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Millbrae Station Area Specific Plan (Specific Plan) Summary Memo of Amendments to June 2015 Public Review Draft Specific Plan

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Millbrae Station Area Specific Plan (Specific Plan) Summary Memo of Amendments to June 2015 Public Review Draft Specific Plan December 8, 2015 Millbrae Station Area Specific Plan (Specific Plan) Summary Memo of Amendments to June 2015 Public Review Draft Specific Plan The following table summarizes the list of recommended amendments to the 2015 draft Specific Plan that was publically distributed in June 2015 based on comments received from the community, other agencies and organizations, and further analysis and review by City Staff. • New Text is Shown Bold, Underlined • Deleted Text is Shown Strikethrough • Revised Graphics are included throughout Summary Memo. • Page numbers in table refer to page numbers in Public Review Draft Specific Plan. • Includes additional changes from Planning Commission Resolution 15-04, shown in red text. Chapter 1 – Introduction pp# Amendment Source 1.7 General Plan In the Housing Element, the MSASP area is identified as a “Housing Opportunity Area” having potential for housing sites. As such, future development within the Plan Area will be required and incentivized to provide affordable housing. 1.7 Zoning Code This update will require an amendment to the Zoning Code to substitute the 2015 update for the 1998 Specific Plan.. As before, some portions of the Zoning Code will continue to apply to the Plan Area, but most of the zoning requirements for new development are included in later chapters of this document. this Specific Plan includes standards and guidelines for new development. Requirements not specifically addressed in this plan will continue to be regulated by the Millbrae zoning code. 1 December 8, 2015 1.7 San Francisco Airport Land Use Compatibility Plan This document provides land use requirements and recommendations and other information relevant to development near SFO. 1.8 Grand Boulevard Initiative The Grand Boulevard Initiative (GBI) is a regional collaboration, consisting of 19 cities, counties, and local and regional agencies, in order to improve the El Camino Real corridor, from Daly City to central San Jose. The Grand Boulevard Initiative scope encompasses 1/2 mile on each side El Camino Real. The GBI seeks to transform El Camino Real into a more walkable, transit-friendly boulevard with mixed-use development. This vision is embodied in the Grand Boulevard Initiative Guiding Principles, which were adopted by the City of Millbrae in 2008 (Grand Boulevard Planning District, Ordinance 726). The GBI Task Force, including the City of Millbrae, adopted the Grand Boulevard Multimodal Transportation Corridor Plan on September 15, 2010. The Grand Boulevard Multimodal Transportation Corridor Plan contains multimodal access strategies, street design guidelines, and prototypes for development along the corridor. 1.10 Permitting All applications for new construction, modifications to existing buildings, and changes in use shall follow the permitting and review procedures and processes established in Article XVII Millbrae Station Area Planned Development or “MSAPD” District of the Millbrae Zoning Code. All applications for new construction, modifications to existing buildings and changes in use shall be reviewed for conformance with the General Plan and the Millbrae Station Area Specific Plan, including policies, standards and guidelines. 1.10 Non-Conforming Structures and Uses Any lawfully existing land use occurring at the time of the effective date of this Specific Plan is allowed to may be continued, notwithstanding any omission of a particular use in Table 5-1. 1.10 Adjustments to the Plan Development Standards In order to create the most beneficial outcome, a certain amount of flexibility is needed to respond to shifts in market demand and changes in construction practices. When needed, submittals for minor adjustments to development standards as shown in Table 5-2 (up to a 10% increase) 2 December 8, 2015 shall be made to the City of Millbrae, and determinations shall be made at the administrative level by the Community Development Director. Minor adjustments that pertain to building height increase within the maximum height range of 108 to 121 feet are also subject to compatibility and consistency determination with the Airport Land Use Compatibility Plan (ALUCP). Chapter 4 – Concepts and Policies Pg. # Amendment Source 4.2 Transit-Oriented Development (TOD) The Specific Plan envisions a wide variety of uses in areas closest to the Millbrae BART/Caltrain Station (Millbrae Station), including the current BART parking lots, that take advantage of station proximity. Transit- Oriented Development envisioned for this area is development that includes land use types such as residential, office, hotel and ground-floor retail. Employment uses, retail, service, hotels, and multi-family housing uses will maximize transit trips. The Specific Plan promotes the integration of these uses on individual sites and within single projects. All of these uses will capitalize on transit, and the integration of residential and employment uses will ensure that there is activity in the station area during the day and in the evenings. 