JURISDICTION
106 LOS BANOS
107 MALIBU
108 MAMMOTH LAKES
109 MANHATTAN BEACH
110 MANTECA
111 MARIN COUNTY
112 MARINA
113 MERCED
114 MILPITAS
115 MISSION VIEJO
116 MONO COUNTY
117 MONROVIA
118 MONTEREY COUNTY
119 MOORPARK
120 MORAGA
121 MORGAN HILL
122 MOUNTAIN VIEW
123 MURRIETA
124 NAPA
125 NAPA COUNTY
126 NEWARK
127 NORWALK
128 OAKDALE
129 OAKLAND
130 OAKLEY
131 ORANGE
132 ORANGE COUNTY
133 ORINDA
134 PALM DESERT
135 PALM SPRINGS
136 PALO ALTO
137 PASADENA
138 PERRIS
139
JURISDICTION
PETALUMA
140 PIEDMONT
141 PISMO BEACH
142 PITTSBURG
143 PLACENTIA
144 PLACER COUNTY
145 PLACERVILLE
146 PLEASANTON
147 PLUMAS COUNTY
148 PLYMOUTH
149 POINT ARENA
150 PORT HUENEME
151 PORTOLA VALLEY
152 RANCHO CORDOVA
153 RANCHO CUCAMONGA
154 RANCHO MIRAGE
155 RANCHO PALOS VERDES
156 RANCHO ST. MARGARITA
157 REDDING
158 REDWOOD CITY
159 RIO VISTA
160 ROCKLIN
161 ROLLING HILLS ESTATES
162 ROSEVILLE
163 SAN ANSELMO
164 SAN BENITO COUNTY
165 SAN BUENAVENTURA
166 SAN CARLOS
167 SAN CLEMENTE
168 SAN DIEGO
169 SAN FRANCISCO
170 SAN GABRIEL
171 SAN JOSE
172 SAN JUAN CAPISTRANO
173 SAN LUIS OBISPO
174
JURISDICTION
SAN LUIS OBISPO CO.
175 SAN MARCOS
176 SAN MARINO
177 SAN MATEO
178 SAN RAMON
179 SANTA BARBARA
180 SANTA BARBARA COUNTY
181 SANTA CLARA
182 SANTA CRUZ
183 SANTA FE SPRINGS
184 SCOTTS VALLEY
185 SEAL BEACH
186 SIERRA MADRE
187 SIMI VALLEY
188 SOLANO COUNTY
189 SOUTH EL MONTE
190 SOUTH PASADENA
191 SOUTH SAN FRANCISCO
192 STANTON
193 SUNNYVALE
194 SUTTER COUNTY
195 SUTTER CREEK
196 TEMECULA
197 TEMPLE CITY
198 THOUSAND OAKS
199 TRACY
200 TRINIDAD
201 TRINITY COUNTY
202 TRUCKEE
203 TULARE
204 TUSTIN
205 UNION CITY
206 VACAVILLE
207 VERNON
208 VISTA
209 WALNUT
153
S A N
M A T E O
Redwood
City
o
0 5 10 Miles
0 4.5 9 Kilometers
!"#$880
San
Mateo
!
!
Treasure Is
Pomponio SB
S A N T A
C R U Z
Pescadero Cr
L Chabot
Menlo Park
!
San Carlos!
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·}185
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Pigeon Point Light Station SHP
S A N T A
C L A R A
Francisco
P
A
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I
F
I
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!"#$580
!"#$580
!"#$80
!"#$80
!"#$280
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101
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·}84
·}84
·}17
·}35
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·}1
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·}92 ·}238
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M A R I N
S A N
F R A N C I S C O
C O N T R A
C O S T A
A L A M E D A
San Leandro Res
San Andreas L
Crystal Springs
Res
Foster City!
Belmont !
South
San Francisco
!
Daly City
!
Colma!
Burlingame
!
Millbrae!
San Bruno
!
Pacifica
!
Montara!
Moss Beach!
El Granada!
Half Moon
Bay
!
La Honda!
Portola
Valley
!
Woodside!
Pescadero
!
Miramar!
Hillsborough !
!"#$280
Butano Cr
San Gregorio Cr
Purisima Cr
Lobitos Cr
Whitehouse Cr
Butano SP
Pigeon Pt.
Franklin Pt.
Pescadero Pt.
Pillar Pt.
Pt. Montara
Pt. San Pedro
Miramontes Pt.
