City Council

CRESTMOOR RESIDENTIAL PROJECT AT 300 PIEDMONT AVENUE CITY COUNCIL MICHAEL SMITH MAY 28, 2024 COMMUNITY DEVELOPMENT AGENDA I. Objective II. Background III. Analysis IV. Recommendation 2  OBJECTIVE 1. Review and certify an EIR 2. Review and approve General Plan amendments 3. Approve an amendment to the Zoning Map 4. Review and approve entitlement request for 300 Piedmont Ave. 3 BACKGROUND 4 BACKGROUND Location: 300 Piedmont Ave. (former Crestmoor HS Site) Owner: San Mateo Union High School District Applicant: SummerHill Homes LLC BACKGROUND Site Photos BACKGROUND Council Resolution 2022-04 • January 11, 2022 • General Plan policy OSR-8 • 12 acres of recreational space at Crestmoor • District objected  BACKGROUND  Settlement Agreement  City initiated General Plan Amendments  Contemplates the amount of land dedicated to City  Contemplates location of bio-retention area  Rescind Council resolution 2022-04 BACKGROUND Residential Project • Construct 155 two-story single-family homes • 24 below market rate (BMR) units (15%+)  BACKGROUND Planning Approvals: • Vesting Tentative Tract Map • Planned Unit Permit • Architectural Review Permit • Density Bonus Request • Tree Removal Permit • Affordable Housing Plan • General Plan Amendment • Zoning Map Amendment BACKGROUND Site Plan Approach • Clustered homes • Dedication of 6.91 acres, 5.3 acres for future park • Additional 12.24 acres of natural open space on sloped area BACKGROUND BACKGROUND  Planning Commission Review on May 7th  Recommended Certification of EIR and Approval of Project  Resolutions attached to the staff report ANALYSIS 14 ANALYSIS Vesting Tentative Tract Map • 171 parcels • 155 single-family parcels 15 ANALYSIS Planned Unit Permit 1. Clustering of development 2. Lots less than 5,000 SF 3. Reduced setbacks 4. 15’ front setback 5. 20’ garage setback 6. 4’ side setback 16  Architectural Review Permit 1. Two neighborhoods ANALYSIS 2. High-quality design 3. 21 different exterior styles 4. Landscaped front yards 5. Earth-tone color palette 17  Architectural Review Permit 1. Color palette ANALYSIS 2. Materials 3. Scale 4. Building form 18 ANALYSIS Affordable Housing Plan • 15%+ affordable for sale units (24 units) • 10% moderate-income • 5% low-income • Deed restricted for 55 years • Units mixed throughout subdivision • Indistinguishable from market-rate units 19 ANALYSIS Density Bonus Concession • Utility Undergrounding 20 GENERAL PLAN AMENDMENTS 21 ZONING MAP AMENDMENT 22 ENVIRONMENTAL REVIEW • Information for decisionmakers and the public • Mitigation and alternatives • Public Participation 23 EIR PROCESS Draft EIR Scoping/NOP of Scoping Meeting: Circulation: EIR: April 10, 2023 April 18, 2023 October 20 – December 5, 2023 Planning Draft EIR Public Final EIR: April 9, Commission Meeting: October 2024 Recommendation: 26, 2023 May 7, 2024 24 ENVIRONMENTAL REVIEW • Aesthetics • Hydrology and Water Quality • Air Quality • Land Use/Planning • Biological Resources • Noise and Vibration • Cultural and Tribal Cultural • Population and Housing Resources • Public Services • Energy • Recreation • Geology and Soils • Transportation • Greenhouse Gas Emissions • Utilities and Service Systems • Hazards and Hazardous • Wildfire Materials 25 KEY IMPACTS IDENTIFIED • Construction- related impacts • Operation- related impacts • Vehicle miles traveled and greenhouse gas emissions • EIR prepared 26 TRANSPORTATION/ VMT Significance Threshold: Project's Estimated Regional Average VMT 15% Below Today's Average VMT per per Resident (Today) Regional Average Resident • 14.6 • 12.4 • 14.7 TDM Mitigation Measure (Mitigation Measure TRA-2) • TDM Marketing Program 27 ALTERNATIVES 28  No Project Alternative  Alternative 1: Increased Density with ADUs with Open Space and Recreation  Alternative 2: Reduced Density with Open Space and Recreation  29 TRAFFIC • Traffic volume not a metric for significance under CEQA. • Traffic control warrants attached to Final EIR • COA for a new stop sign at Madison Avenue and Piedmont Avenue to address the restricted view ENVIRONMENTAL REVIEW Statement of Overriding Considerations • General Plan Implementation • Neighborhood Safety • Housing Development • Enhanced Recreational Facilities 30 PUBLIC COMMENT 31 RECOMMENDATION 32  RECOMMENDATION 1. Adopt a Resolution certifying the FEIR for the project, and statement of overriding considerations, and a mitigation monitoring and reporting program for the project. 