CC 2020-11-10_11a Pre Application HASLO_PP_Staff
Consideration of Pre-application 20-004
HASLO Affordable Housing Proposal
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Pre-application
A conceptual plan is presented to obtain preliminary feedback from Council and the public
Applicant will consider feedback and decide whether to refine the conceptual plan into a formal application
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Pre-application
A time to present to the public the potential project’s entitlement process and Municipal Code requirements (i.e. zoning, parking, allowed uses etc.)
Opportunity for the public to see the conceptual project proposal and comment prior to the formal application
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Project Site
Four (4) parcels bounded by Oak Park Blvd., Chilton St., and El Camino Real
Zoned Office Mixed-Use
Surrounding Land Uses
North - El Camino Real and US 101
South – Single-family neighborhood
East – Single-family & veterinarian
West – Oak Park Blvd
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Project Site
View of site looking southeast
View of site looking south
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66 unit affordable housing complex
Three separate 3-story buildings
One-, two-, and three-bedroom units
Outdoor recreational area
Indoor communal space
Mixed-use: 1,000 sq. ft. commercial suite
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Project Description
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Conceptual Site Plan
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General Plan
The project is consistent with goals and policies in both Land Use and Housing Elements
Land Use Element:
Mixture of residential and commercial uses along El Camino Real corridor
Proximity to goods and services
Housing Element:
Opportunity site in the draft Housing Element
Affordable housing to meet Regional Housing Needs Allocation
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Development Standards
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Residential Density
Density Calculation
Base density in OMU zone for a mixed-use project is 20 dwelling units/acre
2.16 acre site can accommodate 43 units
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Parking
Vehicular access is proposed off of Chilton Street in addition to the existing driveways on El Camino Real
Three (3) separate parking lots to minimize grading and oak tree disturbance
Parking required – 105 spaces
Parking provided – 88 spaces
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Density Bonus
AGMC Section 16.82 grants a density bonus for projects that restrict at least 10% of units as affordable
Maximum density bonus permitted by AGMC is 35%
Increases the number of units allowed to 58
2.16 acres x 20 du/acre = 43 units
35% x 43 units = 15 units
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Assembly Bill 1763
Effective January 1, 2020, grants density bonuses for projects on a sliding scale
100% affordable projects qualify for an 80% density bonus
Allows up to 78 units
Also grants up to 4 concessions and incentives to reduce costs associated with production of affordable units
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Assembly Bill 1763 (cont.)
Concessions and incentives may include:
Reduction of site development standards including setbacks, square footage requirements, and parking space ratios
Approval of mixed-uses in conjunction with the housing project if it results in reducing the cost of the housing development
Other incentives or concessions proposed by the developer or the city that result in identifiable and actual cost reductions
City may not apply any development standard that will physically preclude the construction of the development or the incentives/concession available
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Housing Accountability Act
Housing Accountability Act (Government Code §65589.5) prohibits local governments from denying or reducing the density of proposed affordable housing projects unless there is evidence
that:
either (i) the project fails to meet applicable, objective general plan, zoning, and subdivision standards and criteria, or
(ii) the project would have a specific, adverse impact upon the public health or safety and there is no other way to mitigate or avoid those impacts.
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Next Steps
Applicant submits a formal application
Staff will begin the environmental review process
Staff Advisory Committee
Function, conditions
Architectural Review Committee
Architecture, massing, landscaping
Planning Commission
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