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Report regarding applications for a Minor Use Permit, Design Review, Transportation Demand Management Plan, and Density Bonus to construct a residential development consisting of 262 units at 1477 Huntington Avenue the T5 Corridor Zoning District (T5C) in accordance with Title 20 of the South San Francisco Municipal Code (SSFMC), and determination that the project was sufficiently analyzed under the General Plan Environmental Impact Report (EIR), pursuant to California Environmental Quality Act (CEQA) Guidelines section 15162 and 15168 and qualifies for streamlining per CEQA Guidelines Section 15183 and 15183.3, and that the project is categorically exempt from CEQA per CEQA Guidelines section 15332 (Adena Friedman, Principal Planner)
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RECOMMENDATION
Recommendation
Staff recommends that the Planning Commission conduct a public hearing and take the following actions:
1. Adopt a resolution determining that the project is consistent with a certified Program Environmental Impact Report based on the analysis in the Infill Checklist, and would not necessitate the need for preparing a subsequent environmental document pursuant to the criterial of CEQA Guidelines Sections 15162 and 15168, and is subject to streamlining per CEQA Guidelines Section 15183 and 15183.3, and is categorically exempt from CEQA pursuant to CEQA Guidelines Section 15332.
2. Adopt a resolution making findings and approving a Minor Use Permit, Design Review Transportation Demand Management Plan, and Density Bonus, subject to the attached Conditions of Approval.
MOTION TO ADOPT STAFF RECOMMENDATION
(1) Move to adopt the resolution making findings and CEQA determinations
(2) Move to adopt the resolution making findings and approving project entitlements.
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BACKGROUND AND PROJECT OVERVIEW
In February, 2021, Overton Moore Properties (OMP) (“applicant”) submitted an application for a residential development containing 262 residential units at 1477 Huntington Avenue. The project site is located mid-block on the east side Huntington Avenue, between South Spruce Avenue to the north, and Noor Avenue to the south, and Centennial Way Trail to the east. The project site consists of one parcel (APN 014-184-120) and is just under two acres. The site is currently developed with a single-story office building and garage (approximately 7,000 square feet) and is surrounded by surface parking. AT&T currently uses the site to park maintenance vehicles. Surrounding land uses include an office building used by San Mateo County Department of Human Services to the north, the 410 Noor residential development (currently under construction) to the west, a general office building to the south, and the Centennial Way Trail to the east.
Project Description
The proposed project is a single seven-story building (85’ in height), containing 262 units, amenity uses, open space and recreational areas, and two levels of garage parking within a podium. The Project Plan Set (Exhibit B to the Entitlements Resolution) details the site plan, architecture, and landscape design. Both the first and second levels contain residential, and amenity uses that wrap the podium parking garage. The ground floor of the building contains six residential units and a lobby / leasing office / mail room facing Huntington, with additional amenity areas and open space uses at the rear of the building, facing Centennial Way Trail. The upper levels contain residential units and amenities, organized around two podium-level open space areas, one facing Huntington Avenue, and one at the rear of the building facing Centennial Way Trail. The units are a mix of for-rent studio units (25), one-bedrooms (178), and two-bedrooms (59), ranging from 500 sq. ft. to 1,340 sq. ft. The project proposes 288 residential parking spaces, which are provided in a mix of standard parking spaces, tandem parking spaces, and mechanical stackers.
The project contains a range of amenities and common areas, including a lobby and leasing area, a fitness room, a co-working space, a bike room and bike repair station, and club room and indoor amenity spaces. Common and private open space is also located throughout the development, much of which is accessible to the public and serves as a connection to the Centennial Way Trail.
The design of the building focuses on creating pedestrian connections from Huntington through to Centennial Way Trail. A public access walkway surrounds the building, providing two access points from Huntington to reach the Centennial Way Trail. The applicant is also proposing to construct a walkway connection from the open space amenity at the rear of the building directly to the trail, to create a direct connection for project residents and members of the public access the trail and future trail improvements. The project is also creating a mid-block crosswalk across Huntington, which will improve connectivity in the area. The proposed connections to Centennial Way Trail relied on in-depth coordination with Parks and Recreation and Capital Improvement Projects staff.
