20070123_es

COUNTY OF SAN MATEO

Inter-Departmental Correspondence

PLANNING AND BUILDING DEPARTMENT

DATE:

January 8, 2007

BOARD MEETING DATE:

January 23, 2007

SPECIAL NOTICE/HEARING:

300-foot radius

VOTE REQUIRED:

Majority

TO:

Honorable Board of Supervisors

FROM:

Lisa Grote, Director of Community Development

SUBJECT:

EXECUTIVE SUMMARY: Consideration of: (1) a Minor Subdivision, (2) an air rights Major Subdivision, (3) First and Second Density Bonuses for the development of Lot 1, (4) a Grading Permit, (5) a Use Permit for a day care center, (6) Design Review, and (7) certification of a mitigated Negative Declaration, for a 123-unit affordable rental housing development with a day care center for 60 children, and a 32-unit for-sale market-rate condominium development, including associated recreation and common areas, at 7880 El Camino Real in unincorporated Colma. (Appeal of the decision by the Planning Commission for approval.)

RECOMMENDATION

Deny the appeal and approve the Minor Subdivision, air rights Major Subdivision, Grading Permit, Use Permit, and Design Review, and certify the mitigated Negative Declaration, County File Number PLN 2006 00365, by adopting the required findings and conditions of approval.

VISION ALIGNMENT

Commitment: The proposed project keeps the commitment of “Offering a full range of housing choices.”

Goal: Number 9, which states: “Housing exists for people at all income levels and for all generations of families.”

Response: The proposed project will provide 123 units of affordable housing, significantly increasing the supply of housing for low-income families. The proposed 32-unit condominium development will increase the supply of market rate housing.

Commitment: The proposed project keeps the commitment of “Redesigning our urban environment to increase vitality, expand variety and reduce congestion.”

Goal: Number 11, which states: “New housing is clustered with jobs and commercial services along transportation corridors.”

Response: The proposed project includes housing clustered with services (a child-care center) adjacent to the Colma BART station.

BACKGROUND

Proposal: The applicant is proposing to subdivide the existing parcel into two lots. Lot 1 will be 86,571 sq. ft. in size, on which will be constructed a 4-story apartment building on top of a podium level containing a 128-space parking garage next to a 60 children day care center. The apartment building will contain 123 units, including 43 one-bedroom, 42 two-bedroom, and 38 three-bedroom units. The project will be developed and managed as affordable rental housing by Bridge Housing Corporation.

Lot 2 will be 46,632 sq. ft. in size, whose air rights will be subdivided for a 4-building condominium project of 32 two-bedroom units by a subsequent developer. Each unit will have a 2-car garage beneath it, and the buildings will have an access drive between them, and will be offered for sale at market rates.

DISCUSSION

The Planning Commission approved this project at its November 8, 2006 public hearing. Oral testimony was provided by Andrea Ouse, Planning Director for the Town of Colma. The Planning Commission’s approval of this project has been appealed by the Town of Colma. The appeal is based on procedural concerns regarding CEQA review; and substantive concerns over traffic, parking and architectural design. As discussed in Section A.1 of the staff report, staff followed proper CEQA procedures. The applicant has already made significant changes to the project in response to the Town’s concerns regarding traffic and design.

Compliance with the Subdivision Regulations is discussed in Section A.8 of the staff report. The day care center requires a Use Permit, discussed in Section A.5. Design Review is discussed in Section A.6. Consistency with the General Plan and the Colma BART Station Area Plan is discussed in Sections A.2 and A.3, respectively. The applicant is requesting a Density Bonus for the affordable housing project, as discussed in Section A.10. Part of the project is located in a flood zone, which will require a substantial amount of grading and a Grading Permit, as discussed in Section A.7. A mitigated Negative Declaration for the project has been prepared for the Board’s consideration, and is included as Attachment AA. Staff has found that the proposed project, as conditioned, will comply with all County policies and applicable regulations. The project has been presented at two public pre-application meetings with mobile home park residents, neighbors, and public agency staff, and has been reviewed by all appropriate agencies. Recommended Conditions of Approval are included in Attachment A.

FISCAL IMPACT

The County has provided $3.76 million in CDBG/HOME and HEART funding and facilitated another $12.25 million of public subsidy for the project. If the project schedule is further delayed, availability of these and other needed sources of project funding is potentially in jeopardy.



