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November 2, 2017

RE: RESPONSE TO PLANNING COMMISSION COMMENTS, Oct. 11th, 2017

808 SOUTH MAIN STREET

MILPITAS, CA

ATTN:

Sarah Fleming, Senior Planner

City of Milpitas Department of Planning & Neighborhood Services 455 East Calaveras Boulevard Milpitas, CA 95035 t: (408) 586.3278 f: (408) 586.3305 e: sfleming@ci.milpitas.ca.gov

Ms. Sarah Fleming,

After some review of the planning commission comments our team (again) studied the option of

increasing the amount of commercial space in detail and came to the conclusion for several reasons why

that option would not be feasible.

Below and attached are some reasons the owner / developer feels the submitted design is the current

best option for the site.

1. The submitted design is consistent with the Milpitas Midtown Specific Plan Guidelines (see

attached) as is mentioned in the City’s Staff Report: a. "Building floor plates that include office and retail use will generally be smaller...requiring

minimal square footage.", page 3-3, MMSP, Exhibit A b. "Ground-level commercial uses are required along Main Street Between Carlo Street and

Sinnott Lane", page 3-10, MMSP, Exhibit B 2. Construction of the project would increase in cost to accommodate the required basement

parking for the commercial retail space and produce a loss of 2 units and less than desirable

market units, see attached conceptual study (Exhibit C). Also, see construction cost estimates

from Acron Construction (Exhibit D – submitted design costs & Exhibit E – basement garage

costs).

3. The Owner / Developer has limited financing for the development, which jeopardizes the project

development. See attached is a copy from the bank showing the limited financing for the

development, Exhibit F.

4. With the increase in commercial it is expected to increase the amount of daily trips around the

intersection by roughly 100, which “would cause slightly longer vehicle delays in the immediate

vicinity of the project site,…” , see attached letter from Hexagon Transportation Consultants,

Inc., Exhibit G.

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5. The Owner / Developer is willing to voluntarily contribute $75,000 to the City’s Affordable

Housing fund, and the project is obligated to contribute to the City’s parkland acreage fund in amount

of $655,993.

We hope the City’s Planning Commission will understand the abovementioned items and understand

that the submitted design follows the intent of the Milpitas Midtown Specific Plan Guidelines.

Respectfully Submitted,

Mary Ly, 88 Homes, San José, CA

Milpitas Midtown Specific plan

Land Use

Commercial

Mixed-UseThis designation allows for commercial offices,retailandservices,high-densityresidential and public and quasi-public uses. Mixed-usebuildingswillallowafloorarearatio(FAR)of0.75fornon-residentialuses,and 21-30 dwelling units per gross acre. The residential component is calculated sepa-

rately from the non-residential component. Buildingfloorplatesthatincludeofficeandretail use will generally be smaller, cater-ing to small tenants at the street level, such as shops, restaurants, personal services and officesrequiringminimalsquarefootage.Multifamily and single-family attached units, including upper story residential units, town-housesandflatsareallowed.

New higher density housing, like this development in San Jose, CA, is planned for the Midtown Area to revitalize it, provide “day and night” environments, and address the needs for the growing Silicon Valley workforce.

3-3

3-10

mixture of retail, office, housinG, service, and Public/quasi-Public uses in this area.

The Mixed-Use District provides for tra-ditionalretailservices,small-scaleoffices,public/quasi-public uses, commercial servic-es, and housing, as presently exists along the street. New residential uses will bring more people into the area, and help to revitalize re-tail businesses. Businesses legally established in the area are allowed to remain as legal conforming uses while limits are placed on proposed new service commercial and public/quasi-public uses to provide spatial separa-tion to ensure that they do not dominate the area. (See Policies 3.14 and 3.15, and Sec-tion8.0ofthisplanformoredetails.)

Policy 3.11: encouraGe vertical as well as horizontal mixinG of uses alonG main street. require Ground-level commercial sPace alonG main street between carlo street and sinnott lane, as shown in fiG-ure 3.1.

Development along Main Street currently includes a mixture of uses developed next to oneanother(i.e.,horizontalmixed-use).Newdevelopmentisencouragedtobeconfiguredin vertical mixed-use buildings, (upper story residentialusesoverground-floorcommer-cialuses).

Ground-level commercial uses are required along Main Street between Carlo Street and SinnottLane.Ground-floorspaceshouldbedeveloped as retail space [including typical design details such as retail store front win-dows and doorways, awnings, recesses, etc. (seeSection8.0)].Suchspacecanbeleasedforofficesorlive/workspace,hutthebuild-ing design preserves the potential for future retail and maintains a public face along the street.

