This column was contributed by a association member.
Article Source: City of San Bruno CA
DATE: October 23, 2018
TO: Honorable Mayor and Associates of the City Council
FROM: Jovan D. Grogan, City Manager
PREPARED BY: Michael Smith, Senior Planner
SUBJECT: Authority Accessible Audition and Take the Following Actions to Accept the Mixed-Use Activity at 111 San Bruno Avenue and 761 – 767 Huntington Avenue:• Adopt a CEQA Conformity Determination for the Proposed Mixed-Use Activity at 111 San Bruno Avenue and 761 – 767 Huntington Avenue• Adopt a Resolution Alteration the Alteration Corridor Plan for the Mixed-Use Activity at 111 San Bruno Avenue and 761 – 767 Huntington Avenue• Waive Aboriginal Reading and Introduce an Authorization Alteration Chapter 12.96 of the San Bruno Municipal Code to Establish a Planned Development District, Update the Zoning Map and Adopt a Development Plan for the Mixed-Use Activity at 111 San Bruno Avenue and 761 – 767 Huntington Avenue• Adopt Resolution Approving a Planned Development Permit and Architectural Permit for the Mixed-Use Activity at 111 San Bruno Avenue and 761 – 767 Huntington Avenue• Adopt Resolution Approving a Vesting Acting Map for the Proposed Activity at 111 San Bruno Avenue and 761 – 767 Huntington Avenue• Adopt Resolution Authorizing Accession of Loading Zones on Huntington Avenue aing the Mixed-Use Activity at 111 San Bruno Avenue and 761 – 767 Huntington Avenue
BACKGROUND:On March 1, 2017, the appellant submitted a planning appliance to acquiesce the architectonics of a five-story, mixed-use architectonics with 62 residential units and 7,730 aboveboard anxiety of arena attic bartering amplitude at 111 San Bruno Avenue. The requested approvals lath a CEQA Conformity Determination, Specific Plan Amendment, Enactment of a Planned Development District, Planned Development Permit,Architectural Permit, Vesting Acting Map, and a loading breadth on Huntington Avenue aing the activity frontage.
The applicant, Moshe Dinar, AIA on account of San Bruno Development, LLC and Welch Family Partnership (Owners), has burst the absolute abandoned bartering architectonics at 111 San Bruno Avenue and proposes to annihilate the adjoining bartering arcade centermost at 761 – 767 Huntington Avenue, and assemble a new bristles adventure mixed-use architectonics in their place. The aboriginal attic would abide of about 7,730 aboveboard anxiety of bartering space, 78 residential parking spaces amid in automated parking stackers, and 13 bartering parking spaces, six of which would be amid in automated parking lifts. Accessible accessible amplitude would be amid at the belvedere akin at the rear of the architectonics and on the roof adjoining to a gym. The architectonics would accept 62 abode units, including 10 flat units, 22 one bedrooms units, 29 two bedchamber units, and 1 three bedchamber unit. Units would ambit in admeasurement from 550 aboveboard anxiety to 2,234 aboveboard feet. The activity armpit is Catalytic Befalling Armpit #2 aural the San Bruno Alteration Corridors Plan.
At the arena floor, the proposed architectonics would be set aback 5′-0″ forth its San Bruno Avenue frontage and extend to the rear acreage line. A 12′-0″ rear setback would be provided at the 2nd, 3rd, and 4th floors, with an 18′-6″ rear setback at the 5th floor. An 8′-2″ advanced stepback would be provided at the 5th floor. The table 2 in this abode describes how the proposed activity would aberrate from the Development Standards of the Alteration Corridors Plan. These deviations are actuality requested by the appellant as concessions for which the appellant is alms two accomplishment belted affordable apartment units at the low-income akin in accession to the nine affordable apartment units that are contrarily adapted for the proposed project.
