LAND USE, HOUSING AND ECONOMIC
DEVELOPMENT INITIATIVE
TRANSIT CORRIDORS PLAN (TCP)
ASSESSMENT
JULY 22, 2025
CITY COUNCIL
OBJECTIVE
2 Discuss an initiative to strengthen the fiscal base of the City by revising land use, housing, and economic
development policies
Receive the findings of the TCP Financial Feasibility
Assessment
AGENDA
1. Overview (10 minutes)
2. TCP Financial Feasibility Assessment (20 minutes)
3. Launching the Initiative (30 minutes)
4. Questions
5. Public Comment (30 minutes)
6. Discussion
3 START WITH THE CONCLUSION
4 Discuss:
• TCP Assessment
Findings
• Initiative Goals,
Objectives, Strategy,
and Timeline
Lost opportunities for investments compared to our neighbors Current economy not strong for investments
City Council has laid the groundwork for this
initiative, just need to launch it
The initiative will make San Bruno a more
attractive investment option for when the
economy improves
Thus, the initiative strengthens the City’s future
fiscal health
OVERVIEW
5 Combined
Land Use,
Housing, and
Economic
Development
Initiative
Economic
Development
Opportunities
Adopted Plans
with Limited
Results
Housing
Opportunities
Housing
Element
Programs
Ordinance No. 1284 (1977)
City Council
Priority FY24-25
TCP Financial
Assessment
July 23, 2024 – Joint City Council/Planning Commission session
TCP ASSESSMENT
FY24-25 City Council Priority
November 19, 2024
Joint City Council/Planning
Commission session
Introduced EPS as the consultant to work on
the TCP assessment
Outlined how the TCP assessment would
inform the greater initiative
EPS completed the TCP analysis and will present their findings 6 DESIRED OUTCOME OF TCP
7 Redefine San Bruno
Improve the public and private realms to transform the
community
Facilitate new development and renovation through
private investment
Take advantage of transit-oriented development
opportunities given the Caltrain station, proximity to San Francisco, SFO, and Silicon Valley
Continue to evolve San Bruno as an increasingly attractive destination for residents, visitors, and businesses
TCP OUTCOME AS OF 2025
8 Redefine San Bruno
Improve the public and private realms to transform the
community
Facilitate new development and renovation through
private investment
Take advantage of transit-oriented development
opportunities given the Caltrain station, proximity to San Francisco, SFO, and Silicon Valley
Continue to evolve San Bruno as an increasingly attractive destination for residents, visitors, and businesses
• Not enough changed to redefine the community
• Not enough improvements to the public realm to
transform the community because the City did not
establish funding mechanisms to transform the public
realm
• Not enough improvements in the private realm to
transform the community
because some combination of
local policies, regulations, standards, and processes did not facilitate private investment
compared to our
neighbors who had more transformative change in the
same economic cycles
• Compared to our neighbors, we missed out on
opportunities for transit-oriented development despite
our strategic location, and lost opportunities to make San Bruno an increasingly attractive destination
O AKLAND
SACRAMENTO
LO S ANGELES
DENVER
Th e Econom i cs of La n d Use
ECO NO MIC ANALYSIS
OF TRANSIT
CORRIDORS
P LAN
San Bruno C i ty C ounci l
Study Session
Presentati on by
E conomi c & Pl anni ng
System s (EPS)
J u ly 22
nd , 2025
Economic & Planning Systems, Inc. Economic Analysis of Transit Corridors Plan 10
WH O WE A R E
Oakland based land use economics consulting firm,
founded in 1983
Balance of public and private clients
Strong practice in corridor revit alizat ion
Economic & Planning Systems, Inc. Economic Analysis of Transit Corridors Plan 11
STUDY OBJ ECTIVES AND CONTEXT
1. Identify barriers and challenges to real
estate i nvestment i n Transit Corridor
Plan (TCP)
2. Provide planning
and policy options
to address them
Economic & Planning Systems, Inc. Economic Analysis of Transit Corridors Plan 12
O VERVIEW O F PRIMARY STUD Y TASKS
Review Market Condit ions
Analyze L and Use & Planning Context
