111 San Bruno Ave - 761 - 767 Huntington Avenue Council Actions

Article Source: City of San Bruno CA

DATE: October 23, 2018

TO: Honorable Mayor and Members of the City Council

FROM: Jovan D. Grogan, City Manager

PREPARED BY: Michael Smith, Senior Planner

SUBJECT: Hold Public Hearing and Take the Following Actions to Approve the Mixed-Use Project at 111 San Bruno Avenue and 761 – 767 Huntington Avenue:
• Adopt a CEQA Conformity Determination for the Proposed Mixed-Use Project at 111 San Bruno Avenue and 761 – 767 Huntington Avenue
• Adopt a Resolution Amending the Transit Corridor Plan for the Mixed-Use Project at 111 San Bruno Avenue and 761 – 767 Huntington Avenue
• Waive First Reading and Introduce an Ordinance Amending 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 Project at 111 San Bruno Avenue and 761 – 767 Huntington Avenue
• Adopt Resolution Approving a Planned Development Permit and Architectural Permit for the Mixed-Use Project at 111 San Bruno Avenue and 761 – 767 Huntington Avenue
• Adopt Resolution Approving a Vesting Tentative Map for the Proposed Project at 111 San Bruno Avenue and 761 – 767 Huntington Avenue
• Adopt Resolution Authorizing Installation of Loading Zones on Huntington Avenue abutting the Mixed-Use Project at 111 San Bruno Avenue and 761 – 767 Huntington Avenue

BACKGROUND:
On March 1, 2017, the applicant submitted a planning application to allow the construction of a five-story, mixed-use building with 62 residential units and 7,730 square feet of ground floor commercial space at 111 San Bruno Avenue. The requested approvals include a CEQA Conformity Determination, Specific Plan Amendment, Establishment of a Planned Development District, Planned Development Permit,Architectural Permit, Vesting Tentative Map, and a loading zone on Huntington Avenue abutting the project frontage.

Project Description

The applicant, Moshe Dinar, AIA on behalf of San Bruno Development, LLC and Welch Family Partnership (Owners), has demolished the existing vacant commercial building at 111 San Bruno Avenue and proposes to demolish the adjacent commercial shopping center at 761 – 767 Huntington Avenue, and construct a new five story mixed-use building in their place. The first floor would consist of approximately 7,730 square feet of commercial space, 78 residential parking spaces located in mechanical parking stackers, and 13 commercial parking spaces, six of which would be located in mechanical parking lifts. Usable open space would be located at the podium level at the rear of the building and on the roof adjacent to a gym. The building would have 62 dwelling units, including 10 studio units, 22 one bedrooms units, 29 two bedroom units, and 1 three bedroom unit. Units would range in size from 550 square feet to 2,234 square feet. The project site is Catalytic Opportunity Site #2 within the San Bruno Transit Corridors Plan.

At the ground floor, the proposed building would be set back 5’-0” along its San Bruno Avenue frontage and extend to the rear property 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” front stepback would be provided at the 5th floor. The table 2 in this report describes how the proposed project would deviate from the Development Standards of the Transit Corridors Plan. These deviations are being requested by the applicant as concessions for which the applicant is offering two deed restricted affordable housing units at the low-income level in addition to the nine affordable housing units that are otherwise required for the proposed project.

The project would require the merger of two lots, resulting in 28,180 square feet
of combined area. Total building square footage would amount to 103,235 square feet, which corresponds to a 3.66 FAR.

The project also proposes an 8’-0” sidewalk widening at the southwest corner of San Bruno and Huntington Avenues which would result in the elimination of a through lane of traffic on Huntington Avenue that would be replaced by eight parallel parking spaces for the public. Two of the parallel parking spaces would be limited to loading during specified hours. The outside southbound Huntington Avenue traffic lane on the north side of the intersection would become a dedicated right turn lane onto westbound San Bruno Avenue, leaving one southbound traffic lane on Huntington Avenue through the intersection.
Vehicular access to the residential parking garage would be from San Bruno Avenue and vehicular access to the commercial parking garage would be from Huntington Avenue. All of the residential parking spaces would be located in 26 mechanical parking devices that accommodate three parking spaces each for a total of 78 residential parking spaces. Six of the 13 commercial parking spaces would be located in mechanical parking lifts.

