New Homes, RE News, Real Estate

Anton Development Project Promises Affordability Relief for Downtown Redwood City

screen-shot-2016-09-22-at-10-43-59-amBy Jacob Bourne

A residential project is underway in the planning process to add 250 units of housing at 801 Brewster Avenue in Redwood City. Foster City-based Anton Development Co. has submitted a formal application and is working with Architecture Design Collaborative, civil engineer Kier & Wright, and MJS Landscape Architecture to provide an amenity-filled housing complex that also features 50 units of very affordable rental homes. The project, named Anton Redwood, is situated within walking distance of the Redwood City Caltrain Station, retail, services and parks, and falls within the Downtown Precise Plan. The project’s 200 market-rate units are the last units allocated by the Downtown Precise Plan for the plan area.

“The notable thing about this project is the affordability,” said Seth Adams, associate planner, Redwood City. “The developer is proposing twice what the City would require. Our affordable housing requirement is 10-percent of the units if they are reserved for the very low income level. The 801 Brewster proposal [will provide] 20 percent of the units at that level. They are developing a significant number of affordable units, which is purely voluntary.”

If the project is approved by the Planning Commission, an existing two-story office building would be demolished to make way for the new development. According to Adams, as the site is adjacent to a registered historic property, public hearings with the Architectural Advisory Committee and Historic Resources Advisory Committee are required prior to the Planning Commission hearing.

Current plan iterations call for an up to six-story building totaling 379,502 square feet on a 1.64-acre lot. At and below-grade parking will offer 320 spaces; well above City requirements. The studio, one and two-bedroom rental units will be complemented by 9,000 square feet of amenity spaces. All residents will have access to parking and featured amenities such as a leasing office, residential lobbies, clubroom, fitness center, two rooftop decks, pool with spa, outdoor terrace, and a zen garden.

“In Redwood City there are job openings for all service positions in the Downtown area,” commented Andrew Baker, senior vice president, development and acquisitions, Anton Development. “It’s a problem because people can’t afford to live near these jobs. So people who make below the average median income of $50,000 or less will be able to afford these units. In Redwood City the average median income is $100,000 or more.”

Anton Redwood will have a traditional craftsman design to blend with the surrounding area including historic buildings. Each residential unit will be marked by an open floor plan, high-end finishes and gas stoves. The mixed-income community, including the 50 low income residences, will be fully integrated into all aspects of the development.

“The allocation of the 200 market-rate units within the Downtown Precise Plan creates economics that allow Anton to provide 50 affordable units with no City subsidy,” explained Baker. “City staff and leadership are streamlining our entitlement process in order to deliver these desperately needed affordable housing units as quickly as possible.”

Baker anticipates the project to go before the Planning Commission later this year for approval and that construction will begin during the summer of 2017. The first units could be available as early as winter 2019.

New Homes, RE News, Real Estate

Barry Swenson Proposes Multi-family Housing Complex for Strategic San Mateo Location

screen-shot-2016-09-22-at-10-28-01-amBy Jacob Bourne

Property owner Barry Swenson Builders submitted a pre-application to the City of San Mateo in July for a 151-unit residential project at 477 E. Hillsdale Boulevard. The site is just off of Highway 101 and close to an abundance of retail, a Whole Foods, healthcare, City services and several parks. In order to move forward, rezoning from C2-5 to R-5 would be required to allow for multiple, high-density family dwellings. The current project team includes architect Dahlin Group, BKF Engineers and JETT Landscape Architecture and Design.

“Based on what’s currently proposed there will be a General Plan amendment and rezoning,” said Roscoe Mata, associate planner, San Mateo Planning Department. “It just falls under the General Plan, it’s not in a specific plan area. It’s still early on, so there may be some tweaks to the project.”

The current conceptual plan calls for a 274,672 square foot, wood-frame building that’s three to four stories over a concrete garage. The units will be mostly one to two-bedrooms and about six three-bedroom units featuring spacious balconies, bay windows and walk-in closets. An underground garage will have and at-grade parking of 291 spaces.

“The design reflects a multi-faceted approach,” remarked Padru Kang, senior designer, Dahlin Group. “It’s marked by clean contour lines and definitely more of an urban design, but we also created a pedestrian feel on the south end by reducing the massing and softening that side, so it’s almost like a townhome feel. Transitioning to the northern side we’re giving it an edge and making more of a statement with the Hillsdale-facing facade.”

