Fabian Way

Fabian Way represents an opportunity to develop a first-in-class housing community in an extremely supply-constrained market.  However, before any development could take place on the property, environmental, zoning and political challenges needed to be overcome.  Alone, any one of these challenges could prohibit a project from moving forward.  Combined, they created a very difficult path to success.  This did not deter Juno Realty Partners.  We jumped in with our own resources and capital and have been navigating these challenges for several years to bring a new development closer and closer to fruition.  We have worked cooperatively with all stakeholders and have created solutions that will help guide the process to a successful outcome for both the Palo Alto community and our landowner partner.  

Environmental

Soil and groundwater cleanup activities on the property have been ongoing since 1987 under the oversight of the Regional Water Board.  Additionally, recent cleanup efforts have begun in accordance with an Interim Remedial Measures Workplan.  For development to move forward, the Water Board must approve a detailed remediation plan.  This plan will need to adhere to strict technical and environmental standards to allow for housing to be developed on the site.

Zoning

The property is zoned General Manufacturing, and at the outset, it was unclear if housing could be built in this zone.  Without this clarity, the project faced political and community uncertainty.  This uncertainty put the development at a much greater risk for delays, concessions and, potentially, failure.

Environmental Strategy

• Years of Environmental Coordination: Juno spent years working with the existing team of environmental consultants and attorneys to help design a remediation plan that will meet the Regional Water Board’s strict standards and allow for housing to be built on the property 

• Design Solutions: The design of the structures and the incorporation of environmental protocols were an integral part of the property’s remediation plan.  Juno studied many different potential design solutions and product types to determine which product design would meet the Water Board's strict requirements and maximize the land's value.  No stone went unturned when trying to determine the optimal solution for all stakeholders.  

Creating a Clear Path for Entitlements

• Helping Reshape Local Policy: Although it was unclear if housing could be built in the existing General Manufacturing zoning, Juno engaged with prominent, Bay Area, land-use counsel to create a roadmap to approvals inside of the existing zoning and planning regulations. However, we didn’t stop there.  In an effort to further strengthen the project’s approval process, Juno engaged with city staff on an ongoing basis for several years to help influence an overlay document that was adopted by the city and clearly identified a path to project approvals – allowing the project to proceed with much less uncertainty.  

• Combined Local Policy with State Housing Laws: In addition to the overlay documents adopted by the city, Juno will be utilizing state-level housing incentive programs—including density bonuses and streamlining—to further strengthen the project’s position and provide certainty of approvals.