Every floor of the building would have a dedicated room for bicycle parking/storage. A total of 64 residential bicycle parking spaces would be provided in rooms located on each residential level. A ground floor bicycle storage room would be dedicated for use by the commercial tenant(s) and could house five bicycles.
Most of the dwelling units would have access to private usable open space in the form of roof decks and balconies. Common usable open space would be provided within a fifth floor roof deck that is adjacent to a resident gym.

The building’s exterior would be clad in a mixture of terra cotta panels, varying colors and textures of fiber cement panels, with porcelain tiles at the base. The building would be accented with metal storefront type windows, a metal trellis, and perforated aluminum sunshades. The building’s color palette is earth-toned with off-white, tawny brown, sage green, and medium gray.
Table 1: Proposed Dwelling Unit Mix
Level Unit Type Total Units
Studio One Bedroom Two Bedroom Three Bedroom
1 0 0 0 0 0
2 3 6 8 0 17
3 3 6 8 0 17
4 3 6 8 0 17
5 1 4 5 1 11
Total 10 22 29 1 62

Existing Conditions
The subject site consist of two lots totaling 28,180 square feet in area, located directly across the street from the San Bruno Caltrain Station at the northern entrance San Bruno’s central business district. The General Plan designation for the site is Central Business District. The designation of the property in the governing Transit Corridors Plan is San Bruno Avenue Character Area. The project site is currently zoned C (General Commercial) but the TCP recommendation is to rezone the property to Transit Oriented District (TOD) that permits high-density, mixed-use buildings within close proximity to a transit station.
The corner parcel, 111 San Bruno Avenue (APN: 020-121-360), was occupied by a vacant, two-story, commercial building and surface parking lot that were removed in May 2018. The southernmost parcel, 761 – 767 Huntington Avenue (APN: 020-121-350), is developed with a commercial shopping center and surface parking. The shopping center has one vacant storefront, a rental car business, and a liquor/convenience store that occupies two storefronts. The parcel includes surface parking for 12 vehicles. Both parcels are irregularly shaped.

The American Legion assembly hall occupies the adjacent property to the south of the subject site, and the adjacent properties to west of the site are zoned low-density residential and occupied by a mixture of single-family residences and low scale, multi-family residences on Mills Avenue.
The Architectural Review Committee reviewed the proposal on March 15, 2018 and the Planning Commission reviewed the proposal on August 21, 2018. The Planning Commission adopted all resolutions recommending City Council approval of the project. The applicants’ statement in support of the proposed project is provided in Attachment 10.

Required Approvals

The required approvals include a CEQA Conformity Determination, Specific Plan Amendment, Establishment of a Planned Development District, Planned Development Permit, Architectural Permit, Vesting Tentative Map, and the establishment of a loading zone on Huntington Avenue abutting the project frontage. The required approvals are discussed in greater detail below:

Specific Plan Amendment:

The project requires amending the Transit Corridors Plan to allow for deviations from the specified development standards in exchange for an offer of community benefits to be included with the project. The amendment would allow consideration of projects to deviate from the setback, stepback, and floor area ratio (FAR) requirements for the specific character area within the Transit Corridors Plan area.
(Attachment 4)

Zoning Code Amendment:

The project requires amending the Zoning Code to change the current Commercial (C) zoning, which does not allow residential uses, to a Planned Development District (P-D) allowing residential uses. P-D zoning provides flexibility in project design and development standards to accommodate unique site characteristics. The zoning amendment would achieve consistency with the General Plan, as required by state law (Gov. Code § 65860), as well as the TCP. (Attachment 5)