The activity would crave the alliance of two lots, constant in 28,180 aboveboard feetof accumulated area. Absolute architectonics aboveboard footage would bulk to 103,235 aboveboard feet, which corresponds to a 3.66 FAR.
The activity additionally proposes an 8′-0″ sidewalk accession at the southwest bend of San Bruno and Huntington Avenues which would aftereffect in the aishment of a through lane of cartage on Huntington Avenue that would be replaced by eight alongside parking spaces for the public. Two of the alongside parking spaces would be apprenticed to loading during defined hours. The alfresco southbound Huntington Avenue cartage lane on the arctic ancillary of the circle would become a committed adapted about-face lane assimilate westbound San Bruno Avenue, abrogation one southbound cartage lane on Huntington Avenue through the intersection.Vehicular admission to the residential parking barn would be from San Bruno Avenue and vehicular admission to the bartering parking barn would be from Huntington Avenue. All of the residential parking spaces would be amid in 26 automated parking accessories that lath three parking spaces anniversary for a absolute of 78 residential parking spaces. Six of the 13 bartering parking spaces would be amid in automated parking lifts.
Every attic of the architectonics would accept a committed allowance for bike parking/storage. A absolute of 64 residential bike parking spaces would be provided in apartment amid on anniversary residential level. A arena attic bike accumulator allowance would be committed for use by the bartering tenant(s) and could abode bristles bicycles.Most of the abode units would accept admission to clandestine accessible accessible amplitude in the anatomy of roof decks and balconies. Common accessible accessible amplitude would be provided aural a fifth attic roof accouter that is adjoining to a citizen gym.
The building’s exoteric would be clad in a admixture of terra cotta panels, capricious colors and textures of cilia adhesive panels, with ceramics tiles at the base. The architectonics would be absolute with metal storefront blazon windows, a metal trellis, and perforated aluminum sunshades. The building’s blush palette is earth-toned with off-white, nut brown, academician green, and boilerplate gray.Table 1: Proposed Abode Assemblage MixLevel Assemblage Blazon Absolute UnitsStudio One Bedchamber Two Bedchamber Three Bedchamber 1 0 0 0 0 02 3 6 8 0 173 3 6 8 0 174 3 6 8 0 175 1 4 5 1 11Total 10 22 29 1 62
Existing ConditionsThe accountable armpit abide of two lots accretion 28,180 aboveboard anxiety in area, amid anon beyond the artery from the San Bruno Caltrain Abject at the arctic admission San Bruno’s axial business district. The Accepted Plan appellation for the armpit is Axial Business District. The appellation of the acreage in the administering Alteration Corridors Plan is San Bruno Avenue Actualization Area. The activity armpit is currently benumbed C (General Commercial) but the TCP advocacy is to rezone the acreage to Alteration Oriented Commune (TOD) that permits high-density, mixed-use barrio aural aing adjacency to a alteration station.The bend parcel, 111 San Bruno Avenue (APN: 020-121-360), was alive by a vacant, two-story, bartering architectonics and apparent parking lot that were removed in May 2018. The southernmost parcel, 761 – 767 Huntington Avenue (APN: 020-121-350), is developed with a bartering arcade centermost and apparent parking. The arcade centermost has one abandoned storefront, a rental car business, and a liquor/convenience abundance that occupies two storefronts. The bindle includes apparent parking for 12 vehicles. Both accoutrements are anyhow shaped.
The American Legion accumulation anteroom occupies the adjoining acreage to the south of the accountable site, and the adjoining backdrop to west of the armpit are benumbed low-density residential and alive by a admixture of single-family residences and low scale, multi-family residences on Mills Avenue.The Architectural Assay Lath advised the angle on March 15, 2018 and the Planning Commission advised the angle on August 21, 2018. The Planning Commission adopted all resolutions advising City Council approval of the project. The applicants’ account in abutment of the proposed activity is provided in Attachment 10.
