Specific Plan Is NOT Working as Intended
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Transcript of Specific Plan Is NOT Working as Intended
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Specific Plan Is NOT Working as Intended
November 19, 2013
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Background – El Camino
General Plan calls for • New and upgraded retail along El Camino• Small-scale office in balanced pattern
with residential, retail
Consultant Memo justifying standards and thresholds, concluded:• New Base threshold essential to
stimulate development• Office uses unlikely, even in mixed use
projects on both small and large parcels
Specific Plan EIR and Financial Impact Analysis – illustrative 30 yr.
plan
Office 17%
Hous-ing
67%Retail
6%
Hotel10%
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The Old Rules Work in Today’s Market
Projects approved under pre-Specific Plan rules are being built:• 389 ECR – housing (100%)• 1460 ECR – housing (47%) and office (53%)• 1706 ECR – medical office (100%)
Observations: Old maximum standards are adequate to stimulate ECR developmentOffice – 100% OR mixed use - “pencils”, even at prior allowed levels
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Stanford Project Example
Office 64%
Housing33%
Retail 3%
November 2012
Office 43%
Housing55%
Retail 2%
April 2013
Office uses quickly became most desirable to developersAbility to influence project makes a big difference, but ability to negotiate not part of Base level
Base level standard
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Office 25%
Housing52%
Retail 14%
Health Club9%
Prior Projects
Office 49%
Housing46%
Retail 5%
Current Proposal
Office is most desirable use to developers, even more than before Housing and Retail uses are crowded out by office
Greenheart Example
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Total SF Office SF Housing SF Retail/Restaurant SF Health Club SF -
50,000
100,000
150,000
200,000
250,000
300,000
350,000
400,000
450,000
500,000
Prior 1300 ECR Project, Derry Proposal Greenheart Proposal
Project Element
Squa
re F
eet
58% Increase
196% Increase 20%
Increase
35% Decrease
100% Decrease
Proposal Increases• 60% Larger than Prior Projects• 50% More Housing Units
Proposal Reduces• Housing/Office SF ratio
from 2:1 to 1:1 • Retail by 1/3• Eliminates Health Club
Former Cadillac site subject to lawsuit; prior project approvedOriginal Derry project subject of referendum; negotiated project resultedCurrent project much larger with nearly 200% more Office. May require new EIR less than 1-1/2 years into a 30 year plan
Greenheart Example Details
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Office 64%
Housing33%
Retail 3%
Office 49%Housing
46%
Retail 5%
Conclusion: Specific PlanIsn’t Achieving Its Vision
Greenheart Project
Stanford Project
Office 17%
Hous-ing
67%Retail
6%
Hotel10%
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Honor the 5 year Specific Plan process and Vision
Support the adopted Housing Element
Respect the General Plan
Follow Sierra Club/Save Menlo’s Recommendations:* Office maximum of 25% Base* Funding plan for public improvements
Lower the Base threshold* Encourages Vision* Structures negotiations
Recommendations To Make the Specific Plan Work Better
Revisit in ONE YEAR