PLANNING COMMISSION AGENDA REPORT. Study Session for New Multi-Family Building at 4846/4856 El Camino Real. Zachary Dahl, Planning Services Manager

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PLANNING COMMISSION AGENDA REPORT Meeting Date: April 19, 2018 Subject: Prepared by: Initiated by: Study Session for New Multi-Family Building at 4846/4856 El Camino Real Zachary Dahl, Planning

1 PLANNING COMMISSION AGENDA REPORT Meeting Date: April 19, 2018 Subject: Prepared by: Initiated by: Study Session for New Multi-Family Building at 4846/4856 El Camino Real Zachary Dahl, Planning Services Manager Mircea Voskerician, LuxOne LLC, Applicant Attachments: A. Application and Cover Letter B. Area, Vicinity and Notification Maps C. Architectural Design Plans Recommendation: Provide architectural and site design review input to the applicant and staff Environmental Review: It is anticipated that this project will be categorically exempt from environmental review under Section of the California Environmental Quality Act because it is an in-fill development on a site that is under five-acre in size. A more detailed analysis will be conducted prior to formal Planning Commission review. Project Description: This is a design review study session for a new development proposal at 4846 and 4856 El Camino Real. The proposed project is a five-story, multiple-family residential building with 50 condominium units, a rooftop common area and a two-level underground parking garage. The existing site includes a one-story commercial building currently occupied with office uses at 4846 El Camino Real and a two-story mixed-use building with personal service and office uses at 4856 El Camino Real. The following tables summarizes the project s technical details:

2 Subject: Study Session for New Multi-Family Building at 4846/4856 El Camino Real GENERAL PLAN DESIGNATION: ZONING: PARCEL SIZE: MATERIALS: Thoroughfare Commercial CT (Commercial Thoroughfare) 31,576 square feet (0.72 acres) Painted cement plaster siding with architectural metal panel and natural wood accent siding, metal frame windows and doors, and glass balcony railings SETBACKS: Front Rear Right side Left side HEIGHT: Top of roof deck Top of parapet wall Elevator tower Existing Proposed Required/Allowed 6 to 14 feet 85 to 128 feet 0 feet 0 feet 14 to 30 feet feet 40 feet/60 feet 8.2 feet (avg.) 11 feet (avg.) 34.3 feet/58 feet 38 feet/62.2 feet 74.2 feet 25 feet 40 feet/100 feet feet (avg.) 7.5 feet (avg.) 30 feet/45 feet 2 42 feet/57 feet 57 feet PARKING: 42 spaces 112 spaces 91 spaces DENSITY: - 50 units (69 du/ac) 28 units (38 du/ac) Background General Plan The City s General Plan provides goals and polices for new development in the El Camino Real corridor in number of different elements. The Land Use Element identifies the corridor as a special planning area with a goal to support affordable housing and allow for development intensification in a manner that is compatible with the adjacent residential neighborhoods and the local circulation system. Specific policies include: Discourage projects which are exclusively office use; Encourage mixed-use projects with retail, housing, and/or lodging in addition to retail and office uses; Encourage residential development on appropriate sites within the El Camino Real corridor; Encourage the development of affordable housing; and Continue to review development proposals to ensure a balance between development rights and impact on surrounding residential neighborhoods. The Community Design and Historic Resources Element identifies opportunities to create a more pedestrian environment along the corridor that can be visually and functionally more inviting to residents and visitors, and includes a goal to improve the visual character of El Camino Real commercial area. Specific policies include: 1 A setback of 40 feet is required for structures up to 30 feet in height and a setback of 100 feet is required for portions of the structure that are over 30 in height. 2 Height for structure within the 100-foot rear yard setback area and outside the 100-foot rear setback area. April 19, 2018 Page 2