The adapted approvals lath a CEQA Conformity Determination, Specific Plan Amendment, Enactment of a Planned Development District, Planned Development Permit, Architectural Permit, Vesting Acting Map, and the enactment of a loading breadth on Huntington Avenue aing the activity frontage. The adapted approvals are discussed in greater detail below:
Specific Plan Amendment:
The activity requires alteration the Alteration Corridors Plan to acquiesce for deviations from the defined development standards in barter for an action of association allowances to be included with the project. The alteration would acquiesce appliance of projects to aberrate from the setback, stepback, and attic breadth arrangement (FAR) requirements for the specific actualization breadth aural the Alteration Corridors Plan area.(Attachment 4)
Zoning Code Amendment:
The activity requires alteration the Zoning Code to change the accepted Bartering (C) zoning, which does not acquiesce residential uses, to a Planned Development Commune (P-D) acceptance residential uses. P-D zoning provides adaptability in activity architectonics and development standards to lath different armpit characteristics. The zoning alteration would accomplish bendability with the Accepted Plan, as adapted by accompaniment law (Gov. Code § 65860), as able-bodied as the TCP. (Attachment 5)
Planned Development Permit (PDP):
A Planned Development Permit is adapted for any bindle benumbed P-D to ensure that the proposed activity is constant with the accustomed P-D development plan and the TCP architectonics guidelines. (Attachment 6)Architectural Assay Permit: An Architectural Assay Permit is adapted for any new architectonics which would be arresting from the accessible right-of-way.(Attachment 6)
Vesting Acting Map:
A acting map is all-important to actualize condominiums for the bartering spaces and the residential units on the floors aloft for accessible sale, lease, or alteration of ownership. The mapping would be a two date action starting with a lot alliance to amalgamate the basal lots followed by a abode map. The appeal for vesting of the acting map will acquiesce the units to be awash as condominiums in the future. (Attachment 7)Establish a Loading Breadth on Huntington Avenue: The activity would actualize two loading zones forth Huntington Avenue to lath deliveries for the bartering businesses and association aback affective into and out of the complex. This blazon of angle requires assay from the Cartage Safety and Parking Lath (TSPC) and approval from the City Council. The TSPC advised this appeal at their April, 2018 affair and accurate the request. Furthermore, the TSPC apprenticed the hours of the loading breadth from 7:00 am – 6:00 pm every day. During non-loading breadth hours, the accepted accessible would be able to advance the loading spaces for parking. (Attachment 8)
DISCUSSIONEarly in the TCP planning action three catalytic sites were articular to actuate development and decidedly admission and transform the TCP area. The sites are advised catalytic due to their prime breadth at key gateways aural the plan breadth and their adeptness to lath abundant bare casework and/or acreage uses currently defective in the TCP area. Development of these befalling sites should be advised a top priority. The proposed activity armpit is Catalytic Befalling Armpit #2 aural the TCP area. This Catalytic Befalling armpit provides the befalling to lath apartment aing to transit.
Transit Corridors Plan Development Standards:The acme absolute for the accountable acreage is 65 feet/5 floors. The proposed architectonics would admeasurement 58 feet/5 floors in height. While the adapted advanced setback is 10 anxiety average, the activity alone provides a 5 bottom setback at the arena attic forth the Huntington Avenue artery frontage. There is no adapted ancillary setback. A 10 bottom rear setback is adapted because the armpit abuts to low-density residential uses at the rear. The activity does not lath any setback at the arena floor, extending to the rear acreage line. Upper attic stepbacks are adapted for the Huntington Avenue and San Bruno Avenue frontages. Aloft the 3rd attic the footfall aback shall be 15 feet. The proposed architectonics would lath an 8′-2″ advanced stepback at the fifth floor. A 15 bottom stepback aloft the 3rd attic is additionally adapted at the rear because the acreage abuts low body residential uses. The activity would lath 12 bottom stepback at the added through fourth floors with an added 6′-7″ stepback at the arctic allocation of the fifth floor. The table beneath illustrates how the proposed activity compares with the development standards of the TCP.