COUNTY OF SAN MATEO Inter-Departmental Correspondence

PLANNING AND BUILDING DEPARTMENT

DATE:		January 8, 2007
BOARD MEETING DATE:		January 23, 2007
SPECIAL NOTICE/HEARING:		300-foot radius
VOTE REQUIRED:		Majority

TO:	Honorable Board of Supervisors

FROM:	Lisa Grote, Director of Community Development

SUBJECT:	EXECUTIVE SUMMARY: Consideration of: (1) a Minor Subdivision, (2) an air rights Major Subdivision, (3) First and Second Density Bonuses for the development of Lot 1, (4) a Grading Permit, (5) a Use Permit for a day care center, (6) Design Review, and (7) certification of a mitigated Negative Declaration, for a 123-unit affordable rental housing development with a day care center for 60 children, and a 32-unit for-sale market-rate condominium development, including associated recreation and common areas, at 7880 El Camino Real in unincorporated Colma. (Appeal of the decision by the Planning Commission for approval.)

RECOMMENDATION
Deny the appeal and approve the Minor Subdivision, air rights Major Subdivision, Grading Permit, Use Permit, and Design Review, and certify the mitigated Negative Declaration, County File Number PLN 2006 00365, by adopting the required findings and conditions of approval.

VISION ALIGNMENT
Commitment: The proposed project keeps the commitment of “Offering a full range of housing choices.”
Goal: Number 9, which states: “Housing exists for people at all income levels and for all generations of families.”
Response: The proposed project will provide 123 units of affordable housing, significantly increasing the supply of housing for low-income families. The proposed 32-unit condominium development will increase the supply of market rate housing.
Commitment: The proposed project keeps the commitment of “Redesigning our urban environment to increase vitality, expand variety and reduce congestion.”
Goal: Number 11, which states: “New housing is clustered with jobs and commercial services along transportation corridors.”
Response: The proposed project includes housing clustered with services (a child-care center) adjacent to the Colma BART station.

BACKGROUND
Proposal: The applicant is proposing to subdivide the existing parcel into two lots. Lot 1 will be 86,571 sq. ft. in size, on which will be constructed a 4-story apartment building on top of a podium level containing a 128-space parking garage next to a 60 children day care center. The apartment building will contain 123 units, including 43 one-bedroom, 42 two-bedroom, and 38 three-bedroom units. The project will be developed and managed as affordable rental housing by Bridge Housing Corporation.

Lot 2 will be 46,632 sq. ft. in size, whose air rights will be subdivided for a 4-building condominium project of 32 two-bedroom units by a subsequent developer. Each unit will have a 2-car garage beneath it, and the buildings will have an access drive between them, and will be offered for sale at market rates.

DISCUSSION
The Planning Commission approved this project at its November 8, 2006 public hearing. Oral testimony was provided by Andrea Ouse, Planning Director for the Town of Colma. The Planning Commission’s approval of this project has been appealed by the Town of Colma. The appeal is based on procedural concerns regarding CEQA review; and substantive concerns over traffic, parking and architectural design. As discussed in Section A.1 of the staff report, staff followed proper CEQA procedures. The applicant has already made significant changes to the project in response to the Town’s concerns regarding traffic and design.

Compliance with the Subdivision Regulations is discussed in Section A.8 of the staff report. The day care center requires a Use Permit, discussed in Section A.5. Design Review is discussed in Section A.6. Consistency with the General Plan and the Colma BART Station Area Plan is discussed in Sections A.2 and A.3, respectively. The applicant is requesting a Density Bonus for the affordable housing project, as discussed in Section A.10. Part of the project is located in a flood zone, which will require a substantial amount of grading and a Grading Permit, as discussed in Section A.7. A mitigated Negative Declaration for the project has been prepared for the Board’s consideration, and is included as Attachment AA. Staff has found that the proposed project, as conditioned, will comply with all County policies and applicable regulations. The project has been presented at two public pre-application meetings with mobile home park residents, neighbors, and public agency staff, and has been reviewed by all appropriate agencies. Recommended Conditions of Approval are included in Attachment A.

FISCAL IMPACT
The County has provided $3.76 million in CDBG/HOME and HEART funding and facilitated another $12.25 million of public subsidy for the project. If the project schedule is further delayed, availability of these and other needed sources of project funding is potentially in jeopardy.