Building Architecture and Design
The building architecture and design is intended to enhance the pedestrian experience on both Huntington Way and Centennial Way Trail, with strong building facades that activate the ground-floor and create openings and visual interest at the street level. The Huntington Avenue façade contains the building’s primary entry, leasing office and amenity uses on the southern portion of the façade, which opens on to the street with storefront glazing and windows above. The building also includes ground-floor units with private stoops that open to Huntington Avenue. The stoops are several steps off the ground, designed to provide privacy for the residents while creating a varied ground-floor façade and reflecting the design of the 410 Noor Avenue residential project, currently under construction on the west side of Huntington Avenue. The Centennial Way Trail building frontage on the ground floor also has storefront glazing which creates visual transparency to the fitness center and co-working space, and the garage spaces at the ground floor are enclosed with metal mesh screening. The building architecture references South San Francisco’s industrial history, with brick veneer, metal panels and detailing, and industrial-style windows. The building features a prominent corner element at the primary building entry, and two large podium open spaces courtyards (one facing Huntington Avenue, and one facing Centennial Way Trail), which help to break up the building massing and provide a variety of open space amenities. The building facades are organized with a variety of colors, materials, and articulation.
Landscape and Open Space
The 1477 Huntington Project contains a variety of public and private open space types and amenities. An entry plaza is organized outside of the primary building entry on Huntington, designed with seating areas and decorative plantings. The project also provides an outdoor fitness plaza that is connected to the gym, opening up to the Centennial Way Trail. There is also a small dog park on the Centennial Way Trail frontage. The project does not include a fence on the rear property line, which allows for the amenities on the project property to be open to the public, and to serve as connections from the project to the trail. The applicant has also agreed to plant and maintain a 15-foot buffer adjacent to the rear property line, in order to provide a buffer zone between the building and the trail (included as a condition of approval). The buffer will be planted with low-water native plants, and drought-tolerant groundcover.
In addition to the publicly-accessible open space, the project contains two podium courtyards to serve as open space amenities for all of the residents. The courtyards contain a variety of seating areas, outdoor kitchen facilities, fire pits, a play area, and a spa. Two roof decks are planned for the top level of the building, and the majority of the units have a private balcony or patio that serves as private open space.
Circulation and Parking
Access to the project site is via a 20-foot-wide driveway entrance which connects to Huntington Avenue at the southern end of the project site. A 20-foot-wide emergency vehicle access (EVA) area extends east from the project driveway, along the site’s southern boundary, to a fire truck turnaround area at the southwest corner of the site, in accordance with Fire Department requirements. In addition, a 12-foot by 45-foot loading area is provided at the northern side of the project site.
Parking is provided on the first and second floors within the podium and is wrapped by residential and amenity uses. Visitor parking is located in the first garage floor, immediately accessible from the project driveway. All residential parking must be accessed by a secure gate, and is provided in a combination of mechanical stackers and surface parking spaces. The project also contains a bike room on the ground floor with secure bike parking.
Entitlements Request
The entitlements request for this project includes:
• CEQA Determination
• Minor Use Permit, allowing residential units on the ground floor
• Design Review
• Transportation Demand Management (TDM) plan
• Density Bonus
ZONING CONSISTENCY ANALYSIS
Proposed Use
The project site is located within the T5 Corridor Zoning District (T5C). Section 20.135.020.H of the Zoning Ordinance contains this description of the district:
“The T5C zoning district supports a comfortable and walkable high-intensity urban core. Located west of Highway 101 as well as at major nodes along El Camino Real, the district supports walkable sites and high-intensity forms. As large sites transition into walkable blocks, the district supports vertical mixed-use development with buildings facing the City’s corridors as well as internal street networks and publicly-accessible open spaces. Diverse frontages provide space for active ground-floor uses and shape the relationship between private development and the expanded public realm.”
The maximum density in the T5C District is 140 du / ac; the proposed project density is 132 du / ac, consistent with this requirement. Multi-family residential development is a permitted use in the T5C District, with the exception of ground-floor residential, which requires a Minor Use Permit (MUP). The applicant is applying for a MUP for the ground-floor residential units, since the proposed development includes six residential units on the ground floor, within the northern half of the building. Staff supports the request for a MUP since the ground floor units are designed with front stoops, landscaping, and building openings that activate the street frontage, and they also mimic the design of the previously approved 410 Noor project across the street. Locating units on the ground floor also allows the project to maximize the number of residential units within the building footprint. Additionally, the street frontage contains a mix of residential units and non-residential uses, which creates visual interest at the pedestrian level.