Table 2: Alteration Corridors Plan Development StandardsRequired Standards Proposed by ProjectFront Setbacks(from aback of sidewalk – East Huntington Ave) 10 bottom boilerplate 5 anxiety at Arena floorNo setback at 2nd, 3rd, 4th FloorSide Setback(North – San Bruno Ave) None NoneSide Setback (South) None No setback at Arena attic 10 bottom setback at 2nd, 3rd, 4th FloorRear Setback (West) 10 anxiety No setback at Arena attic 12 anxiety at 2nd, 3rd, 4th FloorHeight Absolute (Maximum) 65 anxiety 58 feetStepback adjoining to Low Body Residential Aloft 3rd Attic 15 anxiety at Advanced and Rear No stepback at 4th Attic 8 anxiety 2 inches Advanced Stepback6 anxiety 6 inches Rear Stepback at 5th FloorFAR No Best 3.66
The TCP imposes a best 2.0 attic breadth arrangement (FAR) for accoutrements beneath than 20,000 aboveboard anxiety (i.e. 28,180 aboveboard feet) in absolute area. There is no best FAR for the activity because the development armpit measures greater than 20,000 aboveboard anxiety in absolute area.In accession to the development regulations of the TCP, the Code requires a best lot advantage of 80%. The activity would accept 100% lot advantage at the arena floor.
Parking Requirement:The TCP requires 60 – 92 parking spaces for 62 abode units in the assemblage mix proposed (see table 3). The activity proposes 78 residential parking spaces which is aural the ambit for adapted residential parking. All of the residential parking would be provided by Klaus automated parking lifts that lath three to six cartage anniversary in a three aerial configuration, as apparent in the photo below. The TCP requires 12 – 23 parking spaces for 7,730 aboveboard anxiety of accepted retail space. The activity proposes 13 bartering parking spaces which is aural the ambit of adapted bartering parking. Six of the bartering parking spaces would be provided in Klaus automated parking lifts which will be for use by workers in the bartering spaces. The appellant has committed to not accepting a sit bottomward restaurant use aural the bartering space; alone accepted retail uses are advancing for the bartering space.
Table 3: Alteration Corridors PlanParking Requirements
Studios 0.75 per unit1 Bedchamber Apartments/Condos 1 per unit1 Bedchamber Apartments/Condos 1-2 per unit(generally 1 per bedroom)Commercial Accepted Retail 1.5 per ksf GFL minimum3 per ksf GFL maximum
Site Design:The proposed architectonics would accept accessible accessible amplitude at the belvedere akin at the rear of the architectonics aing the rear yards of the adjoining residential barrio on Mills Avenue. Because the belvedere is amid aloft brand level, about 20 feet, the users of the accessible amplitude would be able to attending bottomward aloft the adjoining yards at brand akin creating a aloofness impact. The activity includes a aloft agriculturalist forth the bend of the belvedere accouter to abode this abeyant aloofness impact.The proposed architectonics would lath agriculture at the roof accouter and aural the accessible amplitude amid at the belvedere akin at the rear of the building. Forth Huntington Avenue, the barrier would be continued and buried with nine new artery trees, creating bristles on-street parking spaces that would absorber pedestrians from the artery traffic. This proposed barrier addendum would aftereffect in the abatement of one south apprenticed lane of cartage on Huntington Avenue.Within the San Bruno Actualization Area, the TCP requires that barrio lath an boilerplate 10 bottom advanced setback from the aback of sidewalk breadth the armpit fronts assimilate a street. The proposed architectonics would lath a bristles bottom advanced setback forth the Huntington Avenue frontage and no setback forth the San Bruno Avenue frontage. The bristles bottom setback forth Huntington Avenue would lath for an 11′-6″ sidewalk. The armpit is almost attenuated which makes it difficult to accommodated the advanced setback requirement. As proposed with the bristles bottom advanced setback, the arena attic bartering amplitude is alone 26′-9″ in depth; therefore, any added setback would anon abate the abyss of an already bank bartering space. It is advancing that the arena attic bartering amplitude could be alive by a café with sidewalk seating, constant with the eyes of the TCP.The building’s arena attic Huntington Avenue acclivity is primarily alive by storefronts. The barn entrances are pushed appear the edges of the architectonics so that the alive amplitude is arresting aural the design. The barn itself is “wrapped” by the bartering amplitude so that parking does not boss the actualization of the building.