San Gregorio SB
Half Moon Bay SB
Montara SB
Thornton SB
Portola
Redwoods
SP
San
Bay
O
C
E
A
N
Tunitas Cr
Pilarcitos Cr
Pt. Ano Nuevo
Ano Nuevo SP
Pomponio Cr
Gray Whale Cove SB
Pescadero SB
Bean Hollow SB
Golden Gate
NRA
Coastal Zone Boundary
(extends 3 NM offshore)
PROJECT SITE
IS BEYOND THE
EXTENT OF THE MAP
ELIGIBILITY #9
154
https://www.conservationeasement.us/interactivemap/
ELIGIBILITY #9
Project is not located on property under a conservation easement 155
ELIGIBILITY #9
Project is not within delineated earthquake fault zone. https://maps.conservation.ca.gov/cgs/EQZApp/app/
156
ELIGIBILITY #9
This project is not within prime farmland
https://maps.conservation.ca.gov/DLRP/CIFF/
Project Site
157
N a t io n a l F lo o d H a z a r d L a y e r F I R M e t t e 0 5 0 0 1 , 0 0 01 , 5 0 02 , 0 0 02 5 0
F e e t
Ü
S E E F I S R E P O R T F O R D E T A I L E D L E G E N D A N D I N D E X M A P F O R F I R M P A N E L L A Y O U T
S P E C I A L F L O O D
H A Z A R D A R E A S
W i t h o u t B a s e F l o o d E l e v a t i o n ( B F E ) Z o n e A , V , A 9 9
W i t h B F E o r D e p t hZ o n e A E , A O , A H , V E , A R R e g u l a t o r y F l o o d w a y
0 . 2 % A n n u a l C h a n c e F l o o d H a z a r d , A r e a s o f 1 % a n n u a l c h a n c e f l o o d w i t h a v e r a g e d e p t h l e s s t h a n o n e f o o t o r w i t h d r a i n a g e a r e a s o f l e s s t h a n o n e s q u a r e m i l eZ o n e X F u t u r e C o n d i t i o n s 1 % A n n u a l
C h a n c e F l o o d H a z a r dZ o n e X
A r e a w i t h R e d u c e d F l o o d R i s k d u e t o L e v e e . S e e N o t e s .Z o n e X
A r e a w i t h F l o o d R i s k d u e t o L e v e eZ o n e D N O S C R E E NA r e a o f M i n i m a l F l o o d H a z a r dZ o n e X A r e a o f U n d e t e r m i n e d F l o o d H a z a r dZ o n e D C h a n n e l , C u l v e r t , o r S t o r m S e w e r L e v e e , D i k e , o r F l o o d w a l l
C r o s s S e c t i o n s w i t h 1 % A n n u a l C h a n c e 1 7 . 5W a t e r S u r f a c e E l e v a t i o n
C o a s t a l T r a n s e c t
C o a s t a l T r a n s e c t B a s e l i n e
P r o f i l e B a s e l i n e
H y d r o g r a p h i c F e a t u r e
B a s e F l o o d E l e v a t i o n L i n e ( B F E ) E f f e c t i v e L O M R s
L i m i t o f S t u d y
J u r i s d i c t i o n B o u n d a r y
D i g i t a l D a t a A v a i l a b l e
N o D i g i t a l D a t a A v a i l a b l e
U n m a p p e d
T h i s m a p c o m p l i e s w i t h F E M A 's s t a n d a r d s f o r t h e u s e o f d i g i t a l f l o o d m a p s i f i t i s n o t v o i d a s d e s c r i b e d b e l o w .
T h e b a s e m a p s h o w n c o m p l i e s w i t h F E M A 's b a s e m a p a c c u r a c y s t a n d a r d s
T h e f l o o d h a z a r d i n f o r m a t i o n i s d e r i v e d d i r e c t l y f r o m t h e a u t h o r i t a t i v e N F H L w e b s e r v i c e s p r o v i d e d b y F E M A . T h i s m a p w a s e x p o r t e d o n 5 / 3 / 2 0 2 1 a t 4 : 1 8 P M a n d d o e s n o t r e f l e c t c h a n g e s o r a m e n d m e n t s s u b s e q u e n t t o t h i s d a t e a n d t i m e . T h e N F H L a n d e f f e c t i v e i n f o r m a t i o n m a y c h a n g e o r b e c o m e s u p e r s e d e d b y n e w d a t a o v e r t i m e .