Planned Development Permit (PDP):

A Planned Development Permit is required for any parcel zoned P-D to ensure that the proposed project is consistent with the approved P-D development plan and the TCP design guidelines. (Attachment 6)
Architectural Review Permit: An Architectural Review Permit is required for any new building which would be visible from the public right-of-way.
(Attachment 6)

Vesting Tentative Map:

A tentative map is necessary to create condominiums for the commercial spaces and the residential units on the floors above for possible sale, lease, or transfer of ownership. The mapping would be a two stage process starting with a lot merger to combine the underlying lots followed by a condominium map. The request for vesting of the tentative map will allow the units to be sold as condominiums in the future. (Attachment 7)
Establish a Loading Zone on Huntington Avenue: The project would create two loading zones along Huntington Avenue to accommodate deliveries for the commercial businesses and residents when moving into and out of the complex. This type of proposal requires review from the Traffic Safety and Parking Committee (TSPC) and approval from the City Council. The TSPC reviewed this request at their April, 2018 meeting and supported the request. Furthermore, the TSPC limited the hours of the loading zone from 7:00 am – 6:00 pm every day. During non-loading zone hours, the general public would be able to utilize the loading spaces for parking. (Attachment 8)

DISCUSSION
Early in the TCP planning process three catalytic sites were identified to stimulate development and significantly influence and transform the TCP area. The sites are considered catalytic due to their prime location at key gateways within the plan area and their ability to provide much needed services and/or land uses currently lacking in the TCP area. Development of these opportunity sites should be considered a top priority. The proposed project site is Catalytic Opportunity Site #2 within the TCP area. This Catalytic Opportunity site provides the opportunity to provide housing close to transit.

Transit Corridors Plan Development Standards:
The height limit for the subject property is 65 feet/5 floors. The proposed building would measure 58 feet/5 floors in height. While the required front setback is 10 feet average, the project only provides a 5 foot setback at the ground floor along the Huntington Avenue street frontage. There is no required side setback. A 10 foot rear setback is required because the site abuts to low-density residential uses at the rear. The project does not provide any setback at the ground floor, extending to the rear property line. Upper floor stepbacks are required for the Huntington Avenue and San Bruno Avenue frontages. Above the 3rd floor the step back shall be 15 feet. The proposed building would include an 8’-2” front stepback at the fifth floor. A 15 foot stepback above the 3rd floor is also required at the rear because the property abuts low density residential uses. The project would provide 12 foot stepback at the second through fourth floors with an additional 6’-7” stepback at the northern portion of the fifth floor. The table below illustrates how the proposed project compares with the development standards of the TCP.

Table 2: Transit Corridors Plan Development Standards
Required Standards Proposed by Project
Front Setbacks
(from back of sidewalk - East Huntington Ave) 10 foot average 5 feet at Ground floor
No setback at 2nd, 3rd, 4th Floor
Side Setback
(North – San Bruno Ave) None None
Side Setback (South) None No setback at Ground floor 10 foot setback at 2nd, 3rd, 4th Floor
Rear Setback (West) 10 feet No setback at Ground floor 12 feet at 2nd, 3rd, 4th Floor
Height Limit (Maximum) 65 feet 58 feet
Stepback adjacent to Low Density Residential Above 3rd Floor 15 feet at Front and Rear No stepback at 4th Floor 8 feet 2 inches Front Stepback
6 feet 6 inches Rear Stepback at 5th Floor
FAR No Maximum 3.66

The TCP imposes a maximum 2.0 floor area ratio (FAR) for parcels less than 20,000 square feet (i.e. 28,180 square feet) in total area. There is no maximum FAR for the project because the development site measures greater than 20,000 square feet in total area.
In addition to the development regulations of the TCP, the Code requires a maximum lot coverage of 80%. The project would have 100% lot coverage at the ground floor.