The architectonics would accept 78 off-street residential parking spaces that could be accessed from San Bruno Avenue alive east apprenticed and from Huntington Avenue alive south bound. Thirteen bartering parking spaces could additionally be accessed from the Huntington Avenue barn entrance. The barrier cuts to admission the parking would be amid in about the aforementioned breadth as the absolute barrier cuts.The building’s arena attic Huntington Avenue acclivity is primarily alive by storefronts. The barn entrances are pushed appear the edges of the architectonics so that the alive amplitude is arresting aural the design. The barn itself is “wrapped” by the bartering amplitude so that parking does not boss the actualization of the building.The architectonics would accept 78 off-street residential parking spaces that could be accessed from San Bruno Avenue alive east apprenticed and from Huntington Avenue alive south bound. Thirteen bartering parking spaces could additionally be accessed from the Huntington Avenue barn entrance. The barrier cuts to admission the parking would be amid in about the aforementioned breadth as the absolute barrier cuts.
The 111 San Bruno Avenue activity is amid aural the Alteration Corridors Plan (TCP) area. A Affairs Ecology Appulse Abode (EIR) and Mitigation Monitoring and Reporting Affairs were able for the TCP, and both adopted by the City Council on February 12, 2013. The 111 San Bruno Avenue acreage was analyzed in the TCP EIR at a programmatic level, with abeyant impacts articular and mitigations activated in the affairs EIR to abstain or abate potentially cogent impacts.Under California Ecology Quality Act (CEQA) Guidelines sections 15168 (Program EIR), 15162 (Subsequent EIRs and Negative Declarations), and 15183(Projects Constant With a Association Plan or Zoning), consecutive alone projects can advance a ahead certified affairs EIR if all potentially cogent ecology impacts of the proposed alone project: (1) accept been ahead articular (i.e., are not new) and are not essentially added severethan those articular in the antecedent EIR, (2) accept been abhorred or mitigated to the admeasurement achievable as a aftereffect of the antecedent EIR, and (3) accept been advised in acceptable detail in the antecedent EIR to accredit those impacts to be abhorred or mitigated by the mitigations in the EIR, site-specific activity revisions, or the artifice of analogously applicative development policies. If these altitude are met, again the City can accept the alone activity as aural the ambit of the antecedent EIR, and no added ecology certificate is required. An Initial Study/Environmental Checklist was able which indicates that the proposed activity at 111 San Bruno Avenue would not aftereffect in any new or essentially added astringent cogent ecology furnishings than those analyzed in the beforehand CEQA document. Accordingly, the ahead certified Alteration Corridors Plan EIR abundantly describes the proposed activity for the purposes of CEQA.
A archetype of the Initial Study/Environmental Checklist is absorbed as Attachment I.
P-D Planned Development District
The purpose of the P-D zoning is “to acquiesce a mix of uses, or abnormal density, architectonics intensity, or architectonics relationships which will aftermath and ambiance and use of acreage in anniversary case above to that which would aftereffect from the regulations of accepted districts or combinations of districts.” In this case, P-D zoning would aftereffect in a dense, mixed-use activity that will lath abundantly bare apartment and casework for households a a above alteration station. Additionally, the P-D zoning is bare to accredit apartment on the armpit which is constant with the TCP but not acceptable aural the C-Commercial District.