Test Development Feasibilit y
Identify Funding and Development Incentives
Consider Cit y Act ions / Init iat ives
MARKET CO ND ITIO NS
Economic & Planning Systems, Inc. Economic Analysis of Transit Corridors Plan 14 SAN BRUNO’ S ECONOMY W EAKER THAN ITS NEIGHBORS
City’s population declined post pandemic and hasn’t recovered Per capita income below regional average
Slower job growth than nearby cities and County
Relatively low jobs-to-housing balance (e.g., “a bedroom community”) Retail sector occupancy and lease rates lag peers
Economic & Planning Systems, Inc. Economic Analysis of Transit Corridors Plan 15
BUT BENEFITS FROM STRONG REGIONAL HOUSING MARKET
APERTURE
San Bruno
83 Units
3 Story ( 2019)
CELESTE
SSF
195 Units
8 Story ( 2024)
NINE88
SSF
172 Units
8 Story ( 2022)
Alt it ude
SSF
157 Units
7 Story
( 2021-23)
Economic & Planning Systems, Inc. Economic Analysis of Transit Corridors Plan 16
MOST NEW HOUSING HAS BEEN SMALLER IN -FILL
Ne w mult i-family housing in
County since 2020
• 50+ projects
• 6K+ units
Median Project Size
• 80 units
• 1-acre
0.000
0.500
1.000
1.500
2.000
2.500
3.000
0 50 100 150 200 250 300 350 400
Acres
Number of Units
Ne w Mult i-Family Rental Housing in County ( 2020 - YTD) Economic & Planning Systems, Inc. Economic Analysis of Transit Corridors Plan 17
SAN BRUNO ADDING LESS HIGH -DENSITY HOUSING THAN NEIGHBORS 9%
14%
22%
13% 13% 12%
0%
5%
10%
15%
20%
25%
San B runo Mi l l b r a e Redwood
City
San M ateo South San
F rancisco
San M ateo
County
% Growt h
% Growth in M ultifamily & A ttached Housing
(2013- 24)
Economic & Planning Systems, Inc. Economic Analysis of Transit Corridors Plan 18
BUT HOUSING RENTS ON PAR
$3.61
$3.87 $3.86 $3.71 $3.58
$3.76
$4.30 $4.27
$4.79
$4.23 $4.34
$4.40
$0.00
$1.00
$2.00
$3.00
$4.00
$5.00
$6.00
Millbrae Redwood City San Mateo South San Francisco San Bruno Average Multi-Family Rent per Sq. Ft. by City
SAN BRUNO RENTS FOR NEW ER PROJECTS EXCEED MANY NEARBY CITIES OVERALL <2019
LAND USE AND PLANNING CONTEXT
Economic & Planning Systems, Inc. Economic Analysis of Transit Corridors Plan 20 TCP ZO NING ALLO W S 4 –7 STORY DEVELOPMENT
El Camino Real: 5 stories
(up to 70 feet)
San Bruno Avenue: 5
stories (up to 65 feet)
Central Business District:
4 stories (up to 55 feet)
Station Area: 7 stories
(60–90 feet)
Economic & Planning Systems, Inc. Economic Analysis of Transit Corridors Plan 21 0 50
100
150
200
250
300
350
<.125 .125 -.25 .25 -.5 .5 - 1 1 - 2 >2
# of Parce ls
Acreage
Number of Parcels by Size (Acres)
SMALL PARCELS PREDOMINATE IN TCP
90% OF
INVENTORY
Economic & Planning Systems, Inc. Economic Analysis of Transit Corridors Plan 22
TCP OW NERSHIP IS HIGHLY FRAGMENTED
Numerous property
owners:
• Most own only one
property
• L arger projects
l i kel y to requi re
parce l
consolidation
Single
Property
Owners
61%
Multiple
Property
Owners
33%
Public Agency
6%
Number of Parcels by Ownership
Economic & Planning Systems, Inc. Economic Analysis of Transit Corridors Plan 23
MANY UNDERUTILIZED SITES IN TCP
Vacant or
Underutilized
56%
Modestly
Improved
29%
High Value
15%
Ratio of Improved Value (e.g., structures) to
Land Value
Economic & Planning Systems, Inc. Economic Analysis of Transit Corridors Plan 24 NOT ALL DEVELOP MENT TYP ES “FIT” IN TCP
Townhomes Stacked Flats Podium Wrap Tower
Densit y 24- 30 units /
acre
45- 50 units /
acre
75- 200
units /
acre
50– 90
units / acre
300+ units
/ acre
Sit e Size Fle xible Fle xible Minimum
1/2 acre 3+ acres More than
one acre
Height 2 – 3 stori es 3 – 4 stori es 4 – 8
stori es
4 – 5
stori es 12+ stories
Not well suited
for TCP sites
Well suited for many or
some TCP sites
Economic & Planning Systems, Inc. Economic Analysis of Transit Corridors Plan 25
TOW NHOMES BEST FOR SMALLER SITES
Economic & Planning Systems, Inc. Economic Analysis of Transit Corridors Plan 26
STACKED FLATS GOOD FOR MEDIUM -SIZE SITES
Economic & Planning Systems, Inc. Economic Analysis of Transit Corridors Plan 27
PODIUM NEEDS LARGER TCP SITES
FINANCIAL FEASIBILITY TESTING
Economic & Planning Systems, Inc. Economic Analysis of Transit Corridors Plan 29 HOW DO W E DETERMINE FEASIBILITY?