Parking Requirement:
The TCP requires 60 – 92 parking spaces for 62 dwelling units in the unit mix proposed (see table 3). The project proposes 78 residential parking spaces which is within the range for required residential parking. All of the residential parking would be provided by Klaus mechanical parking lifts that accommodate three to six vehicles each in a three high configuration, as shown in the photo below. The TCP requires 12 - 23 parking spaces for 7,730 square feet of general retail space. The project proposes 13 commercial parking spaces which is within the range of required commercial parking. Six of the commercial parking spaces would be provided in Klaus mechanical parking lifts which will be for use by workers in the commercial spaces. The applicant has committed to not having a sit down restaurant use within the commercial space; only general retail uses are anticipated for the commercial space.

Table 3: Transit Corridors Plan
Parking Requirements

Studios 0.75 per unit
1 Bedroom Apartments/Condos 1 per unit
1+ Bedroom Apartments/Condos 1-2 per unit
(generally 1 per bedroom)
Commercial
General Retail 1.5 per ksf GFL minimum
3 per ksf GFL maximum

Site Design:
The proposed building would have usable open space at the podium level at the rear of the building abutting the rear yards of the adjacent residential buildings on Mills Avenue. Because the podium is located above grade level, approximately 20 feet, the users of the open space would be able to look down upon the adjacent yards at grade level creating a privacy impact. The project includes a raised planter along the edge of the podium deck to address this potential privacy impact.
The proposed building would include landscaping at the roof deck and within the open space located at the podium level at the rear of the building. Along Huntington Avenue, the curb would be extended and planted with nine new street trees, creating five on-street parking spaces that would buffer pedestrians from the street traffic. This proposed curb extension would result in the removal of one south bound lane of traffic on Huntington Avenue.
Within the San Bruno Character Area, the TCP requires that buildings provide an average 10 foot front setback from the back of sidewalk where the site fronts onto a street. The proposed building would provide a five foot front setback along the Huntington Avenue frontage and no setback along the San Bruno Avenue frontage. The five foot setback along Huntington Avenue would provide for an 11’-6” sidewalk. The site is relatively narrow which makes it difficult to meet the front setback requirement. As proposed with the five foot front setback, the ground floor commercial space is only 26’-9” in depth; therefore, any additional setback would directly reduce the depth of an already shallow commercial space. It is anticipated that the ground floor commercial space could be occupied by a café with sidewalk seating, consistent with the vision of the TCP.
The building’s ground floor Huntington Avenue elevation is primarily occupied by storefronts. The garage entrances are pushed towards the edges of the building so that the active space is prominent within the design. The garage itself is “wrapped” by the commercial space so that parking does not dominate the character of the building.

The building would have 78 off-street residential parking spaces that could be accessed from San Bruno Avenue driving east bound and from Huntington Avenue driving south bound. Thirteen commercial parking spaces could also be accessed from the Huntington Avenue garage entrance. The curb cuts to access the parking would be located in nearly the same location as the existing curb cuts.
The building’s ground floor Huntington Avenue elevation is primarily occupied by storefronts. The garage entrances are pushed towards the edges of the building so that the active space is prominent within the design. The garage itself is “wrapped” by the commercial space so that parking does not dominate the character of the building.
The building would have 78 off-street residential parking spaces that could be accessed from San Bruno Avenue driving east bound and from Huntington Avenue driving south bound. Thirteen commercial parking spaces could also be accessed from the Huntington Avenue garage entrance. The curb cuts to access the parking would be located in nearly the same location as the existing curb cuts.

