expect any significant fiscal impacts resulting from this application While limiting homes to single stories may reduce the potential future size and assess ment of redeveloped properties this is not expected to be a significant amount given the limited number of affected parcels ALTERNATIVES 1 Deny the allocation of resources to process any of the requested gatekeeper requests 2 Defer action on any of the requested gatekeeper requests to a later date 3 Defer allocation of resourceson any requested gatekeeper requests to a later date 4 Provide direction on the proposed scope of work for any of the proposed gatekeeper requests

8 AGENDA January PAGE PUBLIC NOTICING Agenda posting Prepared by JJ L Martin Alkire Principal Planner andal Tsuda Community Development Director Kevin C Duggan City Manager MA 6 CAM 891 0l 11 11M E Attachments Map 2650 and 2656 EI Camino Real West Gatekeeper Application 2650 and 2656 EI Camino Real West Map 870 EI Camino Real East Gatekeeper Application 870 EI Camino Real East Map Eichler Neighborhood Gatekeeper Application Eichler Neighborhood cc Gatekeeper Applicants

9 Attachment 1 Jz r1 Ollb f West EI Camino Real 1 j City Limits L D Parcels w s o Feet

10 Attachment 2 URBAN HOUSING G ROU P December Randy Tsuda Community Development Director City ofmountain View 500 Castro Street Mountain View CA Re 2650 EI Camino Real 2656 El Camino Real Mountain View Dear Mr Tsuda Thank you for meeting with us in recent months regarding the properties located at 2650 and 2656 EI Camino Real As we have discussed on behalf ofthe property owners Urban Housing Group is respectfully requesting Gatekeeper authorization from the City Council inorder for staff to work on processing a General Plan Amendment Rezoning Tentative Map and environmental review for a future multi family community on the subject properties at this time Urban Housing Group is proposing to assemble the two properties demolish the existing commercial building and motel andto develop a new 198 unit multi family apartment community onthe properties The assembled properties total approxh nately 2 91 acres and are surrounded by multi farrjly housing to the north a car wash to the west and the SFPUC Hetch Hetchy right of way to the east ith the CVS Pharmacy just east ofthe SFPUC property The site slopes away from El Camino approximately 10 feet down towards the rear The 80 wide SFPUC right of way from EI Camino Real to Fayette Drive is currently leased by the San Antonio Inn and partially improved with a parking lot and landscaping Our proposed plan includes afour story apartment building over a one and one half story garage The community s leasing center and entry would be located along El Camino Real activating the street The garage would bebelow grade at EI Camino transitioning to one story exposed along therear utilizing the site s sloping topography The residential units would drop to 3 story over the exposed garage along the rearofthe property adjacent to the existing multifamily uses The plan would include landscaped podium courtyards with community amenities such as a clubhouse and fitness studio community would include I and 2 bedroom units with 2 parking spaces per 2 bedroom and 15 per one bedroom It is anticipated that Urban Housing Group would continue to lease the SFPUC property with the plan to improve the parcel with a new publicly accessible landscaped pedestrian bicyc1e The spaces connection from EI Camino Real to Fayette Drive and a guest parkingcourtyard 777 S California Avenue Palo Alto California phone f8x wwwurbanhousinggroup com

11 URBAN HOUSING GROUP We recognize that the City is preparing the General Plan EIR and drafting its General Plan update over thenext year We attended the General Plan Strategy Endorsement hearings and read the associated documents We believe our proposal is consistent with the General Plan update visioning as well as the Grand Boulevard Initiative Redevelopment of these properties together provides an opportunity to revitalize a portion ofei Camino Real on two significantly underutilized sites near transit and services with surrounding uses that are compatible with the proposed land use Both properties are identified on the Mountain View General Plan Update Land Use Strategy Map as EI Camino Real High Intensity CommerciallResidential 43 to 70 DU 0 5 FAR The proposed density is 683 dujacre and we believe that the unique characteristics ofthe assembled sites and proposed plan support this density and land use The site is currently designated CRA and we request that the City consider an application at this time that would provide the necessary entitlements for the properties consistent with the EI Camino Real High Intensity CommerciallResidential designation Please contact meat or ebreeze@urbanhousinggroup com if you need any additional information We appreciate your considerationand look forward to the opportunity to work in the City ofmountain View andon the Grand Boulevard Sincerely fi f Elaine Breeze Vice President of Deve10pment Enclosure Cc Teh Yu International Investment Inc Cook Income Properties LLC 777 S California Avenue Palo Alto California phone filx wwwurbanhousinggroup com