3 Subject: Study Session for New Multi-Family Building at 4846/4856 El Camino Real Develop a streetscape improvement plan for consistent development of the El Camino Real right-of-way. Evaluate site development and design to ensure consistency in site design. Evaluate development applications to ensure compatibility with residential neighborhoods south of the corridor. Design Review In order to preserve and protect the City s character and public safety, and enhance the aesthetic qualities and bicycle and pedestrian safety and functionality of its zone districts, design review approval is required for all new development. Specifically, the Planning Commission must make the following findings: The proposal meets the goals, policies and objectives of the general plan and any specific plan, design guidelines and ordinance design criteria adopted for the specific district or area; The proposal has architectural integrity and has an appropriate relationship with other structures in the immediate area in terms of height, bulk and design; Building mass is articulated to relate to the human scale, both horizontally and vertically. Building elevations have variation and depth, and avoid large blank wall surfaces. Residential or mixed-use residential projects incorporate elements that signal habitation, such as identifiable entrances, stairs, porches, bays and balconies; Exterior materials and finishes convey high quality, integrity, permanence and durability, and materials are used effectively to define building elements such as base, body, parapets, bays, arcades and structural elements. Materials, finishes, and colors have been used in a manner that serves to reduce the perceived appearance of height, bulk and mass, and are harmonious with other structures in the immediate area. Landscaping is generous and inviting, and landscape and hardscape features are designed to complement the building and parking areas, and to be integrated with the building architecture and the surrounding streetscape. Landscaping includes substantial street tree canopy, either in the public right-of-way or within the project frontage; Signage is designed to complement the building architecture in terms of style, materials, colors and proportions; Mechanical equipment is screened from public view and the screening is designed to be consistent with the building architecture in form, material and detailing; and Service, trash and utility areas are screened from public view, or are enclosed in structures that are consistent with the building architecture in materials and detailing. Zoning Design Controls In addition to the required design review findings, the CT District includes the specific design controls for all new development: Scale: Because of the relationship of this district to a larger region, a mixture of scales may be appropriate with some elements scaled for appreciation from the street and moving automobile and others for appreciation by pedestrians. April 19, 2018 Page 3

4 Subject: Study Session for New Multi-Family Building at 4846/4856 El Camino Real The proportions of building elements, especially those at ground level, should be kept close to human scale by using recesses, courtyards, entries, or outdoor spaces. The proportions of building elements at a commercial or residential interface shall be designed to limit bulk and to protect residential privacy (including but not limited to window placement), daylight and environmental quality. Rooftop mechanical equipment must be within the height limit and screened architecturally from public view. Firewalls: Consideration should be given to the aesthetic treatment of firewalls including increased side yard setback, contouring the firewall to the building, use of noncombustible roofing materials, and creative use of architectural features in the firewall. Discussion/Analysis The goal of this study session is for the Commission to provide early input to the applicant and staff on the proposed development. Since this is a preliminary review of the proposal, the Commission should focus on the architecture and site design aspects of the project. In addition to providing feedback on how well the project complies with the General Plan and Zoning Code, the Commission should weigh in on the following policy questions: Is the building mass well-articulated to relate to the human scale, both horizontally and vertically as well as to the surrounding buildings to the sides and rear? Are the proposed exterior materials and finishes integral to the project s architectural design and do they convey a sense of quality, integrity, permanence and durability? Is the proposed mix of landscaping in the front yard area generous and inviting, and are the proposed tree species appropriate for a building of this scale? Will the existing redwood trees along the rear property line provide an adequate buffer to the multiple-family apartment buildings located behind the project? The development application for this project was submitted on March 5, 2018 and staff completed an initial review of the application on April 3, 2018, provided comments and deemed incomplete. The goal is that the architectural and site design feedback provided by the Commission at this study session will be addressed by the applicant while revising the project plans and materials to address staff s comments. After the application has been deemed complete, it will be scheduled for public meetings before the Complete Streets Commission, the Planning Commission and the City Council. When the application comes back to the Planning Commission for formal review and consideration, it will include all requirements outlined in the City s submittal requirements, which includes a density bonus report, photo renderings, technical reports (traffic, acoustical and arborist) and a 3D model. Story poles will also be installed on the project site. April 19, 2018 Page 4