Environmental Assessment

The 111 San Bruno Avenue project is located within the Transit Corridors Plan (TCP) area. A Program Environmental Impact Report (EIR) and Mitigation Monitoring and Reporting Program were prepared for the TCP, and both adopted by the City Council on February 12, 2013. The 111 San Bruno Avenue property was analyzed in the TCP EIR at a programmatic level, with potential impacts identified and mitigations applied in the program EIR to avoid or reduce potentially significant impacts.
Under California Environmental Quality Act (CEQA) Guidelines sections 15168 (Program EIR), 15162 (Subsequent EIRs and Negative Declarations), and 15183
(Projects Consistent With a Community Plan or Zoning), subsequent individual projects can utilize a previously certified program EIR if all potentially significant environmental impacts of the proposed individual project: (1) have been previously identified (i.e., are not new) and are not substantially more severe
than those identified in the previous EIR, (2) have been avoided or mitigated to the extent feasible as a result of the previous EIR, and (3) have been examined in sufficient detail in the previous EIR to enable those impacts to be avoided or mitigated by the mitigations in the EIR, site-specific project revisions, or the imposition of uniformly applicable development policies. If these conditions are met, then the City can approve the individual project as within the scope of the previous EIR, and no additional environmental document is required. An Initial Study/Environmental Checklist was prepared which indicates that the proposed project at 111 San Bruno Avenue would not result in any new or substantially more severe significant environmental effects than those analyzed in the earlier CEQA document. Accordingly, the previously certified Transit Corridors Plan EIR adequately describes the proposed project for the purposes of CEQA.

A copy of the Initial Study/Environmental Checklist is attached as Attachment I.

P-D Planned Development District

The purpose of the P-D zoning is “to allow a mix of uses, or unusual density, building intensity, or design relationships which will produce and environment and use of land in each case superior to that which would result from the regulations of standard districts or combinations of districts.” In this case, P-D zoning would result in a dense, mixed-use project that will provide greatly needed housing and services for households near a major transit station. Additionally, the P-D zoning is needed to enable housing on the site which is consistent with the TCP but not permitted within the C-Commercial District.

Project Design
Staff finds that the overall massing and scale of the proposed project is consistent with a number of TCP Design Guidelines. The building is well articulated with bay windows and balconies and changes in material add further interest to the façade and provide appropriate massing. The corner of the building is distinguished by a unique corner treatment that is not replicated anywhere else on the building to give it significance. The top floor is setback 8’-2” from the building edge below to break up the building scale and the roof line is logically broken in several locations to break up what would otherwise be a long horizontal roof line. Furthermore, the top floor is broken into two segments that are separated by a roof top garden which further reduces the building’s scale. Proposed ground floor storefronts exhibit transparent windows to activate the street.
The building’s ground floor Huntington Avenue elevation is primarily occupied by storefronts. The garage entrances are pushed towards the edges of the building so that the active space is prominent within the design. The garage itself is “wrapped” by the commercial space so that parking does not dominate the character of the building.
The building’s ground floor ceiling height is taller than normal to accommodate the mechanical parking stackers within the garage which require a minimum ceiling height of 17 feet for stackers that hold three vehicles. As a result, the presence of mechanical parking stackers dictate the ground floor plate height resulting in a taller than normal rear wall abutting the adjacent low-density residences. Additional care must be taken to ensure that the outward facing wall that results from this condition is not a harsh blank wall. To address this concern, the project’s rear wall is architecturally treated with textured cement plaster and a green wall to soften its appearance. The proposed wall would be an improvement over the existing perimeter conditions.
The proposed building incorporates a modern architectural vernacular that takes its design cues from the architecture of the Caltrain Station across the street. The most evident connection is the use of neutral tone colors and clear anodized metal. The building would be finished primarily in fiber cement panels in earth tone colors that are accented by terracotta panels, clear anodized storefront type windows, perforated aluminum sunshades, and a durable gray porcelain tile base.

Architectural Peer Review
Larry Cannon, the City’s Architectural Peer Review Consultant, reviewed the project for consistency with the TCP Design Guidelines as well as identify any other issues and concerns. Mr. Cannon’s assessment was that overall the project is well designed. He expressed concerns regarding intrusions on privacy to the adjacent properties from the rear of the building, and a lack of visual interest for the exposed 20’-0” high ground floor wall located at the rear of the building. In response, the applicant revised the plans to include additional landscape screening at the rear edge of the deck for privacy and architectural treatment and a green wall were added the rear (west) wall of the podium level to soften its appearance as viewed from the adjacent properties on Mills Avenue.