2. Adopt Resolution approving the General Plan amendments, changing the land use designation for the dedicated portion of the site from low- density residential to open space, amend GP policy OSR-8 per the settlement agreement, and other conforming GP amendments 3. Adopt an Ordinance amending the Zoning Map, to change the zoning for the dedicated portion of the site from Single-family residential to Open Space 4. Adopt Resolution approving the entitlements for the residential portion of the project, which includes Vesting Tentative Tract Map, Planned Unit Permit, Architectural Review Permit, Density Bonus, Tree Removal Permit, and Affordable Housing Plan 33 34 300 PIEDMONT AVENUE, SAN BRUNO  PROCESS TO DATE 2020 Spring 2020 SMUHSD markets Crestmoor site 2021 Dec 2021 SummerHill enters into purchase agreement w/ SMUHSD Jan 2022 City of San Bruno adopts Resolution re: GP Policy OSR-8 Mar 2022 • SMUHSD & City of San Bruno enter into Tolling Agreement regarding Resolution re: GP Policy OSR-8 • SummerHill submitted Preliminary & SB 330 Application 2022 May 2022 SummerHill Community Meeting #1 Aug 2022 Formal Application submitted to City of San Bruno Nov 2022 • 2nd Submittal to City of San Bruno • Tolling & Settlement Agreement approved between SMUHSD & City of San Bruno Dec 2022 City Council initiated GP Amendment re: OSR-8  PROCESS TO DATE Feb 2023 • SummerHill Community Meeting #2 • 3rd Submittal to City of San Bruno Apr 2023 • Project Environmental Review Scoping Meeting Apr-Aug 2023 • Crestmoor Fields Master Plan - Community Meetings & Study Sessions 2023 July 2023 4th Submittal to City of San Bruno Sept 2023 Crestmoor Fields Master Plan - Parks & Rec Hearing Oct 2023 • Crestmoor Fields Master Plan – City Council Adoption • Draft EIR Public Hearing | Planning Commission Review Oct-Dec 2023 DEIR Comment Period Mar 2024 5th Submittal to City of San Bruno 2024 Apr 2024 Final EIR Published May 2024 Planning Commission Hearing EXISTING SITE OVERVIEW  PLANNING APPROACH Utilize SummerHill’s 20+ years of Be consistent with City’s General experience providing Plan, Zoning and utilize its Communities of Distinction in Planned Unit Permit Ordinance San Bruno (Marisol, Merimont, to preserve open space Skyline Ridge) Be consistent with surrounding Provide public open space land single-family detached for recreation to San Bruno neighborhood community Incorporate neighborhood Preserve the natural open space feedback from community slopes meetings MARCH 2024 – PROJECT PLAN  PROJECT BENEFITS Create 155 single family detached homes compatible with the surrounding Crestmoor Neighborhood – all family sized at 4-bedroom floor plans Preserve 20+ acres (50% of the site) of open space including: • Dedication of 6.9 acres public open space • Preservation & maintenance of 14 acres of publicly accessible private open space & private open space Provide 24 single family homes, all 4-bedroom, at below market rate for Low and Moderate income families  PROJECT BENEFITS Site currently generates no property taxes. Homes will generate apprx. $3 million in property taxes annually, including apprx. $400,000 to the City of San Bruno One-time payment of apprx. $4.9 million in City Development Impact Fees (DIF) • One-time payment of $1.9 million in School Development Impact Fees to San Bruno Park & San Mateo Union High School Districts Proceeds from sale of project site by SMUHSD are anticipated to fund much-needed housing offsite for District teachers and staff ENHANCED STREETSCAPE – COURTLAND DRIVE NEIGHBORHOOD TOT LOT – NEIGHBORHOOD 2 TOT LOT IMAGERY & PRIVATE STREET LIGHT NEIGHBORHOOD COMMUNITY SPACE – NEIGHBORHOOD 1  6’ HIGH GOOD NEIGHBOR FENCE 6’ HIGH VIEW FENCE (PRIVATE YARDS BETWEEN HOMES) 6’ HIGH GOOD NEIGHBOR FENCE (SOUTH/WESTERN EDGE AT OPEN SPACE) W/ LATTICE (PRIVATE YARDS STREET FACING) COURTLAND DRIVE (LOTS 1-12 FRONT YARD RAIL FENCE) 5’ HIGH BLACK VINYL COATED CHAIN LINK FENCE & GATE (COURTLAND DRIVE AT OPEN SPACE & CHURCH) NEIGHBORHOOD FENCING DEFENSIBLE SPACE PLAN MAINTENANCE EXHIBIT - PROJECT CITY OF SAN BRUNO - CRESTMOOR FIELDS MASTER PLAN | OCTOBER 2023  VIEW OF NEIGHBORHOOD 1 & NEIGHBORHOOD COMMUNITY SPACE  NEIGHBORHOOD 1 - STREETSCENE 63 Homes (51 market rate, 12 below