• Helps answer the question:
– Is net value of a proposed project ( before cost of land) equal or greater than property / site value?
USED A DEVELO PER PRO FO RMA FINANCIAL MO DEL TO CALCULATE RESIDUAL LAND VALUE (RLV) Market
Value of
Proje ct
Proj ect
Costs
( excluding land)
Residual
L and Value
Economic & Planning Systems, Inc. Economic Analysis of Transit Corridors Plan 30
TO W NHO MES LIKELY FEASIBLE
$5M
$10M
$15M
$20M
$700 $720 $740 $760 $780 $800 $820 $840 $860 $880 $900
RLV / Acre
Sale Price / Sq. Ft.
Townhomes Residual Land Value by Sale Price
Medium Sites Land Value for Occupied Retail
Current Market
Sale Price
Currently
Fe asible
Economic & Planning Systems, Inc. Economic Analysis of Transit Corridors Plan 31
BUT DENSE MULTIFAMILY NEEDS BETTER MARKET
-$20M
-$15M
-$10M
-$5M
$M
$5M
$10M
$15M
$20M
$25M
$30M
$4.00 $4.50 $5.00 $5.50 $6.00 $6.50
RLV / Acre (in $millions)
Monthly Rent / Sq. Ft.
Podium Residual Land Value by Rent Level
Medium Sites (Podium) Land Value for Occupied Retail
Current
Market Rent
25 -30% Rent
increase = feasibl e
Economic & Planning Systems, Inc. Economic Analysis of Transit Corridors Plan 32
MARKET FACTORS THAT CAN IMP ROVE FEASIBILITY
• I ncreases i n market val ues
(i.e., rents, sales prices)
• Decreases i n devel opment costs
– New technology
– Improved supply chains
– L abor supply
• Decl i ni ng cap rates / i nterest rates
• Reduced land costs / increase availability
(esp. large sites)
Sale Price or Capit alize d
Net Operating Income
(NO I)
L and Cost
Di rect Costs
Soft Costs
Profit / return
Proje ct Value Project Cost
Economic & Planning Systems, Inc. Economic Analysis of Transit Corridors Plan 33
CITY TCP P O LICIES CAN ALSO IMP RO VE FEASIBILITY
Raise Height Limit s:
Allow up to 8 stories
across TCP
Remove or Relax FAR
Caps : Use height to
regulate density.
Remove Parking
Minimums: R ei nforce
A B 2097
Ease Setbacks
Requirements:
Espe cially for parce ls
under 50 feet deep
Rel ax Open Space
Requirements :
Espe cially on small sit e s
Funding & Developer
Incentives : See next
sect ion
FUNDING / FINANCING AND DEVELOPER INCENTIVES
Economic & Planning Systems, Inc. Economic Analysis of Transit Corridors Plan 35
EXPAND FINANCING TOOLS ALREADY IN USE
Funding Tool / Source Action / Primary Responsible Party Cit y-wide Voter Approved Tax
Incre ase
• Measure G and Measure Q can be used for some TCP public improvements.