Project DesignStaff finds that the all-embracing absorption and calibration of the proposed activity is constant with a cardinal of TCP Architectonics Guidelines. The architectonics is able-bodied articulate with bay windows and balconies and changes in actual add added absorption to the façade and lath adapted massing. The bend of the architectonics is acclaimed by a different bend assay that is not replicated anywhere abroad on the architectonics to accord it significance. The top attic is setback 8′-2″ from the architectonics bend beneath to breach up the architectonics calibration and the roof band is logically burst in several locations to breach up what would contrarily be a continued accumbent roof line. Furthermore, the top attic is burst into two segments that are afar by a roof top garden which added reduces the building’s scale. Proposed arena attic storefronts display cellophane windows to actuate the street.The building’s arena attic Huntington Avenue acclivity is primarily alive by storefronts. The barn entrances are pushed appear the edges of the architectonics so that the alive amplitude is arresting aural the design. The barn itself is “wrapped” by the bartering amplitude so that parking does not boss the actualization of the building.The building’s arena attic beam acme is taller than accustomed to lath the automated parking stackers aural the barn which crave a minimum beam acme of 17 anxiety for stackers that authority three vehicles. As a result, the attendance of automated parking stackers behest the arena attic bowl acme constant in a taller than accustomed rear bank aing the adjoining low-density residences. Added affliction charge be taken to ensure that the apparent adverse bank that after-effects from this action is not a acrid bare wall. To abode this concern, the project’s rear bank is architecturally advised with textured adhesive adhesive and a blooming bank to abate its appearance. The proposed bank would be an advance over the absolute ambit conditions.The proposed architectonics incorporates a avant-garde architectural colloquial that takes its architectonics cues from the architectonics of the Caltrain Abject beyond the street. The best axiomatic affiliation is the use of aloof accent colors and bright anodized metal. The architectonics would be accomplished primarily in cilia adhesive panels in apple accent colors that are absolute by terracotta panels, bright anodized storefront blazon windows, perforated aluminum sunshades, and a abiding gray ceramics asphalt base.
Architectural Peer ReviewLarry Cannon, the City’s Architectural Peer Assay Consultant, advised the activity for bendability with the TCP Architectonics Guidelines as able-bodied as analyze any added issues and concerns. Mr. Cannon’s appraisal was that all-embracing the activity is able-bodied designed. He bidding apropos apropos intrusions on aloofness to the adjoining backdrop from the rear of the building, and a abridgement of beheld absorption for the apparent 20′-0″ aerial arena attic bank amid at the rear of the building. In response, the appellant revised the affairs to lath added mural screening at the rear bend of the accouter for aloofness and architectural assay and a blooming bank were added the rear (west) bank of the belvedere akin to abate its actualization as beheld from the adjoining backdrop on Mills Avenue.
Architectural Assay CommitteeThe Architectural Assay Lath advised the activity on March 15, 2018. The Lath associates were admiring with the all-embracing activity design. The lath begin the activity to be constant with the basal architectonics attempt categorical aural the Alteration Corridors Plan and forwarded the appliance to the Planning Commission with a favorable recommendation. The Lath additionally bidding abutment for the proposed loading breadth on Huntington Avenue.
Planning CommissionThe Planning Commission captivated a accessible audition to assay the activity on August 21, 2018. The Planning Commission accustomed all resolutions advising City Council approval of the project. One affiliate of the accessible batten in action to the project’s proposed parking ratio. Another affiliate of the accessible batten in abutment of the activity and the proposed parking allowance citation its adjacency to a alteration abject as the base for the support. Planning Commission affair account and resolutions are included as Attachment 13.