market rate) 1,942 SF – 2,316 SF 4 Bedrooms and 2.5 or 3 Baths 9 Exterior Designs 2-Car Garage with 2-Car Driveway NEIGHBORHOOD 1 – PLAN 1 NEIGHBORHOOD 1 – PLAN 2 NEIGHBORHOOD 1 – PLAN 3 VIEW OF NEIGHBORHOOD 2 & NEIGHBORHOOD TOT LOT  NEIGHBORHOOD 2 - STREETSCENE 92 Homes (80 market rate, 12 below market rate) 2,158 SF – 2,725 SF 4 Bedrooms and 2.5 or 3 Baths 12 Exterior Designs 2-Car Garage with 2-Car Driveway NEIGHBORHOOD 2 – PLAN 1 NEIGHBORHOOD 2 – PLAN 2 NEIGHBORHOOD 2 – PLAN 3 NEIGHBORHOOD 2 – PLAN 4  PROJECT SUSTAINABILITY All-electric residential community including heating, water heating, and appliances Each home will include solar panels and energy efficient electric appliances, windows, and insulation The community will include drought tolerant and/or native landscaping, water-conserving irrigation systems including climate-sensitive controllers in common areas, and biological treatment of stormwater runoff Each garage will have: - (1) Level 2 Electric Vehicle (EV) Ready space - (1) Level 1 EV Ready space - Space for bicycle parking to allow an alternative mode of transit  TRANSPORTATION DEMAND MANAGEMENT (TDM) PROGRAM & AMENITIES Aims to reduce residential Vehicle Miles Traveled (VMT) to 12.4 miles per capita, consistent with a 15% reduction in VMT Develop a TDM Plan including programs such as: • Voluntary Travel Behavior Change Program (Coordinator, surveys) • Travel Behavioral Intervention (on-site annual event) • Ride-Sharing (carpool matching) Programs (marketing/outreach) • School Pool Programs (marketing/outreach) Include an HOA Transportation Alternatives Marketing Program to reduce VMT by at least 4%, including a Pre-Sale Marketing Program featuring: • New Owner Trip Reduction Pledge (sales program) • Pre-sales Trip Reduction Information • New Owner TDM/Trip Reduction Welcome Packet • TDM Plan – Purchase Contract/Escrow Disclosures Provide bicycle parking onsite & bicycle fix-it station  AFFORDABLE HOUSING PLAN 24 SINGLE FAMILY HOMES | 12 PER NEIGHBORHOOD 1,940 SF – 2,150 SF | 4 BEDROOMS + 2.5 OR 3 BATHS 8 HOMES SOLD TO LOW-INCOME HOUSEHOLDS < 80% OF SAN MATEO CO’S MEDIAN INCOME 16 HOMES SOLD TO MODERATE-INCOME HOUSEHOLDS < 120% OF SAN MATEO CO.’S MEDIAN INCOME DEED-RESTRICTED - 55 YEARS HOMES DISPERSED THROUGHOUT THE COMMUNITY LOCAL PREFERENCE FOR HOUSEHOLDS THAT LIVE OR WORK IN SAN BRUNO QUESTIONS? THANK YOU!  PRELIMINARY CONSTRUCTION SCHEDULE Description Start End Duration Demolition Feb 2025 May 2025 Apprx. 4 months Site Work June 2025 June 2026 Apprx. 13 months Model Homes July 2025 Jan 2026 Apprx. 6 months Production Homes Oct 2025 Dec 2028 Estimate Cost Recovery Fee for Temporary Fireworks Sales CITY COUNCIL NICK PEGUEROS MAY 28, 2024 CHIEF FINANCIAL OFFICER OBJECTIVE Consider adjustment to the cost recovery fee for temporary fireworks sales. 2  BACKGROUND  City Council Resolutions 2008-67:  A non-refundable application fee, and  Reimbursement of costs incurred • 2022 holiday - $66,342 • 2023 holiday - $99,153  2023 holiday cost recovery fee invoices issued – 12/21/23  Meetings with non-profit booth operators:  Review significant increase in costs, year-over-year  Lack of notice to operators of cost increases  AB1403 effective January 1, 2024 3 AB1403 – Effective January 1, 2024  Cost recovery capped at 7% of gross sales  Processing and issuing permits  Inspection of fireworks stands  Public education and awareness campaigns  Safe and sane fireworks enforcement  2023 holiday gross sales = $710,956  7% of gross sales = $49,767  City 2023 costs = $99,153 4  NEXT STEPS FOR 2024 HOLIDAY  No change to operations plans / costs  Cost recovery capped at 7%, consistent with AB1403  Written report on the 2024 holiday:  August – Costs incurred and estimated cost recovery  January – Mid-year budget amendment 5 ANNUAL PROCESS Pre-holiday Mid-year report on past holiday and upcoming holiday (January) Annual Review Post-holiday Updated legislation; Finance issues cost recovery invoices Discussions with booth lower of 7% of gross operators sales or costs incurred 6 RECOMMENDATION Adopt a Resolution establishing a cap on the fireworks stand permit cost recovery fee in the amount of seven percent (7%) of each permittee’s gross fireworks sales.  2023 Cost Recovery = $49,767  2024 Cost Recovery = Unknown  Waive application fee for past years 7 QUESTIONS 8