CITY COUNCIL MICHAEL SMITH
MAY 28, 2024 COMMUNITY DEVELOPMENT
CRESTMOOR RESIDENTIAL PROJECT AT
300 PIEDMONT AVENUE
AGENDA
I. Objective
II. Background
III. Analysis
IV. Recommendation
2 OBJECTIVE
1. Review and certify an EIR
2. Review and approve
General Plan amendments
3. Approve an amendment to
the Zoning Map
4. Review and approve
entitlement request for 300
Piedmont Ave.
3 BACKGROUND
4 BACKGROUND
Location: 300 Piedmont
Ave. (former Crestmoor HS
Site)
Owner: San Mateo Union
High School District
Applicant: SummerHill
Homes LLC
BACKGROUND
Site Photos
BACKGROUND
Council Resolution
2022-04
• January 11, 2022
• General Plan policy
OSR-8
• 12 acres of
recreational space
at Crestmoor
• District objected
BACKGROUND
Settlement Agreement
City initiated General
Plan Amendments
Contemplates the
amount of land
dedicated to City
Contemplates location
of bio-retention area
Rescind Council
resolution 2022-04
BACKGROUND
Residential Project
• Construct 155 two-story
single-family homes
• 24 below market rate
(BMR) units (15%+)
BACKGROUND
Planning Approvals:
• Vesting Tentative Tract Map
• Planned Unit Permit
• Architectural Review Permit
• Density Bonus Request
• Tree Removal Permit
• Affordable Housing Plan
• General Plan Amendment
• Zoning Map Amendment
BACKGROUND
Site Plan Approach
• Clustered homes
• Dedication of 6.91
acres, 5.3 acres for
future park
• Additional 12.24 acres of
natural open space on
sloped area
BACKGROUND
BACKGROUND
Planning Commission Review on May 7th
Recommended Certification of EIR and Approval of Project Resolutions attached to the staff report
ANALYSIS
14 ANALYSIS
Vesting Tentative Tract Map
• 171 parcels
• 155 single-family
parcels
15 ANALYSIS
Planned Unit Permit
1. Clustering of development
2. Lots less than 5,000 SF
3. Reduced setbacks
4. 15’ front setback
5. 20’ garage setback
6. 4’ side setback
16 ANALYSIS
Architectural Review Permit
1. Two neighborhoods
2. High-quality design
3. 21 different exterior styles
4. Landscaped front yards
5. Earth-tone color palette
17 ANALYSIS
Architectural Review Permit
1. Color palette
2. Materials
3. Scale
4. Building form
18 ANALYSIS
Affordable Housing Plan
• 15%+ affordable for sale units (24 units)
• 10% moderate-income
• 5% low-income
• Deed restricted for 55 years
• Units mixed throughout subdivision
• Indistinguishable from market-rate units
19 ANALYSIS
Density Bonus
Concession
• Utility
Undergrounding
20 GENERAL PLAN AMENDMENTS
21 ZONING MAP AMENDMENT
22 ENVIRONMENTAL REVIEW
• Information for
decisionmakers
and the public
• Mitigation and
alternatives
• Public
Participation
23 EIR PROCESS
24 Scoping/NOP of
EIR: April 10, 2023
Scoping Meeting:
April 18, 2023
Draft EIR
Circulation:
October 20 –
December 5, 2023
Draft EIR Public
Meeting: October
26, 2023
Final EIR: April 9,
2024
Planning
Commission
Recommendation:
May 7, 2024
ENVIRONMENTAL REVIEW
25 • Aesthetics
• Air Quality
• Biological Resources
• Cultural and Tribal Cultural
Resources
• Energy
• Geology and Soils
• Greenhouse Gas Emissions
• Hazards and Hazardous
Materials
• Hydrology and Water Quality
• Land Use/Planning
• Noise and Vibration
• Population and Housing
• Public Services
• Recreation
• Transportation
• Utilities and Service Systems
• Wildfire
KEY IMPACTS
IDENTIFIED
• Construction-
related impacts
• Operation-
related impacts
• Vehicle miles
traveled and
greenhouse gas
emissions
• EIR prepared
26 TRANSPORTATION/ VMT
27 Regional Average VMT
per Resident (Today)
• 14.6
Significance Threshold:
15% Below Today's
Regional Average
• 12.4
Project's Estimated
Average VMT per
Resident
• 14.7
TDM Mitigation Measure (Mitigation Measure TRA-2)
• TDM Marketing Program
ALTERNATIVES
28 No Project Alternative
Alternative 1: Increased
Density with ADUs with
Open Space and
Recreation
Alternative 2: Reduced
Density with Open
Space and Recreation
TRAFFIC
29 • Traffic volume not a metric
for significance under
CEQA.