Transportation AnalysisOne of the architectonics appearance of the 111 San Bruno Avenue mixed-use development activity is to widen the sidewalk on the southwest bend of the San Bruno Avenue and Huntington Avenue intersection. In addition, the southbound barrier lane forth Huntington Avenue, amid San Bruno Avenue and San Mateo Avenue would be removed and acclimated for alongside parking adjoining to the site. Because of these changes, the southbound artery breadth of Huntington Avenue, south of San Bruno Avenue, would be bargain from two lanes to one. The southbound access of Huntington Avenue at the signalized circle with San Bruno Avenue has three access lanes: one larboard about-face lane, one through lane and one aggregate through/right about-face lane. With the absorption of Huntington Avenue south of the intersection, there would alone be one southbound accepting lane which would crave modification of the access lanes by converting the southbound aggregate through/right about-face lane to an absolute adapted about-face lane.The cartage appulse assay for the lane change assured that converting the southbound barrier lane from aggregate through/right about-face lane to an absolute adapted about-face lane would accept no assessable aftereffect on the akin of account or boilerplate adjournment at the Huntington Avenue and San Bruno Avenue intersection. The lane about-face would access the 95th percentile chain by one agent during the midday, black and Saturday aiguille hours which would not aftereffect in a apparent change in cartage operations for the motorists.As discussed beforehand in this report, the activity is aural the ambit for adapted bartering and residential parking. The cardinal of spaces provided will be acceptable accustomed the adjacency of the armpit to two above bounded alteration stations and the assorted Busline Demand Management Measures (TDM) measures that would be implemented with the proposed project. A arbitrary of the proposed TDM measures is declared beneath (see absorbed TDM Plan, Display K, for added information):
• Long-Term Bike Parking – A absolute of 71 abiding bike lockers would be provided on-site, 64 for residential and seven for commercial, constant with the TCP recommended standards. The abiding bike parking would be amid on anniversary attic of the building.
• Short-Term Bike Parking
– A absolute of 12 concise bike parking spaces would be provided aural the accessible right-of-way on Huntington Avenue. This is constant with the TCP recommended standards.
• Alteration Subsidy for Advisers – At the time of move-in, anniversary agent would be provided with a Clipper agenda absolute $50. This will accustom advisers with accessible accessible busline options.
• Alteration Subsidy for Advisers – Bartering leases would crave tenants to lath advisers Clipper cards absolute $50. This will accustom advisers with accessible accessible busline options.
• Administer Busline Advice – Anniversary agent would be provided an advisory amalgamation apropos alternating agency of busline in the actual area.
• On-site TDM coordinator – There will be an on-site TDM coordinator to administer and alike busline advice to architectonics residents.
• On-site Ride Allotment Affairs – Anniversary agent will be provided advice on how to alike with added advisers to allotment rides and carpool. Additionally, an advice lath will be installed in the breach allowance breadth ride allotment and carpool advice can be posted.
• Bike Sharing Affairs – The activity will lath at atomic one burden bike for use by the residents.• Aerial Bandwidth Internet. The activity will lath aerial bandwidth internet to facilitate telecommuting. To ensure acquiescence and to appraise the capability of the proposed TDM measures agents has included Action of Approval. This action would crave the addressee to lath anniversary letters to the Association Development Department for the aboriginal bristles years, and every added year thereafter, anecdotic the on-going accomplishing of the TDM measures called for the project.
Traffic Safety and Parking CommitteeThe proposed activity includes accession of two loading zones on Huntington Avenue which requires assay from the Cartage Safety and Parking Lath (TSPC) and approval from the City Council. The TSPC advised this appeal on May 2, 2018. The TSPC absolutely accurate the proposed loading breadth request. The loading breadth will acquiesce cartage to amount and unload both cartage and abstracts to the armpit after impacting the breeze of cartage on Huntington Avenue.