ATTACHMENT A Type of Review Requested: (Clteck all boxes that apply) CITY OF LOS ALTOS GENERAL APPLICATION Permit# t{ob [(QQ One-Storv Desien Review ~5< Commercial/Multi-Family Two-Story Desien

5 ATTACHMENT A Type of Review Requested: (Clteck all boxes that apply) CITY OF LOS ALTOS GENERAL APPLICATION Permit# t{ob [(QQ One-Storv Desien Review ~5< Commercial/Multi-Family Two-Story Desien Review Sien Permit Variance -x Use Permit Lot Line Adjustment Tenant Improvement ~ Tentative Map/Division of Land Sidewalk Display Permit Historical Review Preliminary Project Review Environmental Review Rezonin2 Rl-S Overlay General Piao/Code Amendment Aooeal v 0,ther: ftc ~/ 0/J Y 5EIS JcJ; / Project Address/Location: 4t?16 l(tyfl. EL Cl,J-1V/J,A/f) A1=1/J!. Lt.? f /}!./ 15 > Cl/--, Jft),?2_ Project Proposal/Use: f-ij RE6"/i.Ji:J1,, r/~i <:'.i.jjj(it?;current Use of Property: tj/='r/( i,ft:.7;,jl /(t: 1 ('2&E~Ci4-. Assessor Parcel Number(s): 170 tl2 ~t),). 7 i Ill' -0) -IJ-<... 9 Site Area: _...;a...,..,~~..._ J l 5 ;76 New Sq. Ft.: i'bt J/!) Altered/Rebuilt Sq. Ft.: /f_ _L_l Existing Sq. Ft. to Remain: T otal Existing Sq. Ft:_-v~9.x.3..:../;:;;.g Total Proposed Sq. Ft. (including basement):_-'-/-'3"-' -=J-1-/~l:...:...J.:::.'j ;--_ - / Is the site fully accessible for City Staff inspection? _...c..._.:j:, _ Applicant'sName: 11/J.:~'E) VJji( /.'Jt'/l};iJ / LV,x,uNE LLC. Telephone No.: (i'!i0-1.f l l//9 Address: /VJ1k'tEI,' ).7,/ J) (-lll)~i!., ~~,.{.'1 Mailing Address: j-7}!.. C!i1l'f 1 1ttl 1 "' t, /;.. City/State/Zip Code: f1/}!.6j /:2-!.J-Z>, C # Property Owner's Name: _L_t/_x. tj_'li_1 j {,JtJl- E_L_ 1._ _c _. """l"." Telephone No.: 6 rt} ///f Address: /{l; l:.'t.'e /,!.l? I,/ rj C,/.,;,,4!/t,. c cj,,t.4 Mailing Address: City/State/ZipCode: Architect/Designer's Name: F?.J C)//IV)J?i t/ /JI:. j);j--lc /}Llt 1,.c/J,.. <Jf?i>{ I,j ii' 6 /f~/lj/7).?.'73 IA/ -''. Telephone No.: 9.2 { - 6 J~ --?tji)o Address:, 7/='tJT/:j [) ;,7'7'X?Pt):J.5~l'JE5'/6/1J, c:011 Mailing Address: 3?6/ (,.(/?i./:/.j;.,.. (Jz i/:f..f u,>-;e /20 C ity/state/zip Code: /J{'EA/1-1,,cJ,.J!)f,. C (). 99 j-l? I > * If your project includes complete or partial demolition of a11 existing residence or commercial building, a demolitio11 permit must be issued a11d fi11aled prior to obtai11i11g your building permit. Please co11fact the B11ildi11g Division for a demolitio11 package. * (continued on back) 18-D-01, "18-UP-0 I and 18-SD -01 V

March 5, 2018 Luxone, LLC 4846 & 4856 El Camino Real Los Altos, CA 94022 Dear Los Altos Planning Commission, The vision of Altos One is to offer a turn-key "city-living lifestyle" in the suburban