Architectural Review Committee
The Architectural Review Committee reviewed the project on March 15, 2018. The Committee members were pleased with the overall project design. The committee found the project to be consistent with the basic design principles outlined within the Transit Corridors Plan and forwarded the application to the Planning Commission with a favorable recommendation. The Committee also expressed support for the proposed loading zone on Huntington Avenue.

Planning Commission
The Planning Commission held a public hearing to review the project on August 21, 2018. The Planning Commission approved all resolutions recommending City Council approval of the project. One member of the public spoke in opposition to the project’s proposed parking ratio. Another member of the public spoke in support of the project and the proposed parking ration citing its proximity to a transit station as the basis for the support. Planning Commission meeting minutes and resolutions are included as Attachment 13.

Transportation Analysis
One of the design features of the 111 San Bruno Avenue mixed-use development project is to widen the sidewalk on the southwest corner of the San Bruno Avenue and Huntington Avenue intersection. In addition, the southbound curb lane along Huntington Avenue, between San Bruno Avenue and San Mateo Avenue would be removed and used for parallel parking adjacent to the site. Because of these changes, the southbound roadway section of Huntington Avenue, south of San Bruno Avenue, would be reduced from two lanes to one. The southbound approach of Huntington Avenue at the signalized intersection with San Bruno Avenue has three approach lanes: one left turn lane, one through lane and one shared through/right turn lane. With the narrowing of Huntington Avenue south of the intersection, there would only be one southbound receiving lane which would require modification of the approach lanes by converting the southbound shared through/right turn lane to an exclusive right turn lane.
The traffic impact analysis for the lane change concluded that converting the southbound curb lane from shared through/right turn lane to an exclusive right turn lane would have no measurable effect on the level of service or average delay at the Huntington Avenue and San Bruno Avenue intersection. The lane conversion would increase the 95th percentile queue by one vehicle during the midday, evening and Saturday peak hours which would not result in a noticeable change in traffic operations for the motorists.
As discussed earlier in this report, the project is within the range for required commercial and residential parking. The number of spaces provided will be sufficient given the proximity of the site to two major regional transit stations and the various Transportation Demand Management Measures (TDM) measures that would be implemented with the proposed project. A summary of the proposed TDM measures is described below (see attached TDM Plan, Exhibit K, for further information):

• Long-Term Bicycle Parking – A total of 71 long-term bicycle lockers would be provided on-site, 64 for residential and seven for commercial, consistent with the TCP recommended standards. The long-term bicycle parking would be located on each floor of the building.

• Short-Term Bicycle Parking

– A total of 12 short-term bicycle parking spaces would be provided within the public right-of-way on Huntington Avenue. This is consistent with the TCP recommended standards.

• Transit Subsidy for Employees – At the time of move-in, each employee would be provided with a Clipper card containing $50. This will familiarize employees with available public transportation options.

• Transit Subsidy for Employees – Commercial leases would require tenants to provide employees Clipper cards containing $50. This will familiarize employees with available public transportation options.

• Distribute Transportation Information – Each employee would be provided an informational package regarding alternate means of transportation in the immediate area.

• On-site TDM coordinator – There will be an on-site TDM coordinator to distribute and coordinate transportation information to building residents.

• On-site Ride Share Program – Each employee will be provided information on how to coordinate with other employees to share rides and carpool. Additionally, an information board will be installed in the break room where ride share and carpool information can be posted.

• Bicycle Sharing Program – The project will provide at least one cargo bicycle for use by the residents.
• High Bandwidth Internet. The project will provide high bandwidth internet to facilitate telecommuting. To ensure compliance and to evaluate the effectiveness of the proposed TDM measures staff has included Condition of Approval. This condition would require the tenant to provide annual reports to the Community Development Department for the first five years, and every other year thereafter, describing the on-going implementation of the TDM measures selected for the project.