• Additional initiatives require Council Approval or voter petition Development I mpact Fees
• Cit y-wide fee program could be updated
• Council could approve a new Area Impact Fee
Developer Dedications,
Exactions, and Community
Benefits
• Will require City approval
• Currently Used in Bayhill and being pursued in Tanforan Federal, St at e, and Regional
Grants
• Should be pursued opportunistically
• Will require staff resources
Economic & Planning Systems, Inc. Economic Analysis of Transit Corridors Plan 36
CONSIDER NEW FINANCING TOOLS
Funding Tool / Source Description / Required Action
Communit y Facilit ies Dist rict
(CFD) O ve rla y
• Special tax to pay for public infrastructure ( with tax -exempt bond) for services.
• Initiated by Council or property owners.
• Requires 2/3rds approval by affected parties
Statewi de Communi ty
Infrastructure Program (SCIP)
• Cre at ion of proje ct spe cific CFDs t o finance public facilit ie s and/or development impact fees.
• City needs to approve participation in State program
Enhanced Infrastructure
Financing Dist rict (EIFD)
• Allows property tax increment financing
• Does not increase local tax burden
• City Council can approve but best if County participates Property / Business Based
Improvement District (P/ BID)
• Creates mechanism for local businesses or property owners to fi nance servi ces or i mprovements
• Requires petition signed by two -thirds of property or businesses within the proposed district
Economic & Planning Systems, Inc. Economic Analysis of Transit Corridors Plan 37
PURSUE TARGETED DEVELOPER INCENTIVES
Tool / Strategy Purpose / Primary Action
Fee Waivers / Reductions Reduces predevelopment costs, improves project feasibility Relax Inclusionary
Requirements Reduces predevelopment costs, improves project feasibility Rebate Property Transfer Tax Supports parcel assembly and incentivizes early -phase development in fragmented areas
Expedite / Fast -track
development approvals &
permit t ing
Creates more certai nty and reduces proj ect del ay
Economic & Planning Systems, Inc. Economic Analysis of Transit Corridors Plan 38
AP P LY SUNSETTING AND OTHER CRITERIA
Application Primary Action Purpose
Time-Based Establishes expiration date ( e.g.,
3 ye ars) for e ligibilit y
Dri ves near -term devel opment
act ivit y
Pipeline / Unit Cap Incentives only apply to
threshold number of units
Creates urgency while capping
fiscal exposure
Market Performance
Incentives phase out once key
metrics (e.g., rent or IRR) reach
defined thresholds
Ensures incentives only available
when most needed
Project Type
Focus on desired projects types
or locations ( e.g., lot
consolidation)
Allows cit y t o ince nt ivize de sire d
outcomes
Economic & Planning Systems, Inc. Economic Analysis of Transit Corridors Plan 39 PURSUE PUBL I C PRI V A T E PA RT NERSHI PS ( P3)
• Engage qualified development entities to unlock infill opportunity sites ( e.g., City Hall) • Can effecti vel y l everage publ i c and pri vate sector assets, resources, and experti se Cit y
Devel oper
Sit e
LAUNCHING THE INITIATIVE?