• Traffic control warrants
attached to Final EIR
• COA for a new stop sign at
Madison Avenue and
Piedmont Avenue to
address the restricted view
ENVIRONMENTAL REVIEW
Statement of Overriding Considerations
• General Plan Implementation
• Neighborhood Safety
• Housing Development
• Enhanced Recreational Facilities
30 PUBLIC COMMENT
31 RECOMMENDATION
32 RECOMMENDATION
33 1. Adopt a Resolution certifying the FEIR for the project, and statement of overriding considerations, and a mitigation monitoring and reporting program for the project.
2. Adopt Resolution approving the General Plan amendments, changing the land use designation for the dedicated portion of the site from low- density residential to open space, amend GP policy OSR-8 per the settlement agreement, and other conforming GP amendments
3. Adopt an Ordinance amending the Zoning Map, to change the zoning for the dedicated portion of the site from Single-family residential to Open Space
4. Adopt Resolution approving the entitlements for the residential portion of the project, which includes Vesting Tentative Tract Map, PlannedUnit Permit, Architectural Review Permit, Density Bonus, Tree Removal Permit, and Affordable Housing Plan
34 300 PIEDMONT AVENUE, SAN BRUNO
PROCESS TO DATE
2020
2021
Jan 2022 City of San Bruno adopts Resolution re: GP Policy OSR-8 Mar 2022 • SMUHSD & City of San Bruno enter into Tolling Agreement regarding Resolution re: GP Policy OSR-8
• SummerHill submitted Preliminary & SB 330 Application May 2022 SummerHill Community Meeting #1
Aug 2022 Formal Application submitted to City of San Bruno Nov 2022 • 2nd Submittal to City of San Bruno
• Tolling & Settlement Agreement approved between SMUHSD & City of San Bruno
Dec 2022 City Council initiated GP Amendment re: OSR-8
Spring 2020 SMUHSD markets Crestmoor site
Dec 2021 SummerHill enters into purchase agreement w/ SMUHSD 2022
Feb 2023 • SummerHill Community Meeting #2
• 3rd Submittal to City of San Bruno
Apr 2023 • Project Environmental Review Scoping Meeting Apr-Aug 2023 • Crestmoor Fields Master Plan - Community Meetings & Study Sessions
July 2023 4th Submittal to City of San Bruno
Sept 2023 Crestmoor Fields Master Plan - Parks & Rec Hearing Oct 2023 • Crestmoor Fields Master Plan – City Council Adoption • Draft EIR Public Hearing | Planning Commission Review Oct-Dec 2023 DEIR Comment Period
Mar 2024 5th Submittal to City of San Bruno
Apr 2024 Final EIR Published
May 2024 Planning Commission Hearing
PROCESS TO DATE
2023
2024
EXISTING SITE OVERVIEW
PLANNING APPROACH
Utilize SummerHill’s 20+ years of
experience providing
Communities of Distinction in
San Bruno (Marisol, Merimont,
Skyline Ridge)
Be consistent with surrounding
single-family detached
neighborhood
Preserve the natural open space
slopes
Be consistent with City’s General
Plan, Zoning and utilize its
Planned Unit Permit Ordinance
to preserve open space
Provide public open space land
for recreation to San Bruno
community
Incorporate neighborhood
feedback from community
meetings