Building Type and Development Standards
The 1477 Huntington development is a “Flex High-Rise” Building Type (SSFMC Section 20.135.030.K). A flex high-rise building is a large-scale development designed to accommodate a range of uses and configurations with multiple primary building frontages. Retail, restaurant, service, office, and residential uses may be accommodated on all floors. Parking may be at the ground level (placed behind other street-facing uses).
Development standards for the T5C Zoning District are outlined in SSFMC Section 20.135.020(H) of the Zoning Ordinance, and the Flex High-Rise Building Type standards are included in SSFMC Section 20.135.030(K). In addition to standards specific to the T5C District and building type, SSFMC Chapter 20.310 (Site and Building Design Standards) contains general citywide site and building design standards to be used in conjunction with the applicable base zoning district requirements. SSFMC Section 20.310.004 (Multi-Family Residential and Residential Mixed-Use Design) includes additional standards applicable to multi-family residential and mixed-use developments.
The project complies with most of the applicable site and building design standards with some minor deviations. The proposed deviations from the required site and building design standards are requested as a Waiver/Reduction of Development Standards under the State Density Bonus Law, described in detail later in this staff report.
Parking Requirements
The number of required parking spaces for different land uses is regulated by SSFMC Section 20.330.004 (Required On-Site Parking Spaces); no off-street parking is required for any use located within a Transit Station Area. A Transit Station Area includes any of the following: (a) Major transit stops; (b) Major transit stops included in an applicable regional transportation plan; (c) A transit corridor with a fixed route bus service with service intervals no longer than 15 minutes during peak commute hours. The project site is located within one-half mile of the San Bruno BART Station and the El Camino Real transit corridor, therefore, no minimum parking is required. However, the applicant is proposing a total of 288 residential parking spaces (1.1 spaces per residential unit). This proposal is based on the expected market demand for parking. The maximum permitted residential parking for this project is 292 spaces, and the proposed parking is below the maximum.
Per SSFMC Section 20.330.005(B)(2) (Unbundled Parking from Residential Uses, Rental Apartment Developments), all the provided parking for units that are not deed-restricted affordable units may be unbundled, subject to approval of a parking management and monitoring plan by the Planning Commission. The applicant is proposing to unbundle parking for the market rate units, and has submitted a parking management and monitoring plan for Planning Commission review (Attachment 1 to this staff report).
The 1477 Huntington Project is providing 144 bicycle parking stalls for residents, which is .55 bike parking spaces / unit. This exceeds the long-term bicycle parking requirement, which is a minimum of .25 spaces / unit. The bike parking is located within a secured bike room in the first-floor garage, and the design and location meets all the requirements contained in SSFMC Section 20.330.007 (Bicycle Parking).
Transportation Demand Management (TDM) Plan
The newly revised SSFMC Chapter 20.400, (Transportation Demand Management (TDM) (TDM), requires residential land uses with 20 or more units to provide a TDM plan and are categorized as Tier 1 projects. The minimum requirement for Tier 1 projects is to achieve a total of 20 points.
Hexagon Transportation Consultants, Inc. prepared a draft TDM plan for the project (attached as Exhibit C to the associated Entitlements Resolution). The draft TDM plan provides a description of TDM Measures that the project will implement in order to achieve the 20-point minimum for Tier 1 projects. Examples of proposed TDM measures include an on-site transportation coordinator, a subsidized transit pass, on-site bicycle facilities, and proximity to a variety of high-quality transit opportunities. A draft condition of approval is included to ensure TDM compliance and annual reporting.
State Density Bonus Law
The Density Bonus Law (California Government Code Sections 65915-65918) provides developers with tools to encourage the development of affordable and senior housing, including up to a 50% increase in project densities for most projects, depending on the amount of affordable housing provided. The Density Bonus Law provides a package of incentives intended to help make the development of affordable and senior housing economically feasible by providing incentives/concessions as well as additional forms of assistance which can have important benefits for a housing project. The 1477 Huntington Project qualifies for the Density Bonus Law, by providing 5% very-low-income units. An additional 10% of the units will be provided at lower income, resulting in a total of 15% below market rate (BMR) units, which is in full compliance with the City’s Inclusionary Housing Ordinance (SSFMC Chapter 20.380) and discussed below.
Under the Density Bonus Law, a qualifying project is eligible to receive one incentive or concession, an unlimited number of waivers from required development standards, and reduced parking requirements. While this project is not seeking additional residential density, it is eligible to apply for incentives, waivers, and / or parking reduction since it is meeting the Density Bonus Law affordability requirements. No concession or incentive is being requested for the project, and the reduced parking requirement is not applicable since this project does not have a minimum parking requirement.