40 Combined
Land Use,
Housing, and
Economic
Development
Initiative
Economic
Development
Opportunities
Adopted Plans
with Limited
Results
Housing
Opportunities
Housing
Element
Programs
Ordinance No. 1284 (1977)
City Council
Priority FY24-25
TCP Financial
Assessment
FY26 General Fund Revenues
$68.8 million
41 FY26 General Fund Tax Revenues
$48.3 million
42 Development can
grow each of
these tax revenue
sources
To make this
number larger
Vehicle
ILLUSTRATIVE INVESTMENT PROJECTIONS
Transit
Corridors
43 time
investment
20252013 time20252021
Bayhill
time20251980
Tanforan
Towne
Center
time20251980
potential trend line
what happened and what is expected without the initiative what could be with the initiative
investment
investment
investment
Strengthen the
City’s Fiscal
Health
44 Make San Bruno more attractive for real estate investments Amend land use, housing and economic development policies, standards and processes to support desired development
Successfully revise Ordinance No. 1284 by generating business and community support for these policy changes
Establish funding mechanisms for major public streetscape and infrastructure improvements
Establish funding mechanisms for ongoing service costs from new development
GOALS AND OBJECTIVES
45 Policy and Regulation Updates
Environmental Review
Business and Community Engagement
Ballot Measure and Polling
Funding Mechanisms and Incentives
Internal Process Improvements
STRATEGY
Increase Project Value, Decrease Project Costs
Increase Project Value, Decrease Project Costs
Decrease Project Costs
Decrease Project Costs
Listen, Learn, Share, Build Support
Listen, Learn, Share, Build Support
STRATEGY AND TIMELINE
462025 2026 2027 2028
Initiation Consultant
Selection
Develop Funding Mechanisms and Incentives
Potential
2026
Measure
Polling, Ballot
Measure Preparation
2028
Measure
(if needed)
Polling, Ballot Measure
Preparation (if needed)
Conduct Business and Community Engagement
Prepare Environmental Review (EIR)
Develop Policy and Regulation Changes
Develop Internal Process Improvements
Identify Issues Develop Solutions Implementation
FY24-25 FY25-26 FY26-27 FY27-28 FY28-29
Q1/Q2 Q3/Q4 Q1/Q2 Q3/Q4 Q1/Q2 Q3/Q4 Q1/Q2 Q3/Q4 Q1/Q2 Q3/Q4
1. Tanforan PC/CC
2. ED/LU PC CC
3. Housing
4. MTC TOC PC/CC
5. CAP PC/CC
6. CBTP PC/CC C/CAG
7. Safety PC/CC
LONG RANGE PLANNING INITIATIVES
47 CITY COUNCIL ACTIONS LEADING UP TO LAUNCH
48 FUNDING –
Unanimous
approval of
increased General
Plan Maintenance
Fee in FY24-25
and FY25-26 to
fund long range
initiatives
EXPANDED STAFF
CAPACITY –
Unanimous
adoption of
streamlining
ordinance in early
2024
Unanimous
approval of
additional
planner position
in FY24-25 budget
PRELIMINARY
ANALYSIS – FY24-
25 Council
priority to
prepare TCP
Financial
Feasibility
Assessment
ENDORSED
INITIATIVE – July
and November
2024 joint study
sessions
CONCLUSION
49 Discuss:
• TCP Assessment
Findings
• Initiative Goals,
Objectives, Strategy,
and Timeline
Lost opportunities for investments compared to our neighbors Current economy not strong for investments
City Council has laid the groundwork for this
initiative, just need to launch it
The initiative will make San Bruno a more
attractive investment option for when the
economy improves
Thus, the initiative strengthens the City’s future
fiscal health
POST 4TH OF JULY
RECAP PRESENTATION
1 Matt Lethin
Police Chief
Ari Delay
Fire Chief
July 22nd, 2025
AGENDA
I. Objective
II. Background
III. Community Education and Engagement
IV. Operational Efforts
V. Workload Review
VI. Cost Review
VII. Questions
2 OBJECTIVE
Share a presentation with City
Council summarizing staff’s
work and cost impact for the
4th of July.
3 BACKGROUND
• 4th of July presents well-known safety challenges
Widespread illegal fireworks use
Noise, animal impacts, PTSI residents, risk of injury, etc.
Fire hazards
This year – 4th of July on a Friday
Parties
Large, unruly gatherings
Increased alcohol use
• All cities in our region experience illegal fireworks use We can’t stop it - but we can responsibly manage it
4 COMMUNITY EDUCATION
• Focus is on helping our community make good choices to enjoy the holiday safely and responsibly
• Robust outreach and communications efforts
Pre 4th contact with previous violators/residences
PSA video and other social media postings
July 5th posting with summary of staff efforts
5 OPERATIONAL EFFORTS - POLICE
• Pre-Holiday
Enforcement details on 7/2 and 7/3 (as well as on 7/5) 3 citations issued
• Holiday
Regular patrol staffing
33 additional staff
25 officers
Uniformed, plainclothes, and drone operators
8 support staff
13 citations issued
6 WORKLOAD REVIEW - PD
7 220
173
141
121
25 26 16 16
0 50
100
150
200
250
2022 2023 2024 2025
Police Fireworks Calls & Citations: 2022-2025
Calls for Service Citations
OPERATIONAL EFFORTS - FD
8 • San Bruno Fire Department fully staffed
• 1 extra ALS Engine Company Type VI
(3 Engine, 1 Truck in the city)
• All fire prevention staff on duty
• Fire Chief
WORKLOAD REVIEW – FD
9 2 1 3 7
94 88
77 85
0 10
20 30
40 50
60 70
80 90
100
June 6-14 June 15-21 June 22-28 Jun 29-Jul 5
2025 Fire Department Calls for Service
Fire Related Total Calls
OPERATIONAL EFFORTS – OTHER DEPTS
10 • Community Services
4 Parks employees
• Public Works
5 employees
12 cubic yards of fireworks debris
COST REVIEW
11 Police $36,349
Fire $13,725
Community Services $5,154
Public Works $6,796
Additional costs $3,714
Total Cost $52,013
QUESTIONS?