T h i s m a p i m a g e i s v o i d i f t h e o n e o r m o r e o f t h e f o l l o w i n g m a p e l e m e n t s d o n o t a p p e a r : b a s e m a p i m a g e r y , f l o o d z o n e l a b e l s , l e g e n d , s c a l e b a r , m a p c r e a t i o n d a t e , c o m m u n i t y i d e n t i f i e r s , F I R M p a n e l n u m b e r , a n d F I R M e f f e c t i v e d a t e . M a p i m a g e s f o r u n m a p p e d a n d u n m o d e r n i z e d a r e a s c a n n o t b e u s e d f o r r e g u l a t o r y p u r p o s e s .
L e g e n d
O T H E R A R E A S O F
F L O O D H A Z A R D
O T H E R A R E A S
G E N E R A L
S T R U C T U R E S
O T H E R
F E A T U R E S
M A P P A N E L S
8 B 2 0 . 2
T h e p i n d i s p l a y e d o n t h e m a p i s a n a p p r o x i m a t e p o i n t s e l e c t e d b y t h e u s e r a n d d o e s n o t r e p r e s e n t a n a u t h o r i t a t i v e p r o p e r t y l o c a t i o n . 1 : 6 , 0 0 0
1 2 1 ° 5 4 '2 5 " W 3 7 ° 2 4 '5 8 " N
1 2 1 ° 5 3 '4 7 " W 3 7 ° 2 4 '2 9 " N
B a s e m a p : U S G S N a t i o n a l M a p : O r t h o i m a g e r y : D a t a r e f r e s h e d O c t o b e r , 2 0 2 0 Eligibility #9
Project Site
158
5/3/2021 Critical Habitat for Threatened & Endangered Species [USFWS] https://fws.maps.arcgis.com/home/webmap/print.html 1/1
City of San Jose, County of Santa Clara, Bureau of Land Management, Esri, HERE, Garmin, INCREMENT P, Intermap, USGS, METI/NASA, EPA, USDA | U.S.
Fish and Wildlife Service | The data found in this file were developed by the U.S. Fish & Wildlife Service field offices. For more information please refer to the species level metadata found with the individual shapefiles. The ECOS Joint Development Team is responsible for creating and serving this conglomerate file. No data alterations are made by ECOS.
Critical Habitat for Threatened & Endangered Species [USFWS] A specific geographic area(s) that contains features essential for the conservation of a threatened or endangered species and that may require special management and protection.
Final Linear Features
Final Polygon Features
Proposed Linear Features
Proposed Polygon
Features
600ft
ELIGIBILITY #9
Project is not within a habitat for protected species.
Project Site
159
ELIGIBILITY #9
Project is not within a hazardous waste site.
http://www.envirostor.dtsc.ca.gov/?surl=stpoz
160
ELIGIBILITY #9
Project is not within a very high fire hazard severity zone https://egis.fire.ca.gov/FHSZ/
Project Site
161
National Wetlands Inventory
Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community
Wetlands
Estuarine and Marine Deepwater
Estuarine and Marine Wetland
Freshwater Emergent Wetland
Freshwater Forested/Shrub Wetland
Freshwater Pond
Lake
Other
Riverine
May 3, 2021
0 0.06 0.120.03 mi
0 0.1 0.20.05 km
1:3,609
This page was produced by the NWI mapper
National Wetlands Inventory (NWI)
This map is for general reference only. The US Fish and Wildlife Service is not responsible for the accuracy or currentness of the base data shown on this map. All wetlands related data should be used in accordance with the layer metadata found on the Wetlands Mapper web site.
162
P.O. Box 260770
Encino, California 91426
Land Planning, Finance & Development
Tel. 818-380-2600
November 23, 2021
Michael Fossati
City of Milpitas
455 East Calaveras Boulevard
Milpitas, California 95035
Re: Request for Development Incentives
1300 South Main Street, Milpitas, CA 95035 (APN: 083-36-002)
Dear Mr. Fossati,
Pursuant to State Density Bonus Law, AMG & Associates, LLC (the “Applicant”) wishes to pursue concessions from the City’s development standards and receive relief from maximum controls on density.