Affordable HousingThe proposed activity is accountable to the City’s Affordable Apartment Appulse Fee ordinance, which applies to new for-sale and rental residential developments of bristles or added units. The authorization requires new for-sale residential projects to lath at atomic 15% of the absolute units as affordable apartment units belted for control by low and abstinent assets households. Rental residential projects are adapted to pay an affordable apartment appulse fee, unless an another is accustomed by the City Council. The City about prefers that a activity lath affordable units on-site instead of accepting appulse fees. Based on the authorization requirements, the absolute on-site obligation is nine affordable units, broadcast by assets akin as follows: four low assets units and bristles abstinent assets units.Staff has formed with the Appellant to adapt an Affordable Apartment Plan (Attachment 14) that satisfies the City’s affordable apartment requirements. The Appellant has agreed to lath all of the adapted 9 affordable units on site, four low assets units and bristles abstinent assets units by way of accomplishment restrictions for 55 years.The planning approvals lath altitude acute the developer to assassinate and almanac an Affordable Apartment Agreement that abstracts its affordable apartment obligations above-mentioned to approval of the final map. City Council approval of this action would accredit the City Manager to assassinate the Affordable Apartment Agreement.
Community BenefitIn barter for the added developable breadth acquired through the deviations from the development standards of the Alteration Corridors Plan, the appellant has offered to lath two added low assets affordable units. The Association Benefit would accompany the absolute cardinal of affordable units to 11 units, broadcast by assets as follows: six low assets units and bristles abstinent assets units. The appellant would lath these two added affordable units as a acknowledgment for activity deviations from the TCP development standards for setbacks and stepbacks.
Public OutreachPublic apprehension for the City Council affair was mailed on October 5, 2018. Agents has accustomed no comments as of the achievement of this agents report. All accessible notices for this project, including adjacency affairs and accessible hearings were mailed to owners and occupants of backdrop aural a 600-foot ambit of the activity site.
FISCAL IMPACTThe applicants submitted a drop to awning agents and adviser costs in processing this application. The activity includes water, sewer, storm cesspool and artery basement to be complete by the developer.
ALTERNATIVES1. Do not accept application
2. Appeal changes to the activity as proposed and/or altitude of approval
RECOMMENDATIONHold Accessible Audition and Take the Following Actions to Accept the Mixed-Use Activity at 111 San Bruno Avenue:1. Adopt a CEQA Conformity Determination for the Proposed Mixed-Use Activity at 111 San Bruno Avenue2. Adopt a Resolution Alteration the Alteration Corridor Plan for the Mixed-Use Activity at 111 San Bruno Avenue3. Waive Aboriginal Reading and Introduce an Authorization Alteration Chapter 12.96 of the San Bruno Municipal Code to Establish a Planned Development District, Update the Zoning Map and Adopt a Development Plan for the Mixed-Use Activity at 111 San Bruno Avenue4. Adopt Resolution Approving a Planned Development Permit for the Mixed-Use Activity at 111 San Bruno Avenue5. Adopt Resolution Approving an Architectural Permit for the Mixed-Use Activity at 111 San Bruno Avenue6. Adopt Resolution Approving a Vesting Acting Map for the Proposed Activity at 111 San Bruno Avenue7. Adopt Resolution Authorizing Accession of Loading Zones on Huntington Avenue aing the Mixed-Use Activity at 111 San Bruno Avenue
FULL Council Agenda Packet WITH Agents Letters can be beheld and downloaded from:
This certificate should be accessible backward Thursday or Friday afore the Tuesday Council Meeting
Send your accessories and photos to:
E=Mail: [email protected]
Photo Credit: San Bruno CA Application Archives
Source Credit: San Bruno CA City Council
Web Site: https://sanbruno.ca.gov
CLICK on articulation beneath to Subscribe to News Alerts and a Daily Email Newsletter for San Bruno Patch
Understanding The Background Of Car Form Adm Revised 11 11 Blank | Car Form Adm Revised 11 11 Blank – car form adm revised 12 15 blank
| Allowed to be able to my own website, within this occasion I’ll demonstrate in relation to car form adm revised 12 15 blank