Planning & Transportation Commission - February 26, 2025

70 Encina plan heads to council after 3-3 split

The Planning & Transportation Commission stopped short of recommending approval for a proposed 10-unit condominium project at 70 Encina Avenue after an approval motion failed 3-3. The commission then voted 5-1 to send the rezoning ordinance and Record of Land Use Action to the City Council with notice that commissioners were split on the staff recommendation. The council will make the decision.

The three-story, 19,035-square-foot project would include two below-market-rate units proposed for households earning from 80% to 100% of area median income. It seeks Planned Home Zoning and departures from standard CC-2 regulations, including a 1.57 floor-area ratio where 1.25 is normally allowed, 58% lot coverage rather than 50%, and a rear setback ranging from seven inches to five feet where 10 feet is normally required for residential uses.

Commissioners disagreed over whether the project was compatible with neighboring uses, a finding required for approval. Bart Hechtman and Allen Akin supported the project and viewed its residential use as compatible with surrounding uses, while arguing that potential future structures on adjacent property were speculative. Bryna Chang and Doria Summa said the seven-inch rear setback, driveway circulation, limited usable open space and possible redevelopment of the Town and Country Village north parking lot made the compatibility finding difficult to support.

Public comments also reflected competing views about the site. A Town and Country Village representative urged consideration of a combined, master-planned development that could potentially exceed 100 homes, while another commenter alleged environmental-review and zoning-code defects and asked the commission not to act. Staff reported receiving written letters supporting the project.

El Camino condominium map wins 6-0 recommendation

The commission voted 6-0 to recommend City Council approval of a vesting tentative map for a proposed 29-unit, townhome-style condominium development at 4335 and 4345 El Camino Real. The commission found the project exempt from environmental review under the Class 32 infill exemption and included document corrections discussed during the hearing.

The map would create condominium subdivisions for eight units at 4335 El Camino Real and 21 units at 4345 El Camino Real. The housing proposal includes four on-site moderate-income homes and a fractional in-lieu fee. Staff estimated $2,118,286.08 in development impact fees, in addition to applicable public art fees.

The hearing was limited to the tentative-map findings. Staff said architecture, tree removal, open space and affordability had been addressed through a separate streamlined housing review. Staff also said a requested bicycle-path connection through Parcel 1B could not be considered because that parcel was outside the project site.

Staff estimated the development would generate 76 net new vehicle trips per day, with peak-hour changes ranging from one fewer trip to five additional trips. Before the recommendation goes to the City Council, staff said it would correct condition numbering and duplicate or inconsistent language governing the map’s expiration.

Draft bike plan prompts safety and map concerns

The commission concluded a study session on Palo Alto’s draft Bicycle and Pedestrian Transportation Plan without taking action, offering initial feedback on a citywide proposal containing more than 120 projects and seven studies or special projects. The conceptual plan would update the city’s 2012 plan and establish a network that includes bike boulevards, bike lanes, protected lanes, shared-use paths and bicycle-friendly zones.

Commissioners asked staff to make the maps more clearly distinguish existing facilities from proposed improvements and to correct apparent omissions, including existing bicycle bridges near Oregon Expressway and San Antonio. They also sought greater attention to missing connections and south Palo Alto railroad crossings.

The discussion also focused on whether protected bicycle facilities should be concentrated on major arterials or lower-traffic parallel streets. Staff said arterials can provide direct routes and access to destinations while allowing physical separation from traffic. Commissioners raised related concerns about fast e-bikes, scooters and red-light violations, and cautioned that policy language favoring decriminalization of walking and bicycling infractions should preserve safety-enforcement options.

Public feedback on the draft remains open through April 30. Staff plans an early-April community workshop at Mitchell Park Community Center and expects to prepare a final plan later in 2025, with project prioritization and feasibility reviews to follow. The update has a stated cost of $333,945, including a 10% contingency, and up to $334,852 in requested TDA Article 3 funding.

Primary sources

Watch the meeting on YouTube · Read the official meeting packet