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Specific Plan Is NOT Working as Intended

Specific Plan Is NOT Working as Intended. November 19, 2013. 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:

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Specific Plan Is NOT Working as Intended

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  1. Specific Plan Is NOT Working as Intended November 19, 2013

  2. 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

  3. 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 development Office – 100% OR mixed use - “pencils”, even at prior allowed levels

  4. Stanford Project Example Base level standard Office uses quickly became most desirable to developers Ability to influence project makes a big difference, but ability to negotiate not part of Base level

  5. Greenheart Example Office is most desirable use to developers, even more than before Housing and Retail uses are crowded out by office

  6. Greenheart Example Details • Proposal Reduces • Housing/Office SF ratio from 2:1 to 1:1 • Retail by 1/3 • Eliminates Health Club • Proposal Increases • 60% Larger than Prior Projects • 50% More Housing Units 20% Increase 35% Decrease 100% Decrease Former Cadillac site subject to lawsuit; prior project approved Original Derry project subject of referendum; negotiated project resulted Current project much larger with nearly 200% more Office. May require new EIR less than 1-1/2 years into a 30 year plan

  7. Conclusion: Specific Plan Isn’t Achieving Its Vision Greenheart Project Stanford Project

  8. Recommendations To Make the Specific Plan Work Better 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 Revisit in ONE YEAR

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