Policy 3.12: encouraGe housinG as the Prin-ciPal uPPer-level use alonG main street.

Housingdevelopedaboveground-floorcom-mercialofficeorretailusesisencouragedalong Main Street.

Policy 3.13: adoPt develoPment standards and desiGn Guidelines for the mixed-use district that will create a lively Pedes-trian environment.

A set of design guidelines and develop-ment standards are included within this plan (Section8.0)tocreateafocusofpedestrian-scaled interest and activity along the street. These guidelines are intended to ensure that land uses, and building orientation and design reinforce a pedestrian environment.

Policy 3.14: limit the establishment of new quasi-Public uses within the mixed-use des-

Mixed-use development, like this residential and retail development on The Alameda in San Jose, is encouraged for Milpitas Midtown.

Milpitas Midtown Specific plan

Land Use

PROJECT DATA

MAIN STREET TOWNHOMESAPN: 086-25-020 & 021

ADDRESS: 808 SOUTH MAIN STREET, MILPITAS, CA 95035

SITE AREA (S.F.): 47,506

SITE AREA (ACRES): 1.09

ZONING: MXD

GENERAL PLAN: MXD

RESIDENTIAL DENSITY: 21-30 UNITS PER ACRE

F.A.R. (FOR NON-RESIDENTIAL) 0.75

HEIGHT LIMIT: 3 STORIES 45 FT.

ALLOWABLE UNIT DENSITY (UNIT PER ACRE) MAX.: 33

PROPOSED DENSITY (UNITS/ACRES): 23

SETBACKS (FT.)

MAIN ST. (FROM

SIDEWALK CURB) FRONT SIDE REAR

15' 10 FT. - SEC. 6.04-D.2 10 10

USABLE OPEN SPACE REQUIRED (S.F.): 25% OF SITE AREA 11,877

TOTAL PROPOSED USABLE OPEN SPACE (S.F.): 8,900

PROPOSED F.A.R.: G.S.F SITE AREA F.A.R

Commercial only 8,419 47,506 0.18

RESIDENTIAL DATA TOTAL UNITS

TWNHM FLAT TWNHM3 BED-3.5 BTH 3 BED-3BTH 3 BEDRM 3 BTH

15 0 10

SUBTOTAL 15 0 10

TOTAL UNITS 25

PARKING DATA:

RESIDENTIAL PARKING REQUIRED UNITS QTY FACTOR SUBTTL PARK'G TOTAL

3 BEDRMS 25 2 50

BASELINE UNIT PARKING REQUIRED: 50

GUEST PARKING REQUIRED: 15% 8

TOTAL RESIDENTIAL PARKING REQUIRED: 58

COMERCIAL PARKING REQUIRED AREA: FACTOR (1 PER 250 S.F.) TOTAL

8,419 250 34

TOTAL PARKING REQUIRED: 91

BICYCLE PARKING REQUIRED: FACTOR COMERCIAL RESID. TOTAL

5% 1.7 2.9 5

PARKING PROVIDED:

TYPE BASEMENT ON-GRADE OFF-SITE SUBTOTAL TOTAL

GARAGE (10'x20') 30 30

STANDARD (9'x18') 33 1 34

CURBSIDE (9'x22') 6 6

COMPACT (7.5'X15') 19 19

HC (18'x 9') 2 2

SUBTOTAL 54 31 6

TOTAL PARKING PROVIDED: 91RATIO PARKING PER UNIT: 3.40

BUILDING AREAS:RESIDENTIAL AREAS (S.F.): R-2 SUBTOTAL TOTAL

FLOOR GARAGE RESIDENTIAL LANDSCAPE

PRIVATE OPEN

SPACE (BALCONY) COMMERCIAL

G1 23,171 23,171

1 6,285 5,530 6,780 8,419 27,014

2 17,745 2,120 19,865

3 18,285 0 18,285

SUBTOTAL: 29,456 41,560 6,780 2,120 8,419 88,335

RESIDENTIAL TOTAL G.S.F (RESIDENTIAL, PRIVATE OPEN SPACE): 43,680

GROSS BLDG AREA (RESIDENTIAL, PRIV. OPEN SPACE, COMMERCIAL, GARAGE): 81,555

BUILDING FOOTPRINT AREAS (S.F.): SUBTOTAL TOTAL

A 10,862

B 3,968

C 4,750

D 1,631

TOTAL FOOTPRINT AREA: 21,211

UNIT INFO:

TYPE

TOWNHOME

PODIUM THM #4 THM (#5) SUBTOTAL:

STORIES 2 3 3

QUANTITY 10 10 5 25

BEDROOMS 3 3 3

FULL BATH 3 3 3

1/2 BATH 1 1

GARAGE AREA 419 419

BALCONY 60 100 104

HABITABLE AREA:

1ST FLR 369 368

2ND FLR 690 719 731

3RD FLR 690 760 757

TOTAL HABITAL AREA PER UNIT: 1,380 0 0 1,848 1,856 0 0

UNIT TYPE

Each dwelling unit shall be provided with private open space as follows:

i. Balconies and porches (above ground level): minimum sixty (60) square feet; or

ii. Patios (at ground level): minimum one hundred (100) square feet.

COMMERCIAL ALONG MAIN STREET WITH TOWNHOMES ABOVE,PLUS BASEMENT PARKING GARAGE 10/30/2017

PROS & CONS:PROS:1. INCREASE IN GROUND FLOORCOMMERCIAL ALONG MAIN ST.

CONS:1. C-3 (STORMWATER) ISSUESWITH PARKING BELOW GRADE2. ADDITIONAL COSTS OFELEVATOR3. BELOW GRADE PARKINGREQUIRED (INCREASE COSTS)4. INCREASE IN TRASH BINSBECAUSE OF ADDITIONALCOMMERCIAL USE5. (10) INFERIOR UNITS ABOVECOMMERCIAL COMPARED TO THEINITIAL 3-STORY TOWNHOMESDESIGN (LESS VALUE)6. LOSS OF (2) TOWNHOMESBECAUSE OF PARKING ACCESSRAMP.7. ADDITIONAL STAIRS (3) FORACCESS AND EGRESS. (INCREASECOSTS)

1

A3.0

2

A3.0

10%20%

23

15

54 PARKING STALLS (COMMERCIAL + RESIDENTIAL + GUEST)

10

UP

6

Consultant:

BARRY SWENSON BUILDER

Scale:

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BSB

BARRY SWENSON BUILDERA DIVISION OF GREEN VALLEY CORP.

777 North First Street

San Jose, Ca 95112

tel: (408) 287-0246fax: (408) 998-1737

Fifth Floor

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# Description Date

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GARAGE LEVEL 1

23,171 S.F BASEMENT GARAGE

ELEVATOR

STAIR 1

STAIR 2GARAGE

RAMP

DENOTESCOMPACT STALL

A4.11

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COMMERCIAL SPACE1787 G.S.F.

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BARRY SWENSON BUILDER

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16-9196

MAY. 26, 2016

BSB

BARRY SWENSON BUILDERA DIVISION OF GREEN VALLEY CORP.

777 North First Street

San Jose, Ca 95112

tel: (408) 287-0246fax: (408) 998-1737

Fifth Floor

LD

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C 19629

REN. 7-31-2017

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1ST FLOOR PLAN

# Description Date

3 Planning CommentsRnd3

3/21/2017

3

3

3

3

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GROUND FLOORCOMMERCIAL/RETAIL AREA = +/- 8,419 S.F.15 HT. CLR.

GARAGERAMP

1

2

3 45

67

8

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11

12

13

14

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(15 ) 3-STORY TOWNHOMES

ST

AIR

3

ELEV STAIR 1

LANDSCAPING

26 F

T. C

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OR

FIR

EGARAGEBELOW

A4.11

A4.2

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0' 5' 10' 15' 30'

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/ 1

'-0

"

4" / 1'-0"

4"

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4" / 1'-0"

4"

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'-0

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4" / 1'-0"

4"

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'-0

"

4" / 1'-0"

DN

3' -

8 1

/4"

3' - 7"

MTL STANDING SEAM ROOFING, TYP.

-

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4' - 6"

3' -

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EQ EQ

A4.36

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Consultant:

BARRY SWENSON BUILDER

Scale:

Date:

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16-9196

MAY. 26, 2016

BSB

BARRY SWENSON BUILDERA DIVISION OF GREEN VALLEY CORP.