4.2 Employment Center/Light Industrial The area south of Adrian Road will accommodate office uses in new Class A buildings as well as employment generating light industrial uses that can take advantage of freeway proximity, and transit service, and add valued economic development benefits. Light industrial uses shall include research and development (R&D), STEM (science, technology, engineering, and math), tech / biotech manufacturing, and high tech services that involve a combination of assembling, warehousing and/or sales. New housing development in the nearby TOD area will create opportunities for employees to live close to their workplaces, which is attractive to employers and creates further opportunities for walking and bicycling to work. 4.2 Hotels Hotels are envisioned in three locations that take advantage of freeway frontage, airport proximity, and transit access. Hotels will benefit both visitors and local residents and also complement nearby retail and office uses. Hotels will provide a meeting place, as well as a place for special events, conferences, or banquets. Hotels will also diversify activities in the 3 December 8, 2015 area, providing activity during the daytime and nighttime hours with lesser peak-hour traffic impacts. The hotel locations shown in Figure 4-1 are conceptual. Hotels should be allowed flexibly flexibility and may be appropriate in TOD, Residential Mixed Use, Retail Center, and Employment Center/Light Industrial areas. 4.2 Public Facilities Public Facilities are proposed to be used as public facilities. The area directly west of Highway 101 and north of Millbrae is restricted for development due to airport runway safety issues. As the Specific Plan is implemented, the area should be landscaped at its edges to provide for an attractive entry to the City from Highway 101. Potential uses for the area include stormwater treatment facilities (bio retention swales). The Wastewater Treatment Facility, shown in green, is proposed to continue its use as a public facility. It should be noted that additional, privately- owned public open spaces are envisioned for the Plan Area and are discussed in greater detail below. 4.2 Multi-Family Residential Overlay As shown in Figure 4-1, the triangular-shaped area just north of the BART parking garage and south of the Bayside Manor neighborhood is envisioned for land uses that would provide a suitable land use transition between the BART station and the Bayside Manor neighborhood, including a city storage yard, parking, and/or multi-family residential uses. 4.3 Figure 4-1. Land Use Concept – see revised figure Employment Center/Light Industrial 4.4 4.2. Urban Design and Placemaking This section describes seven urban design principles that should be considered when evaluating future development projects and public improvements in the Plan Area. Figure 4-2, the Urban Design Concept, illustrates many of these broad principles. The urban design principles presented here establish requirements that ensure new development will provide broad community benefits to ensure future growth improves the broader community. The principles focus on the physical form of future development and how that form can contribute to a pedestrian-friendly, active TOD for Millbrae that includes well-designed buildings and public spaces that are interconnected appropriately with key destinations and the surrounding urban context. 4 CITY OF MILLBRAE MILLBRAE STATION AREA SPECIFIC PLAN UPDATE CITY OF MILLBRAE AVIADOR AVE EL CAMINO REAL MILLBRAE STATION AREA SPECIFIC PLAN UPDATE CUARDO AVE BEVERLY AVE LA CRUZ AVE HEMLOCK AVE BROADWAY AVIADOR AVE EL CAMINO REAL CUARDO AVE BEVERLY AVE SAN FRANCISCO LA CRUZ AVE HEMLOCK AVE INTERNATIONAL AIRPORT RUNWAYS MCDONNELL RD BROADWAY SAN FRANCISCO VICTORIA AVE INTERNATIONAL AIRPORT RUNWAYS MCDONNELL RD LEWIS AVE VICTORIA AVE HIGHLINE CANAL MAGNOLIA AVE BART Parking LEWIS AVE Structure AVIADOR AVE HIGHLINE CANAL MAGNOLIA AVE Millbrae CHADBOURNE AVE BART/Caltrain BART Parking Station Structure AVIADOR AVE BROADWAY Millbrae CHADBOURNE AVE BART/Caltrain Station Wastewater BROADWAY Treatment Facility Wastewater Treatment MILLBRAE AVE OLD BAYSHORE HWY MILLBRAE AVE Facility Caltrain Parking MILLBRAE AVE OLD BAYSHORE HWY EL CAMINO REAL MILLBRAE AVE ROLLINS RD Caltrain Parking EL CAMINO REAL CALIFORNIA DR ROLLINS RD CALIFORNIA DR MAGNOLIA AVE ACCESS RD S IRWIN PL MAGNOLIA AVE ADRIAN RD ACCESS RD S IRWIN PL ADRIAN RD ADRIAN RD ADRIAN RD MURCHISON DR MURCHISONROLLINS DR RD ROLLINS RD 0 250’ 500’ 0 250’ 500’ Feet Feet BRODERICK RD
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