12 Crestmoor Fields Update
City Council Meeting
July 22, 2025
1 Crestmoor Fields Master PlanCrestmoor Fields Plan Update ● The school district closed Crestmoor/Peninsula High School. ● The site was purchased for a single-family homes
development.
● A portion of the site was dedicated to the City for a public park.
● The City led a master planning process which included stakeholder and community engagement to build
consensus for a final park.
● Construction documents are underway for implementation of the park improvements.
Project Background
Project Background
2 Crestmoor Fields Master PlanCrestmoor Fields Plan Update ● Revisit project goals
● Recap master plan process
● Review current implementation plan
● Provide site orientation
● Review approved master plan
● Discuss proposed design changes
● Discuss field lighting considerations
● Go over next steps
● Take questions and comments
Agenda
Meeting Agenda
35 Crestmoor
Fields
3 Project Site
Crestmoor Fields Master PlanCrestmoor Fields Plan Update ● Build on initial site planning efforts
● Develop a master plan that balances the needs of all
stakeholders and users
● Meet the needs of sports user groups
● Relocate soccer facilities
● Provide a design that invites multi-generational use
● Maintain sensitivity to adjacent residential uses
● Continuously evaluate the cost of improvements to ensure the project remains feasible and implementation is realized Project Goals
Project Goals
4 Crestmoor Fields Master PlanCrestmoor Fields Plan Update Master Plan Process – Completed
Completed
Completed
5 Crestmoor Fields Master PlanCrestmoor Fields Plan Update Implementation Process – In Progress
6 Crestmoor Fields Master PlanCrestmoor Fields Plan Update Prior Site Conditions – Aerial Photo
NORTH
7 Crestmoor Fields Master PlanCrestmoor Fields Plan Update Site Photos
8 Crestmoor Fields Master PlanCrestmoor Fields Plan Update Approved Master Plan
9 Crestmoor Fields Master PlanCrestmoor Fields Plan Update Northern Park Edge Condition
10 RESIDENTIAL NEW EASEMENT
ORIGINAL EASEMENT
PARK
Area lost for park improvements
Additional limitations due to
structural tie backs for retaining
wall
cv
New requirement for
maintenance pathway
Steep slopes
Crestmoor Fields Master PlanCrestmoor Fields Plan Update Geotechnical Findings
● Site has little opportunity stormwater
infiltration.
● Depth to bedrock is 3 to 7.5 feet
below ground surface and blocks
groundwater absorption.
● Evidence shows stormwater hitting
bedrock and moving horizontally to
daylight out of the slope.
Geotechnical Findings
● Synthetic turf fields are often self-
treating.
● The drainage system retains
stormwater runoff in a rock layer
underneath the field.
● Stormwater then percolates into
subsurface soil.
Typical Stormwater Treatment
● Stormwater must be treated above
ground.
● Combine with residential treatment
area to reduce impact.
Results
11 Crestmoor Fields Master PlanCrestmoor Fields Plan Update Site Plan Changes – Northern Park Edge
12 Area of Impact
Storage Area
Goals
Leagues
Practice Field
Can be
temporarily
lined for games
Current Layout Plan
Expanded
Treatment Area
Master Plan
Area of Impact
Storage Area
Goals
Leagues
Practice Field
Picnic Area
Crestmoor Fields Master PlanCrestmoor Fields Plan Update Site Plan Changes – Entrance and Parking
13 Accessible path of travel
and maintenance access
Steep Grades
Remove drop off / add
planting area to make
up grade
Crestmoor Fields Master PlanCrestmoor Fields Plan Update Field Lighting
14 ● 30% submittal will allow for evaluation
of construction costs.