777 North First Street

San Jose, Ca 95112

tel: (408) 287-0246fax: (408) 998-1737

Fifth Floor

LD

D

L

F

C 19629

REN. 7-31-2017

TS

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3/32" = 1'-0"1

2ND FLOOR PLAN

1

1

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2

2

2

# Description Date

1 Planning Comments 8/23/20162 Planning Comments10/24/20163 Planning Comments

Rnd33/21/2017

3

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ELEV STAIR 1

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1011

1213

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16171819202122232425

15 TOWNHOMES + 10 PODIUM TOWNHOMES = 25 TOTAL UNITS

(10) 2-STORY TOWNHOMES OVER CONCRETEPODIUM DECK @ +/- 1380 S.F. EACH, TYP.

CONCRETEPODIUM

DECK AREA= 9,830 S.F.

Contractors License # A&B 644598

Acon Builders Construction, Inc. 2302 Tripaldi Way 408-980-1388 Hayward, CA 94545 www.aconbuidlers.com

July 20, 2017

Ms. Mary Ly

808 South Main Street

Milpitas, CA

Re. Budget Breakdown

Dear Ms. Mary Ly,

To follow up with the conversation you had with Danny on the budget, below is the budget breakdown:

1. Land Value $4,500,000.00.

2. Soft Cost: all fees including design, engineering, permit, utilities, etc. $1,000,000.00.

3. To build 27 townhome units and 1 commercial space for a total square footage of 53,013SF, $10,980,000.00.

Total = $16,480,000.00.

Sincerely,

Danny Chan

President

Office: 408.980.1388

Cell: 408.828.0680

dannychan@aconbuilders.com

Acon Builders Construction, Inc.

2302 Tripaldi Way

Hayward, CA 94545

www.aconbuilders.com

LDESANTIS

Text Box

EXHIBIT F

LDESANTIS

Text Box

EXHIBIT F

LDESANTIS

Text Box

EXHIBIT F

Memorandum

Date: November 2, 2017

To: City of Milpitas Planning 

From: Brett Walinski, T.E.

Subject: Traffic Operations Study - Revised Land Uses for the 808 South Main Street Development

As you are aware, Hexagon Transportation Consultants Inc. completed and submitted to City of Milpitas staff a traffic operations report for the proposed 808 South Main Street development on August 11, 2016. When the traffic analysis was conducted, the site project plan included 27 attached residential units and approximately 1,800 sf of commercial space. The Original Project was estimated to generate 226 daily trips, with 21 trips occurring during the AM peak hour and 23 trips occurring during the PM peak hour. Recently, the project applicant has requested Hexagon review the offsite impacts of an alternative to the Original Project that includes 25 attached housing units and approximately 8,400 square feet of commercial/retail space. This change would increase the project trip generation to 549 daily trips, with 25 trips occurring during the AM peak hour and 50 trips occurring during the PM peak hour, resulting in a net increase of 324 daily trips, 4 AM peak hour trips, and 28 PM peak hour trips (see Table below).

Project Trip Generation Comparison

Land Use Size1In Out Total In Out Total

Original Project [a]

Attached Housing 27 units 206 3 15 18 14 7 21Office 1.8 ksf 20 2 1 3 0 2 2

226 5 16 21 14 8 23Alternative Project [b]

Townhomes 25 units 191 3 14 17 13 6 19

Shopping Center 8.4 ksf 359 5 3 8 15 16 31

549 8 17 25 28 22 50

Difference [b] -[a] 324 3 1 4 14 14 28

Note: Trips based on rates provided in ITE Trip Generation , 9th Edition. Numbers may not add due to rounding1 Size expressed in 000's of square feet for office/shopping center and in number of units for townhome/condo uses

PM Peak Hour TripsAM Peak Hour TripsDaily Trips

808 South Main Street Mixed-Use Development – Revised Land Uses November 2, 2017 Page 2 of 2

Because the Alternative Project would generate more traffic, it would cause slightly longer vehicle delays in the immediate vicinity of the project site, mostly during the PM commute period. The additional delays would likely be confined to (1) nearby signalized intersections (such as Curtis Avenue/South Main Street) and (2) the project driveways. There may also be slightly higher delays northbound on South Main Street during the PM commute period due to an increased number of parallel parking maneuvers on street (i.e. with more retail space, the on street parking spaces would likely turn over more frequently). However, the additional vehicle delays caused by the Alternative Project would not result in additional level of service significant impacts in accordance with City of Milpitas, Valley Transportation Authority (VTA) Congestion Management Program (CMP), and California Environmental Quality Act (CEQA) thresholds. In addition, because the Alternative Project is consistent with the City’s Midtown Specific Plan Environmental Impact Report (EIR), any CEQA related impacts caused by the project have already been disclosed.

If you have any questions, please do not hesitate to contact us.