The applicant is seeking several waivers for the following development standards, also outlined in Exhibit D to the associated Entitlements Resolution:
• SSFMC Section 20.135.020.H (3) (T5 Corridor Zoning District (T5C)): Buildings shall be constructed at the required setback for at least 75 percent of the width of the build-to area (in this case, ten feet or less). The proposed design has the majority of the building set back 13 feet from Huntington Avenue.
The Airport Land Use Compatibility Plan (ALUCP) 70dB Noise Contour Line restricts the corner of the property, which determines the location of the building since residential uses cannot be located within this contour. In addition, the additional setback provides a wider sidewalk and outdoor amenity, activating the street frontage and creating an open space plaza outside of the main building entrance.
• SSFMC Section 20.310.004 (B)(3) (Site and Building Design Standards - Building Modulation/Articulation): When a building façade is 300 feet or greater in length along a right-of-way, it must be separated into volume by: (a) Recesses a minimum of 40 feet in width and 40 feet depth that extend the full height of the building; and (b) A change in building height with a minimum of eight-foot difference.
The 1477 Huntington project meets the requirements of (a) and is requesting a waiver from (b). The project generally meets the spirit of this requirement by having roof decks providing a height difference of more than 12 feet. In addition, the project provides a difference in building height with the seventh-floor setback and provides a massing change from the sixth floor on a portion of the building. For the entire building to have a change in building height of 8 feet it would significantly reduce the number of units in the project, as it would require the loss of a portion of the top story of the building.
• SSFMC Section 20.310.004 (D) (Site and Building Design Standards - Windows): Trim at least two inches in width and one inch in depth must be provided around all windows, or windows must be recessed at least three inches from the plane of the surrounding exterior wall.
A portion of the windows in the project include windows with trim meeting the code requirements. No trim was provided on a portion of the windows to meet the contemporary design intent on a portion of the building. The windows without trim are proposed to be recessed by two inches (instead of three), since a three-inch differential would impact the framing of the building, and significantly increase the project costs.
Under State Density Bonus Law, a city cannot apply any development standard which physically precludes the construction of the project at its permitted density and with any granted concessions/incentives. The above requested waivers are for minor design standards under the City’s code requirements, which are waivable development standards. These waivers would also allow the proposed project to provide residential units at the permitted density that are of high-quality and comfortable sizes for families, as well as provide substantial amenity space, interior and exterior, for future residents, within a high-quality building design and site plan. Staff supports granting these waivers per the State Density Bonus Law, as the applicant is proposing 262 residential units within a transit-oriented location, meeting the City’s inclusionary housing ordinance, and is increasing pedestrian and bicycle connections to Centennial Way Trail.
Inclusionary Housing Regulations and Affordable Housing Agreement
SSFMC Chapter 20.380 requires that “for rental” residential developments of five or more units provide a minimum of 15% of the base dwelling units as inclusionary units affordable to very low, lower or moderate-income households. The required 15% shall consist of two-thirds designated for lower income households and one-third designated for very low-income households and is calculated using the total number of units proposed for the project site (detailed in Exhibit E to the Entitlements Resolution).
The project includes a total of 262 units, and will provide a total of 39 BMR units, consisting of 26 units designated for low-income and 13 units for very low-income, complying with the Inclusionary Housing requirements. Since the calculation of affordable units results in a fraction (39.3 units), the applicant will pay the in-lieu inclusionary housing fee for the fractional amount (the current fee is $424,840.11 / unit). An Affordable Housing Agreement between the applicant and the City will be drafted in accordance with the requirements contained in SSFMC 20.380 and will be reviewed and approved by the City Manager as a standard Affordable Housing Agreement. This requirement has been included as a Condition of Approval for the project.
The income limits for the affordable units are determined by the State Department of Housing and Community Development and are set for San Mateo County as a whole. Attachment 2 to this staff report contains the most up-to-date income limits for affordable units, for informational purposes.
GENERAL PLAN CONSISTENCY ANALYSIS
The General Plan Land Use Designation for the project site is Urban Residential, which is consistent with the T5C zoning district. The Urban Residential designation is a higher-density residential area with a variety of multifamily housing choices (maximum density of 180 du / ac). The 1477 Huntington project is consistent with the Urban Residential land use designation, and also helps to implement many of the General Plan’s goals and policies, including the following:
• GOAL LU-1: Create complete neighborhoods, where residents can access most of their everyday needs within a short walk, bike, or transit trip.