6 March 5, 2018 Luxone, LLC 4846 & 4856 El Camino Real Los Altos, CA Dear Los Altos Planning Commission, The vision of Altos One is to offer a turn-key "city-living lifestyle" in the suburban market. It is a SO-unit residential condominium development with integrated services and community living spaces that embody the type of transitsupportive development envisioned through Grand Boulevard Initiative that City of Los Altos is part of. This site is a perfect example of a new infill development. Strategically located close to the largest mixed-use retail and consumer services center in the area, Altos One is expected to bring urban style and sophistication to t he El Camino corridor of Los Altos. The development has been designed to accommodate the unique mix of buyers in the area, including downsizing seniors, millennials, and multi-generational families. We chose specific features to meet the needs of each of these groups, such as offices in select units (for remote workers) and single-floor configurations (for seniors). The suburban world is changing rapidly to bring elements of urban living. To accommodate this, we've chosen a location close to services, installed bike lockers, and built-in many features to make this a self-contained community. Highlights of the project include: Open-living floor plans generally larger than other nearby developments All units single-story to maximize living space while appealing to all generations 800 square foot fitness facility with private spa-like patio 900 square foot Gathering Room with Kitchen and AV services overlooking El Camino 6000 square foot rooftop deck with grilling stations, bocce court, dining tables, and outdoor theater Storage units on each floor and bike lockers, in the underground parking designated for each unit Private community backyard nestled among towering redwoods "Solar-ready" wiring and mounts for solar panels on the rooftop deck Walking distance to Cal Train and directly on a major bus route Project Rationale and Benefits The Altos One development brings greatly needed market rate and affordable housing to Los Altos in the only area where high-density housing is possible, along El Camino Real. Located directly behind Altos One is an existing apartment complex, Los Altos Court. A recently approved 5-story, 21-unit residential condominium development is located next door at 4880 El Camino Real. These affirm the applicability of constructing housing in this location. Within a quarter mile there are two supermarkets (Whole Foods and Safeway) along with more than 20 restaurants, dozens of consumer services or retail outlets, a hotel, and theater (coming soon). There is little need for commercial services in this area but a substantial demand for residential units. Altos One benefits Los Altos in several ways: Providing approximately 10% of the housing units required in the current housing element Anticipated provision of over $1,000,000 in property tax revenue (based on sales projections) Addition of 8 "below market rate" housing units Continuing legacy of luxury and sophistication in residential construction Reinforces the "urban living" trend along El Camino Real

7 Building Design The building was designed with a high-end modern aesthetic and features a variety of exterior finishes including; a smooth stucco finish, siding accents and lower level railings, elegant glass railings at upper levels for contrast and views, architectural metal panels for feature elements, and board formed concrete at walls and planters. The building fac;ade is highly articulated with multiple plane changes. These mostly vertical elements are broken up with a variety of horizontal balcony elements and canopies which accentuate the building forms. The building layout features a grand two story lobby entrance with a feature steel and glass stairway and glass railings at the second level. The L-shaped lot and building footprint dictated the location of the elevator, stairway, and other building services at the elbow of the building mass. In order to make this space a bright and pleasant place we have designed a light-well that runs from the roof to the first floor. This feature floods the intersection of the main hallways with light and provides a dramatic focal point at the exit of the elevator on each floor. This building was designed to meet the needs of many different buyer profiles. As such, it includes a Fitness Room, a Gathering/ Family Play Room, and a rear yard area to provide for safe outdoor play at the ground level for children. The increased setback at the rear of the building also provides for a nice stepping of the building mass that helps to break up the larger walls at the rear elevation. A more adult outdoor area is provided on the roof deck above the taller portion of the building. The underground Parking Levels consists of 50,000 square feet and includes 112 car parking spaces, 50 bicycle lockers, the trash enclosure, mechanical room, and vertical circulation. The parking spaces are provided in both Standard and Tandem configurations. The resident parking includes 44 tandem parking spaces, and 56 standard spaces including required ADA compatible. There are also 12 guest parking spaces including required ADA spaces. The building is designed to accommodate the storage needs of the residents to the greatest extent possible. Each level of the building has a central storage area that contains individual locking storage spaces. The storage spaces are fully enclosed and have 3' access doors. In addition to these central storage spaces, storage areas were a primary focus of the unit designs especially for the larger units which may be occupied by families. Wherever possible large storage closets were included within the design of the units. Sincerely, LUXONE LLC. CC: Jon Biggs, Planning Director Zach Dahl, Planning M anager

