Tonight there was a meeting to discuss the project proposal to replace the Mariani’s Inn & Restaurant at 2500 El Camino Real with almost 400 apartment units.
Project Summary (from the handout the developer provided)
Property: 7.79 acre site Total Units: Approximately 395 apartment units + 6-8,000sf Commercial Plan Mix: Approximately 70% 1 BR and 30% 2 BR Units Apartments Buildings: 4-story max with 2-story elements adjacent to the neighborhood (southern and eastern perimeters of the building). Parking: Planned 2 parking spaces per home + [~30] retail parking Fence: The development now includes a fence between the apartment building and the existing neighborhood to the south. This will discourage parking and pedestrian access from the new development into the existing neighborhood. Buchanan Drive: Buchanan closure is anticipated with this development (no other road closures or road modifications proposed). Major Changes from Previous Development Proposal: ...
Actually, I won’t go into the details of how this new proposal differs from the original proposal, because much of it is inconsequential. It’s like saying that they originally had five times the amount of salt needed for our soup, but was improved 20% and now can only contains four times as much salt. If we’re not careful, it is possible that we could put in so much salt that no amount of water or potatoes could improve the situation, because the pot is only so big.
First some background
I worked on the 900 Kiely project, better known as the Old Kaiser site, since 2007. By some stroke of luck — and some finagling by Kevin Moore — I was put on the General Plan Steering Committee to help the City update its General Plan, the document that lays out the vision for Santa Clara. While the document was not perfect, it was adopted in 2010. This was a phased plan that was supposed to keep us focused for the next 25 years, until the year 2035.
Since the adoption of the General Plan, we have seen developer after developer propose project after project exceeding the guidelines set out by the City. More precisely, we have seen the City staff and City council allow it. Almost every project since that time has required a zoning amendment or modification, and mostly to turn medium-density mixed-use areas into high-density housing areas with no commercial buildings at all.
The General Plan
So what does the General Plan say about 2500 El Camino? You can read it here:
- Full General Plan
- Phase I: 2010 to 2015
- Phase II: 2015 to 2025
- Phase III: 2025 to 2035
- Comparison of Land Use Designations
- Acknowledgments (that’s me on page 4!)
395 units is almost double what was intended for this area
The land use for 2500 El Camino does not change between any of the Phases. The Mariani’s parcel is clearly marked Community Mixed Used, defined in the Land Use Designation document as:
- Residential 18-36 du/acre
- Minimum Commercial FAR of 0.10
- (Community Commercial and Medium Density Residential Uses)
That means a maximum of 7.79 acres times 36 du/acre, or 280 units (MAXIMUM). At the low end, it’s only 18 du/acre, or 140 units. These numbers give a better idea of how badly the initial number of >500 apartments units was, and helps put into focus how little has been done by the City to keep developers in line with our vision of Santa Clara.
Every single project has come in at or above the maximum allowed density in this area. Zoning amendments had to be done for every single project. Maybe it’s time to get a project in the middle or lower end of the scale. Especially since every single project in excess affects the capacity of every future project. I can’t emphasize every single project enough.
There is almost no commercial
The commercial FAR (Floor Area Ratio) requirement of 0.10 amounts to almost 34,000 square feet of required commercial space. How does that compare to the 8,000 square foot MAXIMUM that has been proposed? The closing of Mariani’s will eliminate many jobs, and the plan for replacement certainly doesn’t seem to be on par with what will be lost.
Arguing about street closures is a diversionary tactic
The traffic and parking problems would largely be solved by simply having a proposal that follows the General Plan. If people can focus on keeping the number of units reasonable, much of the traffic and parking will resolve itself. Another resident brought up a good point: How many rooms does Mariani’s currently support? Maybe that is the right number of apartments to add, realizing that the new apartments would be full over 90% of the time, unlike Mariani’s which is an Inn providing transitory housing.
The EIR is supposed to go over several land uses
EIRs have rarely been neighborhood friendly, and there are pages of responses from CHP, County Roads and Airports, and other cities that corroborate residential feelings. The EIR should go over not just the project proposed, but also alternative uses, including proposals that meet the minimum uses for the land, and perhaps a few use cases in between. It’s an Environmental Impact Report, not an Economic Justification. Make sure that the EIR covers at least a few alternatives that are supported by the General Plan.
It’s the City’s decision
While a developer can choose to not develop a piece of land, it first has to get City approval before it can develop. Whenever City staff hides behind statements implying that the City’s hands are tied and we are at the mercy of developers and developmental need, we need to remember that it is the City that issues the permits and allows the work to be done.
Enough good City/bad developer nonsense. Let’s get the City to live up to the vision we had and agreed to not long ago, but seem to have forgotten in our haste to appease forced developmental need and short-term greed.
Housing is better for housing interests, but not necessarily for the City
The City gets 10% of 1% of housing value. Contrast that with the benefits — in jobs, income, interest, and commute times — of increased business in Santa Clara. How much commercial space has come in to balance the amount of housing we are putting in? If you look, almost every project has reduced or eliminated the mixed use portion of the zoning requirement to put in 100% high-density housing. Check it out.
It’s supposed to be mixed use. Let’s mix.