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7A Millbrae Serra Station Staff Report

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7A Millbrae Serra Station Staff Report PLANNING COMMISSION CITY OF MILLBRAE AGENDA REPORT 621 Magnolia Avenue Millbrae, CA 94030 SUBJECT: Actions relative to the Millbrae Serra Report No.: 7a Station development located north of Linden Avenue and east of El Camino Real in the Transit For Agenda of: October 2, 2017 Oriented Development Planning Zone of the Millbrae Station Area Specific Plan, as follows: Address: North of Linden Avenue and East of El Camino Real SITE DEVELOPMENT PLAN for three buildings: Property Owner: VAM Millbrae Linden, a. Building 1 is 10 stories with a penthouse and LLC; Millbrae El Camino LLC; and contains 119 apartments and approximately VAM Millbrae Serra, LLC 4,255 sq. ft. of retail on the ground floor; b. Building 2 is 10 stories and contains 325 apartments; and Applicant: Millbrae Serra Station LLC c. Building 3 is 9 stories and contains Originator: approximately 8,960 sq. ft. of retail and Tonya Ward, Director approximately 290,140 sq. ft. of office. Tom Madalena, Deputy Director All three buildings sit over a 3-story underground Colette Meunier, Project Planner garage, which is proposed to project underneath street right-of-ways. The buildings are proposed to overhang the public right-of-way no less than 25 feet above finished grade; ADJUSTMENTS TO THE DEVELOPMENT STANDARDS as set out in Table 5-1 of the Millbrae Station Area Specific Plan (MSASP) as provided for in the Specific Plan on page 1.10; Application submittal dates: June 16, A VESTING TENTATIVE PARCEL MAP to 2016; November 22, 2016; December 19, subdivide existing parcels into three development 2016; January 25, 2017, February 3, 2017, parcels, abandon various existing public and utility and July 3, 2017 easements, and grant easements for public access and public utilities, including extending California Application deemed complete date: Drive along the east and north side of the project The Project includes a Development site; and Agreement, which is a legislative action, and therefore, the Project is not subject to DEVELOPMENT AGREEMENT to allow the California Permit Streamlining increases in the maximum Floor Area Ratio (FAR) requirements. from 2.5 to 5.88, and increases in the maximum number of units/acre from 80 units/acre to 243 Prior Planning Commission meeting units/acre, in exchange for community benefits, date(s): May 1, 2017 consistent with Chapter 10, Community Benefits Program, of the MSASP. (Public Hearing) ATTACHMENTS: Attachments A through L summarized in staff report. 1 REPORT TYPE: ACTION _X_____ INFORMATIONAL ______ ITEM TYPE: CONSENT ___PUBLIC HEARING _X__ EXISTING BUSINESS ___ NEW BUSINESS___ RECOMMENDATION It is recommended that the Planning Commission open the public hearing regarding adopting the attached Resolution (see Attachment A) recommending that the City Council adopt the following Resolutions and Ordinance: 1. A Resolution making the necessary findings under the California Environmental Quality Act (CEQA) to approve the Millbrae Serra Station project; 2. An Ordinance approving a Development Agreement that provides benefits to the Developer including increased development intensity in exchange for community benefits which includes that 15 percent of the residential units are to be affordable, and the extension of California Drive on the east and north side of the Project site, and the realignment of California Drive from south of Millbrae Avenue to Linden Avenue, if the City secures the necessary ROW approvals; 3. A Resolution approving a Site Development Plan to allow the construction of three new structures over a three-story underground parking garage; and 4. A Resolution approving a Vesting Tentative Parcel Map to allow the merger and subdivision of 22 parcels, totaling approximately 3.6 acres, into three lots, abandonment of various existing public and utility easements, and granting easements for public access and public utilities, including extending California Drive along the east and north side of the project site; Receive public testimony, provide staff and the applicant with the Commissioners’ questions and concerns. ATTACHMENTS: A. Resolution recommending that the City Council adopt Resolutions making the necessary CEQA findings, approving the Site Development Plan and approving a Vesting Tentative Parcel Map; and adopt an Ordinance approving a Development Agreement for the Millbrae Serra Station project. Exhibits: 1. Resolution making required CEQA Findings and Adopting the Mitigation Monitoring and Reporting Program (MMRP) [to be provided at a subsequent meeting] 2. Ordinance Approving the Development Agreement [to be provided at a subsequent meeting] 3. Resolution approving the Site Development Plan 4. Resolution approving Vesting Tentative Parcel Map [to be provided at a 2 subsequent meeting] B. Serra Station Project Compliance Table with MSASP Policies C. Serra Station Project Compliance Table with MSASP Design Standards and Guidelines D. Building R1 Compliance Table with MSASP Development Standards E. Portions of Buildings R1 and R2 Affected by the 45-Degree Height Plane F. Building R2 Compliance Table with MSASP Development Standards G. Building C1 Compliance Table with MSASP Development Standards H. Fiscal Impact Analysis I. Property Ownership along the California Drive Extension and Realignment. J. Applicant’s Project Description The following plan sets have previously been provided to the Planning Commissioners: K. Site Development Plan Set L. Vesting Tentative Map These plan sets and other application materials are available on the City’s website at: http://www.ci.millbrae.ca.us/departments-services/community-development/planning- division/millbrae-station-area-specific-plan-msasp-/msasp-development-applications/millbrae- serra- or: https://tinyurl.com/y96c8a8q Project Plans • Vesting Tentative Map 7-3-2017 • Millbrae Serra Station (TOD#1) Site Development Plan Part 1 (page 1-29) 01-25-2017 • Millbrae Serra Station (TOD#1) Site Development Plan Part 2 (page 30-57) 01-25-2017 Supporting Documents • Tentative Map Resubmittal Storm Drainage Report 12-19-16 • Millbrae Station Transportation Demand Management Plan 06-19-2016 • Fiscal Impact Analysis 10-06-2016 • Exhibit - Public and Privately Maintained Infrastructure • Millbrae Final DRAFT Vibration Evaluation Study 08-18-2016 • Access and Circulation Study Memo 03-27-2017 • BKF Letter re VTM Resubmittal Changes+Maintenance 06-29-2017 The Draft EIR and Final EIR are available on the City’s website at: http://www.ci.millbrae.ca.us/departments-services/community-development/planning- division/millbrae-station-area-specific-plan-msasp 3 or: https://tinyurl.com/ybclznwq OUTLINE OF THIS STAFF REPORT This staff report is organized as follows: Background Proposed Project Project Site and Vicinity Project Description Site Development Plan Adjustments to the Development Standards Vesting Tentative Parcel Map Development Agreement Issues and Analysis Project consistency with the MSASP Policies and Design Standards and Guidelines Consistency with MSASP Development Regulations Underground Parking Garage Residential Building R1 Residential Building R2 Office Building C1 Evaluation of the Vesting Tentative Parcel Map Evaluation of the Development Agreement Affordable Housing Fiscal Impact Analysis Environmental Review Next Steps Recommendation BACKGROUND The Millbrae Intermodal Station (“Millbrae Station”) opened in June 2003 as part of the BART San Francisco Airport (SFO) Extension Project and is a vital and crucial connection between Caltrain’s commuter rail system and BART’s transit system. It is also a planned station for California’s High Speed Rail system. In 1998, prior to the opening of the Millbrae Station, the City of Millbrae adopted the Millbrae Station Area Specific Plan (MSASP). The MSASP outlined a vision for the area around the Bay Area Rapid Transit (BART) Station, set development standards for new buildings, and identified implementation strategies. While some development successfully occurred under the 1998 MSASP, new development pressures, 4 economic shifts, and changes in the Millbrae community led to the City undertaking an update to the 1998 MSASP. The intent of the Specific Plan Update was to provide a policy and regulatory foundation to encourage a vibrant, mixed-use Transit Oriented Development (TOD) district that takes advantage of the regionally significant multi-modal transit facility. The MSASP Update, adopted by the City Council on February 9, 2016, refined the vision for the Millbrae Station area and provided updated policies for circulation, infrastructure, development regulations, and design standards and guidelines to ensure quality new development that contributes positively to the community experience. An important component of the update was that the City significantly increased the density allowed by the Specific Plan and authorized additional land uses which has increased development activity in the Specific Plan area. An Environmental Impact Report (EIR) was prepared to analyze the MSASP Update, and the two proposed transit-oriented developments (TODs) within the Specific Plan area: 1. Gateway at Millbrae Station, located east of the railway tracks on existing BART parking lots and bus stops, proposed by Republic Urban; and 2. Millbrae Serra Station, located west of the railway tracks on the site of a closed convalescent hospital and adjacent vacant land and buildings, proposed by Millbrae Serra Station LLC. The Planning Commission took action on November 16, 2015 to recommend to the City Council certification of the EIR with necessary CEQA
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