The proposed development would be situated right near the western side of the 101 on-ramp, having strong walkability to the vicinity including a short, easy route to the Hillsdale Caltrain Station. Kang spoke of future neighborhood amenities planned for the area including a bicycle bridge that would connect the residences with the eastern side of the highway.

The building’s first-floor amenities include a fitness center, yoga room and patio, while the second floor has a large community room. On the third floor a faux roof deck serves as part of the residents’ circulation for the level as well as providing open-air space that overlooks one of the building’s two courtyards. Outdoor space amenities include illuminated wood benches that appear “floating,” a fire pit and lounge, hot tub, outdoor theater, dog park and bocce court.

“We have a leasing-management office that’ll have a dual use,” Kang explained. “It’s off of a common circulation area and the intent is that during the day, staff will get to utilize the seating and tables near their offices. Then during the evening hours when the offices are locked, residents can take over the common space and use it as a lounge area.”

The project is in the very early stages but Kang anticipates that a formal application will be submitted in the coming months. If entitlements and building approvals are garnered by year’s end, a potential groundbreaking could be in early fall of 2017. Construction is expected to take between 15 and 18 months to complete.

“Right now the pre-application is still incomplete, and we’re awaiting a bit more information from the developer about elevations, certain design elements and details of the renderings,” said Mata.

New Homes, RE News, Real Estate

353 Main Street Project in Redwood City Looks to Resident Amenities

screen-shot-2016-09-22-at-10-47-21-amBy Jacob Bourne

ROEM Development Corporation, based in Santa Clara, is in the preliminary stages of a residential project at 353 Main Street in Redwood City. Having submitted a conceptual design plan to the City, they’re now in the process of reviewing planning feedback and have the opportunity to begin a formal entitlement application process. The project is also currently under review for the California Environmental Quality Act determination. In addition to ROEM, the project team is comprised by LCA Architects Inc., Kier & Wright Civil Engineers & Surveyors Inc., and landscape architect Bruce Jett Associates.

The design concept is for a 157, 056 total square foot, four and five split-story residential building with 125 rental units that will be a mix of studios, one and two-bedrooms. Nineteen of the units designated for moderate-income tenants fulfills the 15 percent affordable housing requirement. The proposed height of the structure reaches 65 feet. An underground parking garage and another level of above-grade parking will allow for 190 parking spaces including private, tandem and guest spaces. A vehicle route on the building’s side will provide access to the garage towards the rear of the structure. Fifty bicycle stalls are also included.

Extensive landscaping incorporating a succulent plant “fountain” on the building’s street-side frontage will meet a stone veneer ground-level facade with large windows providing light to the lobby area. Spacious balconies and bay windows pepper the building’s exterior while earthy concrete tile roofing blends with parapet planters and trellises. A raised wood deck will rest above the upper garage level and will feature landscaped green space, lounge chairs and views.

The design features extensive resident amenities, most notably a gated off-leash dog play area equipped with a pet wash station, lounge area and perimeter trees for screening. Other outdoor amenities are a native garden at the property’s rear, swimming pool, waterfall feature and wooded courtyard with kitchen, seated bar area and a dual-sided fireplace with glass screening. Inside offers residents a fitness room, club house, common areas and a storage facility.

The development would be on a 1.8 acre gross lot, situated just west of the meandering Redwood Creek and within walking distance of the Creekside Plaza Shopping Center and Peninsula Boardwalk. The site is less than a mile from the Redwood City Caltrain Station and event closer to the Downtown Broadway and Main Street intersection. Just off the Bayshore Freeway, the area is zoned as Planned Community and the proposed project would be subject to impact fees and criteria of the North Main Street Precise Plan. The plan area is 9.5 acres geared for higher-density residential and office development, with residential targeted for 20 to 74 units per acre. Parking requirements are an average of two spaces per housing unit.

An office building and surface parking lot currently occupies the site that’s partially located within a flood zone. Records show the property was most recently purchased in 2003 for $2.95 million and estimates put the existing value at $3.42 million.

New Homes, RE News

Condo, Retail Project Proposed Near Hillsdale Mall in San Mateo

hillsdale-condos

Posted on April 8, 2016 by  by Nancy Amdur

More residential units may be coming to San Mateo with a local development group’s proposal for a condominium-and-retail project at 2700 S. El Camino Real.

City planners are reviewing the Millbrae-based Hillsdale Terraces, LLC’s application for a five-story project, which would include approximately 74 condominiums and 15,880 square feet of ground-floor retail.