Per Section 401(a)(3) of the HCD SB 35 Guidelines, the site must be zoned for residential use or residential mixed- use development or have a general plan designation that allows residential use or a mix of residential and nonresidential uses. To qualify for the Streamlined Ministerial Approval Process, the sit e’s zoning designation, applicable specific plan or master plan designation, or general plan designation must permit residential or a mix of residential and nonresidential uses by right or with a use permit. With respect to General Plan consistency, as indicated in Government Code Section 65913.4(a)(5), the standards in place at the time the Notice of Intent (NOI) is submitted govern project approval. The current General Plan was adopted March 9, 2021, after the NOI for this project was submitted. Therefore, the current General Plan does not control. The prior General Plan designated for the site Multi-Family Residential, Very High within TOD Transit Area Specific Plan Area and zoned Multi-Family Very High Density Residential (R4) with TOD Overlay. While the Specific Plan land use designation may differ from these designations, residential is still permitted per the General Plan and Zoning. For further details, letter prepared by Erik Ramakrishnan of Berliner Cohen, LLP. included in our submittal package.
The project is located within one-half mile of a major transit stop, as defined in subdivision (b) of Section 21155 of the Public Resources Code, the city, county, or city and county shall not impose any max imum controls on density and the applicant shall also receive a height increase of up to three additional stories, or 33 feet. The property is within one-half mile from the VTA Greatmall Light Rail Station.
Milpitas’s Zoning Code (“Zoning Code”) imposes s pecific development standards depending on the project’s location. Pursuant to State Density Bonus Law, an eligible housing development shall be entitled to four concessions for projects meeting the criteria of subparagraph (G) of paragraph (1) of subdivis ion (b). Therefore, please see below details on each of our four concessions being requested, which are based on the current plan and the standards set forth in the Zoning Code:
1. Open space – This development standard is found in Section XI-10-4.05(D)(1) of the Municipal Code. This standard requires 25 percent of the site or 10,519 square feet is open space. The project will provide 8,125 square feet of open space. Increasing the open space would translate to reduction at minimum 10 units. The request for relief from this requirement equates to an actual, identifiable cost reduction because if we complied with this standard then units would be eliminated translating to an increase in land cost per unit. The difference between land cost per unit at 102 units (without the concession) and at 112 units (with the concession) is $4,552 per 163
unit. These numbers were calculated based on a land purchase price of $5,200,000. A concession for this development standard results in an “actual and identifiable cost reduction” for the construction of this affordable housing project.
2. Side Setback– This development standard is found in Section XI-10-12.06(E)(5) of the Municipal Code. This standard requires a setback of 12 to 20 feet. The project will provide a side yard setback of 7 feet and 6 inches. Increasing the setback would translate to reduction at minimum 20 units.
The request for relief from this requirement equates to an actual, identifiable cost reduction because if we complied with this standard then units would be eliminated translating to an increase in land cost per unit. The difference between land cost per unit at 92 units (without the concession) and at 112 units (with the concession) is $ 9,456 per unit. These numbers were calculated based on a land purchase price of $ 5,200,000. A concession for this development standard results in an “actual and identifiable cost reduction” for the construction of this affordable housing project.
3. Front Setback – This development standard is found in Section XI-10-12.06(E)(5) of the Municipal Code. This standard requires a setback of 12 to 20 feet. The project will provide a side yard setback of 7 feet and 11 inches. Increasing the setback would translate to reduction at minimum 39 units.
The request for relief from this requir ement equates to an actual, identifiable cost reduction because if we complied with this standard then units would be eliminated translating to an increase in land cost per unit. The difference between land cost per unit at 73 units (without the concession) and at 112 units (with the concession) is $24,805 per unit. These numbers were calculated based on a land purchase price of $ 5,200,000. A concession for this development standard results in an “actual and identifiable cost reduction” for the construction of this affordable housing project.
4. Rear Yard – This development standard is found in Section 10.05.1020(D)(2) of the Municipal Code. This standard requires a setback of 12 to 20 feet. The project will provide a side yard setback of 6 feet. Increasing the setback would translate to reduction at minimum 30 units. The request for relief from this requirement equates to an actual, identifiable cost reduction because if we complied with this standard then units would be eliminated translating to an increase in land cost per unit. The difference between land cost per unit at 82 units (without the concession) and at 112 units (with the concession) is $16,987 per unit. These numbers were calculated based on a land purchase price of $ 5,200,000. A concession for this development standard results in an “actual and identifiable cost reduction” for the construction of this affordable housing project.
Granting the concessions allows the Applicant to develop the project at the allowed 112 units pursuant to the State Density Bonus Law. The Applicant may revise the concessions should they be needed during the entitlement of the project. Should you have any questions on the project, please contact me at: 818 -697-4919 / [email protected].
Sincerely,
Kimberly Calica
164