Traffic Safety and Parking Committee
The proposed project includes installation of two loading zones on Huntington Avenue which requires review from the Traffic Safety and Parking Committee (TSPC) and approval from the City Council. The TSPC reviewed this request on May 2, 2018. The TSPC unanimously supported the proposed loading zone request. The loading zone will allow vehicles to load and unload both passengers and materials to the site without impacting the flow of traffic on Huntington Avenue.

Affordable Housing
The proposed project is subject to the City’s Affordable Housing Impact Fee ordinance, which applies to new for-sale and rental residential developments of five or more units. The ordinance requires new for-sale residential projects to include at least 15% of the total units as affordable housing units restricted for occupancy by low and moderate income households. Rental residential projects are required to pay an affordable housing impact fee, unless an alternative is approved by the City Council. The City generally prefers that a project provide affordable units on-site instead of receiving impact fees. Based on the ordinance requirements, the total on-site obligation is nine affordable units, distributed by income level as follows: four low income units and five moderate income units.
Staff has worked with the Applicant to prepare an Affordable Housing Plan (Attachment 14) that satisfies the City’s affordable housing requirements. The Applicant has agreed to provide all of the required 9 affordable units on site, four low income units and five moderate income units by way of deed restrictions for 55 years.
The planning approvals include conditions requiring the developer to execute and record an Affordable Housing Agreement that documents its affordable housing obligations prior to approval of the final map. City Council approval of this condition would authorize the City Manager to execute the Affordable Housing Agreement.

Community Benefit
In exchange for the additional developable area gained through the deviations from the development standards of the Transit Corridors Plan, the applicant has offered to provide two additional low income affordable units. The Community Benefit would bring the total number of affordable units to 11 units, distributed by income as follows: six low income units and five moderate income units. The applicant would provide these two additional affordable units as a concession for project deviations from the TCP development standards for setbacks and stepbacks.

Public Outreach
Public notice for the City Council meeting was mailed on October 5, 2018. Staff has received no comments as of the completion of this staff report. All public notices for this project, including neighborhood meetings and public hearings were mailed to owners and occupants of properties within a 600-foot radius of the project site.

FISCAL IMPACT
The applicants submitted a deposit to cover staff and consultant costs in processing this application. The project includes water, sewer, storm drain and street infrastructure to be constructed by the developer.

ALTERNATIVES
1. Do not approve application

2. Request changes to the project as proposed and/or conditions of approval

RECOMMENDATION
Hold Public Hearing and Take the Following Actions to Approve the Mixed-Use Project at 111 San Bruno Avenue:
1. Adopt a CEQA Conformity Determination for the Proposed Mixed-Use Project at 111 San Bruno Avenue
2. Adopt a Resolution Amending the Transit Corridor Plan for the Mixed-Use Project at 111 San Bruno Avenue
3. Waive First Reading and Introduce an Ordinance Amending 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 Project at 111 San Bruno Avenue
4. Adopt Resolution Approving a Planned Development Permit for the Mixed-Use Project at 111 San Bruno Avenue
5. Adopt Resolution Approving an Architectural Permit for the Mixed-Use Project at 111 San Bruno Avenue
6. Adopt Resolution Approving a Vesting Tentative Map for the Proposed Project at 111 San Bruno Avenue
7. Adopt Resolution Authorizing Installation of Loading Zones on Huntington Avenue abutting the Mixed-Use Project at 111 San Bruno Avenue

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FULL Council Agenda Packet WITH Staff Reports can be viewed and downloaded from:

https://sanbruno.ca.gov/gov/elected_officials/city_council_minutes_n_agendas.htm

This document should be available late Thursday or Friday before the Tuesday Council Meeting

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Robert Riechel

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