The site would combine three parcels covering the block between 27th and 28th avenues. One parcel is occupied by San Mateo Auto Sales and was a former Taxi’s Hamburgers restaurant. Existing structures on the site would be demolished, according to the city’s Web site. Hillsdale Terraces President George Lam did not respond to requests for comment about the project.

The mixed-use project would be located about a half-mile north of the Hillsdale Caltrain Station and Hillsdale Shopping Center, with anchors including Nordstrom and Macy’s. In a project description submitted to the city, the developer said its plans would “support the city’s efforts to concentrate development along major transit corridors.”

“It is in a transit-oriented development area,” added Tricia Schimpp, a city planner. “It makes sense to have higher density there.”

Much development is expected in the neighborhood. There are plans to shift the Hillsdale Caltrain station a couple blocks north of its current location at 3333 S. El Camino Real, which would bring it closer to the proposed Hillsdale Terraces site.

Hillsdale Terraces would “act as a buffer between the future Hillsdale station and the residential blocks west of El Camino Real,” according to the developer’s project description submitted to the city.

Also, San Mateo plans to make 25th, 28th and 31st avenues major east-west corridors by extending the streets to continue below the tracks, connecting Delaware Street to El Camino Real. The two-year grade separation project is slated to start in 2017, Schimpp said. Additionally, the grade separations would connect the Hillsdale Caltrain station to the 83-acre Bay Meadows residential, retail and office community.

Also in the neighborhood, Bohannon Development Co. is seeking city approval to redevelop the 12.5-acre block on the north end of Hillsdale Shopping Center. The development would include nearly 300,000 square feet of additional retail, dining and entertainment space.

Hillsdale Terraces’ preliminary plans call for the 43,509-square-foot site to include one-, two- and three-bedroom units along with three levels of below-grade parking. San Francisco-based Costa Brown Architecture is working on the project. Design revisions are underway, Schimpp said, but early plans call for amenities to include a roof deck and fitness center. Site improvements would include landscaping, streetscape and public art, according to the city’s Web site.

A Planning Commission public hearing will be scheduled once staff has reviewed the design and proposal, which likely will be in two to three months, Schimpp said.

New Homes, RE News

Irvine Co. Greenlighted for 318-unit Project near Santa Clara University

rendering_community-1024x576Posted on March 16, 2016 by  By David Goll

Though reduced in size and modified in height and architecture from their initial proposal, officials of The Irvine Company are looking forward to starting construction on their Mission Town Center mixed-use complex after getting a green light from the Santa Clara City Council.

Carlene Matchniff, Northern California vice president of entitlements and public affairs for the Newport Beach-based developer, said construction could begin as early as late 2016, with the first of 318 units scheduled for completion by late 2018 or early 2019.

“The company is pleased that the City Council reached a consensus and compromise with the community and unanimously supported the project,” Matchniff said. Initially, the project called for the construction of 450 apartment units.

The development will be built on a site of more than six acres between El Camino Real, Benton Street and The Alameda, across the street from both the Santa Clara Caltrain station and Santa Clara University, in a neighborhood that now contains older homes and light industrial buildings. A handful of existing Victorian and Craftsman homes in the district will be preserved, according to city officials.

Matchniff said the approved project will range in height from three to five stories and include four different architectural styles: Craftsman, Mediterranean Revival, Mission Revival and Spanish Monterey in various parts of the complex. And since the city of Santa Clara has an “affordable” requirement, three percent of the apartments will be priced for low-income renters and seven percent for moderate-income residents.

Julio Fuentes, Santa Clara city manager, said city officials welcome high-density, multi-family housing developments of this type as a way to provide badly needed housing at more affordable levels in the heart of Silicon Valley.

Mission Town Center will also feature a five-level parking garage and a retail component, with 22,000 square feet of ground-floor space. Matchniff said the majority of that space will be filled with restaurants and service-oriented retail.

“Most of the restaurants will be casual dining with cafes and small eateries,” she said. “We are also exploring other creative retail spaces to take advantage of the proximity to the nearby rail system and Santa Clara University.”

Matchniff said plans include building the project to LEED Gold or equivalent standards — the acronym for Leadership in Energy and Environmental Design as determined by the U.S. Green Building Council. She said green elements will include the use of recycled water for the irrigation system, installing energy-efficient appliances and fixtures in the apartments, and a solar photovoltaic system atop the garage structure.

In addition, the Zipcar car-sharing service will be made available to residents in the garage, as will charging stations for electric cars.