• Policy LU-1.2: Connectivity in complete neighborhoods. Improve walk, bike, and accessibility in complete neighborhoods.
• GOAL LU-2: Equitable transit-oriented communities near transit centers, including SamTrans stops and Caltrain and BART stations, that mix high quality development, affordable housing, community services, and improved mobility options.
• Policy LU-2.1: Prioritize development near transit centers. Collaborate with developers and property owners to locate new housing, mixed use, and employment uses near transit centers to minimize reliance on personal automobiles.
• Policy LU-2.3: Develop connected transit-oriented communities. Develop strong pedestrian, shuttle, and bicycle connections to and/from transit via pedestrian-oriented building design, creating safe and convenient road crossings, and providing street furniture and amenities.
• GOAL LU-3: A diverse range of housing options that create equitable opportunity for people of all ages, races/ethnicities, abilities, socio-economic status, genders, and family types to live in South San Francisco.
• GOAL LU-4: High-quality residential neighborhoods.
• Policy LU-4.4: Improve pedestrian and bicycle connectivity in residential neighborhoods. Link existing residential neighborhoods by providing convenient pedestrian and bicycle connections to nearby destinations, such as parks, public facilities, and shopping centers.
• Policy LU-4.9: Encourage amenity space for physical activity / healthy living in multifamily development. Encourage new multifamily development to provide amenity space (gyms, active spaces, outdoor open space, flex working spaces, etc.) which promote physical activity and healthy living options.
• Policy LU-4.10: Encourage walkable connections in multifamily development. Encourage new multifamily developers to provide convenient, walkable connections to nearby trails, transit, and open space to promote active lifestyles.
The project site is located within the El Camino Real Sub-Area, which envisions El Camino Real as a dynamic and accessible corridor, with strategic locations for increased density and mixed-use hubs. The project is consistent with, and implements the following El Camino Real Sub-Area goals and policies:
• GOAL SA-8: A range of housing types are produced for different income levels and household types along El Camino Real and throughout the corridor.
• Policy SA-8.2: Develop high-density housing. Develop high-density housing on sites designated as Urban Residential, which emphasizes higher-density, multifamily residential development.
• Policy SA-14.4: Improve pedestrian and bicycle connections to the Centennial Way Trail.
The applicant’s proposal is designed to be consistent with the vision for the Urban Residential land use designation, and the General Plan goals and policy direction to create vibrant, mixed-use areas near high-quality transit, with a focus on pedestrian and bicycle connections and linkages.
DESIGN REVIEW BOARD
The Design Review Board (DRB) reviewed the proposal on July 20, 2021, and had comments regarding site design, landscaping, and building materials and finishes. Following that meeting, the applicant revised the project, and the Board reviewed the updated application at their November 16, 2021 meeting. The DRB members supported the revised design, and provided additional comments regarding landscaping, and directed the applicant to work with City staff on the interface between the project and the Centennial Way Trail, and recommended approval. The DRB’s comments have been taken into consideration by the applicant and incorporated into the proposal, and the applicant has continued to revise the landscaping concept, focusing on the buffer zone adjacent to the trail. Comment letters from both meetings are attached to this staff report (Attachment 3).
HOUSING STANDING COMMITTEE (HSC)
For the Planning Commission’s reference only, at the time the proposed project underwent review prior to the General Plan/Zoning Code Update, it was required to be considered by the Housing Standing Committee, comprised of two Planning Commissioners and two City Council members. That committee reviewed the project’s design in a duly noticed public meeting on November 15, 2021. No members of the public provided comments. The HSC reviewed the project and was generally supportive of the project’s architectural design, amenities, mix and affordability for the housing units proposed. The HSC review requirement is no longer applicable to the project review process under the revised General Plan/Zoning Ordinance regulatory structure and this information is provided for reference only.
ENVIRONMENTAL REVIEW
In 2022, the City Council certified a programmatic Environmental Impact Report (EIR) and Mitigation, Monitoring and Reporting Program (MMRP) for the General Plan (SCH # 2021020064) (Associated CEQA Resolution, Exhibit A). The California Environmental Quality Act (CEQA) allows for limited environmental review of subsequent projects under a program Environmental Impact Report (EIR) (CEQA Guidelines section 15162 and 15168). Components of a subsequent project must be examined in the light of the program EIR to determine whether any additional environmental analysis must be conducted.