8 PROJECT DESCRIPTION This project is a multiple-family residential project at 4856 & 4846 El Camino Real. The project consists of a 50- unit, five-story building with underground parking. The project replaces the existing Mohr Clock building and small Retail building totaling approximately 9,300 SF. The following table summarizes the project: GENERAL PLAN DESIGNATION: ZONING: PARCEL SIZE: MATERIALS: Commercial Thoroughfare CT (Commercial Thoroughfare) acres (31,576 square feet) Painted plaster cement siding, siding accents and railings, architectural metal panels, glass balconies railings, board formed concrete walls. Existing Proposed Required/Allowed SETBACKS: Front 23' & 6' Rear Grading N/A Rear 30' Height Limit 85' -128' Rear 45' Height Limit 85' -128' Right side O feet Left side 0 feet HEIGHT: 40' -100' Zone n/a 100' + Zone n/a 25' 25' 2a 2a 40' 40' 60' 100' 5' to 9' -6" 4' Min./ 7' -6" Ave. 5' -6" to 14' -6" 4' Min. / 7'-6" Ave. 34'-3.75" / 57'-11.75" 30' 57'-11.75" 45' PARKING: n/a 112 spaces 91 spaces (with density bonus) DENSITY: n/a 69 du/ ac 38 du/ ac AFFORDABLE HOUSING Lot Size: 31,576 / =. 72 ac Allowable Density:.72 ac x 38 du/ac = = 28 Units Affordable Housing per LAMC 27 du x 10% BMR = 2.71 = 3 BMR DENSITY BONUS Affordable Units: 8 units 2 moderate/ 6 very low: (6 very low/ 28 = 21.4 % = % Density Bonus) 28 units x % = 50 units Proposed Building Configuration: o (9) 1 bedroom units 780 sf sf o (30) 2 bedroom units 1080 sf sf o (11) 3 bedroom units 1570 sf sf Proposed BMR Units: o (1) 3 bedroom moderate income o (1) 2 bedroom moderate income o (2) 2 bedroom very low income o (4) 1 bedroom very low income

9 DENSITY BONUS CONCESSIONS AND WAIVERS This project is providing 8 BMR units and is requesting a 75.25% Density Bonus. W ith 21.4% Very Low Units the project is entitled to t hree incentives or concession. INCENTIVES 15% very low= 3 incentives (21.4% provided) 1. Height Increase (off menu, 13' increase) 2. Rear Yard Setback Decrease by 20% (upper floors only) 3. Rear Yard Setback Decrease by Additional 20% (upper floors only) WAIVERS 1. 15'-6" elevator tower (2 Elevators side by side) 2. Reduce Parking by 1 space (based on CT Zoning) 3. M inor Architectural Front SF Stair Tower Roof

AREA MAP ATTACHMENT B CITY OF LOS ALTOS APPLICATION: 18-0-01, 18-UP-01 and 18-SD-01

10 AREA MAP ATTACHMENT B CITY OF LOS ALTOS APPLICATION: , 18-UP-01 and 18-SD-01 APPLICANT: M. Voskerician/ Luxone LLC SITE ADDRESS: El Camino Real Not to Scale

11 VICINITY MAP SCALE 1 : 6,000 ~ ~ ~ I I I ,000 1,500 FEET N A CITY OF LOS ALTOS APPLICATION: , 18-UP-01 and 18-SD-01 APPLICANT: M. Voskerician/ Luxone LLC SITE ADDRESS: El Camino Real

4846-4856 El Camino Real 500-foot Notification

12 El Camino Real 500-foot Notification Map I I I SCALE 1 : 3, FEET 600 A N

ATTACHMENT B Applicant Materials

ATTACHMENT B Applicant Materials Cover Letter Density Bonus Report Climate Action Plan New Development Checklist Story Pole Certification and Approved Story Pole Plan August 10, 2018 Planning Commission