MARCH 2024 – PROJECT PLAN
Preserve 20+ acres (50% of the site) of open space including:
• Dedication of 6.9 acres public open space
• Preservation & maintenance of 14 acres of publicly accessible private open space & private open space
Provide 24 single family homes, all
4-bedroom, at below market rate for Low and Moderate income families Create 155 single family detached homes compatible with the surrounding Crestmoor Neighborhood – all family sized at 4-bedroom floor plans
PROJECT BENEFITS
Proceeds from sale of project site by SMUHSD are anticipated to fund much-needed housing offsite for District teachers and staff Site currently generates no property taxes. Homes will generate apprx. $3 million in property taxes annually, including apprx. $400,000 to the City of San Bruno
One-time payment of apprx. $4.9 million in
City Development Impact Fees (DIF)
• One-time payment of $1.9 million in School Development Impact Fees to San Bruno Park & San Mateo Union High School Districts
PROJECT BENEFITS
ENHANCED STREETSCAPE – COURTLAND DRIVE
NEIGHBORHOOD TOT LOT – NEIGHBORHOOD 2
TOT LOT IMAGERY & PRIVATE STREET LIGHT
NEIGHBORHOOD COMMUNITY SPACE – NEIGHBORHOOD 1
6’ HIGH GOOD NEIGHBOR FENCE
W/ LATTICE
(PRIVATE YARDS STREET FACING)
6’ HIGH GOOD NEIGHBOR FENCE
(PRIVATE YARDS BETWEEN HOMES)
COURTLAND DRIVE
(LOTS 1-12 FRONT YARD RAIL FENCE)
5’ HIGH BLACK VINYL COATED CHAIN LINK FENCE & GATE
(COURTLAND DRIVE AT OPEN SPACE & CHURCH)
6’ HIGH VIEW FENCE
(SOUTH/WESTERN EDGE AT OPEN SPACE)
NEIGHBORHOOD FENCING
DEFENSIBLE SPACE PLAN
MAINTENANCE EXHIBIT - PROJECT
CITY OF SAN BRUNO - CRESTMOOR FIELDS MASTER PLAN | OCTOBER 2023
VIEW OF NEIGHBORHOOD 1 &
NEIGHBORHOOD COMMUNITY SPACE
63 Homes (51 market rate, 12 below market rate)
1,942 SF – 2,316 SF
4 Bedrooms and 2.5 or 3 Baths
9 Exterior Designs
2-Car Garage with 2-Car Driveway
NEIGHBORHOOD 1 - STREETSCENE
NEIGHBORHOOD 1 – PLAN 1
NEIGHBORHOOD 1 – PLAN 2
NEIGHBORHOOD 1 – PLAN 3
VIEW OF NEIGHBORHOOD 2 &
NEIGHBORHOOD TOT LOT
92 Homes (80 market rate, 12 below market rate)
2,158 SF – 2,725 SF
4 Bedrooms and 2.5 or 3 Baths
12 Exterior Designs
2-Car Garage with 2-Car Driveway
NEIGHBORHOOD 2 - STREETSCENE
NEIGHBORHOOD 2 – PLAN 1
NEIGHBORHOOD 2 – PLAN 2
NEIGHBORHOOD 2 – PLAN 3
NEIGHBORHOOD 2 – PLAN 4
All-electric residential community including heating, water heating, and appliances
Each home will include solar panels and energy efficient electric appliances, windows, and insulation
The community will include drought tolerant and/or native landscaping, water-conserving irrigation systems including climate-sensitive controllers in common areas, and biological treatment of stormwater runoff Each garage will have:
- (1) Level 2 Electric Vehicle (EV) Ready space
- (1) Level 1 EV Ready space
- Space for bicycle parking to allow an alternative mode of transit
PROJECT SUSTAINABILITY
Aims to reduce residential Vehicle Miles Traveled (VMT) to 12.4 miles per capita, consistent with a 15% reduction in VMT
Develop a TDM Plan including programs such as:
• Voluntary Travel Behavior Change Program (Coordinator, surveys) • Travel Behavioral Intervention (on-site annual event) • Ride-Sharing (carpool matching) Programs (marketing/outreach) • School Pool Programs (marketing/outreach)
Include an HOA Transportation Alternatives Marketing Program to reduce VMT by at least 4%, including a Pre-Sale Marketing Program featuring:
• New Owner Trip Reduction Pledge (sales program)
• Pre-sales Trip Reduction Information
• New Owner TDM/Trip Reduction Welcome Packet
• TDM Plan – Purchase Contract/Escrow Disclosures
Provide bicycle parking onsite & bicycle fix-it station
TRANSPORTATION DEMAND MANAGEMENT (TDM)
PROGRAM & AMENITIES
24 SINGLE FAMILY HOMES | 12 PER NEIGHBORHOOD
1,940 SF – 2,150 SF | 4 BEDROOMS + 2.5 OR 3 BATHS
8 HOMES SOLD TO LOW-INCOME HOUSEHOLDS
< 80% OF SAN MATEO CO’S MEDIAN INCOME
16 HOMES SOLD TO MODERATE-INCOME HOUSEHOLDS
< 120% OF SAN MATEO CO.’S MEDIAN INCOME
DEED-RESTRICTED - 55 YEARS
HOMES DISPERSED THROUGHOUT THE COMMUNITY
LOCAL PREFERENCE FOR HOUSEHOLDS THAT LIVE OR WORK IN SAN BRUNO
AFFORDABLE HOUSING PLAN
THANK YOU!QUESTIONS?
Description Start End Duration
Demolition Feb 2025 May 2025 Apprx. 4 months
Site Work June 2025 June 2026 Apprx. 13 months
Model Homes July 2025 Jan 2026 Apprx. 6 months
Production Homes Oct 2025 Dec 2028 Estimate
PRELIMINARY CONSTRUCTION SCHEDULE
Cost Recovery Fee for Temporary
Fireworks Sales
NICK PEGUEROS
CHIEF FINANCIAL OFFICER
CITY COUNCIL
MAY 28, 2024
Consider adjustment to the cost recovery fee for
temporary fireworks sales.
2 OBJECTIVE
City Council Resolutions 2008-67:
A non-refundable application fee, and
Reimbursement of costs incurred
• 2022 holiday - $66,342
• 2023 holiday - $99,153
2023 holiday cost recovery fee invoices issued – 12/21/23 Meetings with non-profit booth operators:
Review significant increase in costs, year-over-year
Lack of notice to operators of cost increases
AB1403 effective January 1, 2024
3 BACKGROUND
AB1403 – Effective January 1, 2024
Cost recovery capped at 7% of gross sales
Processing and issuing permits
Inspection of fireworks stands
Public education and awareness campaigns
Safe and sane fireworks enforcement
2023 holiday gross sales = $710,956
7% of gross sales = $49,767
City 2023 costs = $99,153
4 5
NEXT STEPS FOR 2024 HOLIDAY
No change to operations plans / costs
Cost recovery capped at 7%, consistent with AB1403
Written report on the 2024 holiday:
August – Costs incurred and estimated cost recovery
January – Mid-year budget amendment
6 ANNUAL PROCESS
Pre-holiday
Mid-year report on
past holiday and
upcoming holiday
(January)
Post-holiday
Finance issues cost
recovery invoices
lower of 7% of gross
sales or costs incurred
Annual Review
Updated legislation;
Discussions with booth
operators
Adopt a Resolution establishing a cap on the fireworks stand permit cost recovery fee in the amount of seven percent (7%) of each permittee’s gross fireworks sales.
2023 Cost Recovery = $49,767
2024 Cost Recovery = Unknown
Waive application fee for past years
7 RECOMMENDATION
QUESTIONS
8