The CEQA Guidelines require lead agencies to use checklists or similar mechanisms to conduct this evaluation. City staff, assisted by Raney Planning & Management, completed an Infill Environmental Checklist (Associated CEQA Resolution, Exhibit B), which included the following supporting technical analyses (attached to the Infill Checklist as appendices):
• Air Quality and GHG Monitoring
• Arborist Report
• Geotechnical Feasibility Study
• Phase 1 Environmental Site Assessment
• Subsurface Investigation
• Preliminary Drainage Analysis
• Environmental Noise Assessment
• Traffic Impact Assessment
• Transportation Demand Management Program
The Infill Checklist analyzes consistency with the General Plan EIR and the Plan Bay Area (PBA) 2040 EIR (SCH # 2016052041). PBA is San Francisco Bay Area’s Sustainable Communities Strategy adopted pursuant to SB 375, and it integrates land use and transportation strategies to achieve state and regional emissions reduction targets. The Infill Checklist found that the 1477 Huntington project would not have any significant effects on the environment that either have not already been analyzed in a prior EIR, or that are more significant than previously analyzed, or that uniformly applicable development policies would not substantially mitigate. Thus, it does not require subsequent environmental review pursuant to CEQA Guidelines 15162 and 15168, and is eligible for CEQA streamlining per CEQA Guidelines 15183 and 15183.3.
In addition, the project is also categorically exempt pursuant to CEQA Guidelines Section 15332 as it qualifies as infill development project. Specifically, the proposed project is designed to be consistent with the City’s General Plan and zoning regulations. The project is located within South San Francisco on a site of less than five acres and surrounded by urban uses. The project site has no value as habitat for endangered, rare, or threatened species as it is in a built-out environment and is currently disturbed as the site of an existing building and parking lot. Additionally, as detailed in the Infill Checklist, approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality, and it would continue to be adequately serviced by all required utilities and public services. Therefore, the circumstances support the application of the categorical infill exemption under CEQA Guidelines.
CONCLUSION
The proposed residential development at 1477 Huntington Avenue is designed to be consistent with both General Plan goals and the Zoning Ordinance requirements. The project would develop 262 residential units in a transit-oriented location, including 39 affordable units, construct significant streetscape improvements on Huntington Avenue, improve bicycle and pedestrian connections to the Centennial Way Trail, and provide publicly-accessible open space plazas and amenities.
Further, the proposed project will provide a high-density residential development that fulfills the guiding principles of the Shape SSF General Plan. The project will revitalize an underutilized parcel, add residents to a growing and transitioning part of the City, offer housing near employment uses, and focus investment in transit-oriented development close to the San Bruno BART station and the El Camino Real transit corridor.
Staff recommends that the Planning Commission take the following actions:
1. Adopt a resolution determining that the project is consistent with an adopted Program Environmental Impact Reports for the General Plan and Plan Bay Area, based on the Infill Checklist, would not necessitate the need for preparing a subsequent environmental document pursuant to the criteria of CEQA Guidelines Sections 15162 and 15168, and based on that analysis is also subject to CEQA streamlining per 15183.3, and is categorically exempt from CEQA pursuant to CEQA Guidelines Sections 15332 (EIR21-0001);
2. Adopt a resolution making findings and approving a Minor Use Permit (MUP23-0001), Design Review (DR21-0004), Transportation Demand Management Plan (TDM21-0001), and Density Bonus (DB23-0001), subject to the attached draft Conditions of Approval.
Attachments
1. Parking Management and Monitoring Plan
2. San Mateo County Affordable Housing Income Limits
3. Design Review Board Letters
Exhibits to Associated CEQA Resolution (23-279)
A. General Plan 2040 EIR and MMRP
B. 1477 Huntington Infill Checklist
a. Air Quality and GHG Monitoring
b. Arborist Report
c. Geotechnical Feasibility Study
d. Phase 1 Environmental Site Assessment
e. Subsurface Investigation
f. Preliminary Drainage Analysis
g. Environmental Noise Assessment
h. Traffic Impact Assessment
i. Transportation Demand Management Program
Exhibits to Associated Entitlements Resolution (23-280)
A. Draft Conditions of Approval
B. 1477 Huntington Project Plans
C. 1477 Huntington Draft TDM Plan
D. Applicant’s Incentive/Waiver Justification
E. Density Bonus & BMR Unit Information Request Form