12 rul Attachment East EI Camino Real Lu j City Limits D Parcels s o Feet

13 Attachment 4 to ARCHSTONE December Mountain View City Council C O City Planning and Zoning Mr Randy Tsuda 500 Castro Street Mountain View CA Re Archstone Mountain View Redevelopment 870 East El Camino Real Dear Mr Tsuda Thank you for taking the time over the last few months to discuss Archstone s interest in redeveloping the Archstone Mountain View community Per our discussion we are requesting that the City Council initiate consideration of our proposal via the Gatekeeper process As you know Archstone submitted a Gatekeeper application in 2007 and was asked to defer any further action pending the General Plan update efforts under way at that time Though much has changed over the last three years the opportunity to work with the City to redevelop this community remains of significant interest to us We have reviewed the Draft General Plan Goals and General Plan Land Use Options and feel confident that our proposal helps to further the City s goals of creating distinctive and diverse neighborhoods that promote transit oriented development We believe that our proposal will contribute to the revitalization of the EI Camino Real corridor by creating a mixed use multi family rental community that respects its surroundings and augments the quality of life for the adjacent neighborhood Our proposal is to redevelop the 9 74 acre site with 332 apartment units and square feet of commercial space The property is currently developed with 180 apartment units in a combination of two story buildings one story above parking buildings and one story on grade buildings The portion ofthe project facing EI Camino will be higher in density and will activate the streetscape with ground floor commercial uses The project density will decrease as we move away from El Camino and into the existing residential single family and duplex neighborhood Our initial community outreach efforts indicated neighborhood concern regarding traffic congestion created by the additional overall density To address this concern the project has been conceptually planned such

14 ARCHSTONE that parking for the higher density portion of the project would enter exit only from EI Camino while the lower density apartments would enter exit from Muir The conceptual plan submitted in 2007 anticipated that buildings within the CRA portion of the site fronting EI Camino Real 1 15 acres would contain a four story structure while the balance ofthe site would be developed with three story structures We would estimate that the density of the CRA portion of the site would be on the order of 48 dwelling units per acre The average density of the balance of the site would be 33 dwelling units per acre but with a lower density over the northerly most 5 8 acres We continue to consider alternate development programs that reflect building code changes implemented after our original Gatekeeper application and may propose alternate concept plans that reflect those code changes While these changes might impact the relative densities of portions of the site the number ofstories of any proposed structures within the CRA and R3 1 zones would not vary from the four story and three story elements described bove If the City were to authorize staff to accept a redevelopment proposal application for preliminary development program outlined above the zoning on the northern portion of the property would be need to be changed from its current R3 2 designation to R3 1 The frontage of the property along EI Camino Real would remain CRA Overall density would increase from the current 20 units per acre to 37 units per acre requiring a General Plan amendment As long time property owners and community managers III Mountain View we appreciate the opportunity to engage the Council Planning Department and community at large in designing a vibrant addition that furthers the City s urban development objectives and we ask for your approval to continue our redevelopment efforts Sincerely Amir Massih Vice President

15 Attachment 5 McKelvey Park Graham Middle School MARIL N QR Trophy Eichler Neighborhood rn Ln nl j City Limits w o Feet D Parcels s

16 I MPLt EICHLER NEIGHBORHOOD SINGLE STORY OVERLAY Attachment 6 I WE THE UNDERSIGNED OWNER S OF HOMES IN THE EICHLER NEIGHBORHOOD COMPRISED OF 53 HOMES ON EICHLER DRIVE EICHLER COURT TROPHY DRIVE AND MIRAMONTE AVENUE IN MOUNTAIN VIEW SUPPORT THE SUBMITTAL OF A REZONING APPLICATION WITH THE CITY OF MOUNTAIN VIEW TO APPLY A HEIGHT LIMITATION OVERLAY ZONE H1S THAT WOULD RESTRICT DEVELOPMENT OF ANY SECOND STORIES INDEFINITELY OVERLAY ZONE RESTRICTION SECTION A WE DESIRE TO MAINTAIN THE ONE STORY NATURE OF OUR EICHLER NEIGHBORHOOD THEREBY PROTECTING THE PRIVACY OF EXISTING EICHLER HOMES WE UNDERSTAND THAT SUBMITTAL OF THIS REZONING APPLICATION REQUIRES SUPPORT BY THE OWNERS OF AT LEAST 50 WOULD BE SUBJECT TO THE OVERLAY ZONE OF THE PARCELS THAT I WE ALSO UNDERSTAND THAT PASSAGE OF THE REZONING APPLICATION REQUIRES SUPPORT BY THE OWNERS OF AT LEAST 67 OF THE PARCELS THAT WOULD BE SUBJECT TO THE OVERLAY ZONE MY OUR SIGNATURE S BELOW CONSTITUTE S SUPPORT FOR THE APPLICATION AND A VOTE FOR THE OVERLAY REQUEST SIGNATURE S TELEPHONE NAME S PLEASE PRINT ADDRESS 1224 MIRAMONTE MOUNTAIN VIEW CA ASSESSOR S PARCEL NUMBER APN DATED THIS CALIFORNIA DAY OF 2010 AT