● Cost estimate indicates what can be
accomplished with current funds
compared to future phases.
● Master plan had always anticipated
multiple phases.
Cost Estimation
● Lighting is an item of great interest.
● Lights, combined with synthetic turf,
maximize the amount of playable
time.
● Working with vendors and
construction team to account for the
entire electrical system that will
support field lights.
● Electrical service.
● Conduit and conductors
● Installation costs
● Based on construction costs from
recent projects, the entire electrical
system with field lighting is
anticipated to reach $1.7 – $1.8M.
Field Lighting
Crestmoor Fields Master PlanCrestmoor Fields Plan Update Next Steps
15 ● Evaluate initial 30% construction
document submittal.
● Develop a phasing approach based
on construction cost.
● Continue to refine site design details
in coordination with developer and
design team.
● Work toward complete construction
documents for Phase 1
improvements.
Next Steps
Crestmoor Fields Master PlanCrestmoor Fields Plan Update Questions & Comments?
16 Current Layout PlanMaster Plan
AMENDMENTS TO THE TRANSIT
CORRIDORS PLAN, ZONING MAP,
ZONING ORDINANCE, AND MILLS
PARK DEVELOPMENT AGREEMENT
JULY 22, 2025
AGENDA
I. Objective
II. Background
III. Amendments
IV. Recommendation
V. Public Comment
VI. Questions
VII. Action
2 OBJECTIVE
Approve clean-up amendments for the Transit Corridors Plan (TCP) and miscellaneous bundled zoning ordinance
amendments
3 BACKGROUND
• City Council adopted the Transit
Corridors Plan (TCP) in 2013
Mixed-Use Zoning adopted in 2021
Projects between 2013 and 2021
Planned Development (P-D) zoning
Civic Center zoning
Only two parcels
• Clean-up opportunity
4 CURRENT ZONING
5 PROPOSED ZONING
TRANSIT CORRIDOR PLAN (TCP) CLEAN-UP
6 Ref. Action Method
A Remove Civic Center (CC) district
Amend TCP (Resolution – Attachment 1)
Amend Zoning Map (Ordinance – Attachment 2)
Amend Zoning Code (Ordinance – Attachment 3 or 4)
B
Rezone parcels currently Civic Center
(CC) or Planned Development (P-D) to
appropriate Mixed Use District
Amend Zoning Map (Ordinance – Attachment 2)
C Allow Public Safety Facilities in all
Mixed-Use Districts Amend Zoning Code (Ordinance – Attachment 3 or 4) D
Allow ground floor residential in Central
Business District (CBD) (Housing
Element Program 10h)
Amend TCP (Resolution – Attachment 1)
Amend Zoning Code (Ordinance – Attachment 3 or 4)
E Cancel Mills Park Development
Agreement (DA) Cancel DA (Ordinance – Attachment 5)
Planning Commission voted 5-0 to recommend City Council approve these changes
MILLS PARK DEVELOPMENT AGREEMENT
• Project approved in 2020 with a
Development Agreement (DA)
DA amended in 2022
• Project not proceeding
• Cancel DA (Ordinance –
Attachment 5)
7 MILLS
PARK
BUNDLED ZONING ORDINANCE AMENDMENTS
• Amendments (Clean-up, Clarify, Correct, Simplify)
• Includes three minor commercial cannabis zoning
amendments
8 PLANNING COMMISSION RECOMMENDATION
9 Amendments
PC
Vote Rationale
All zoning code amendments
other than Commercial Cannabis 5-0 Minor
Commercial Cannabis
amendments 4-0-1 Motion was to recommend approval of two of the three amendments listed below
Minimum 18 yr age with
physician’s recommendation Yes Aligns with State law
Curbside pickup allowed
subject to police chief
approval
Yes Acceptable given review by police
Additional “dispensary” text
allowed as signage No Original intent of cannabis signage regulations was to be discreet, not attracting attention
ENVIRONMENTAL REVIEW
• Proposed TCP Clean-Up amendments are consistent with
the 2013 TCP environmental impact report (EIR)
• Cancelling the DA would not have an environmental
impact
• Bundled Zoning Code Amendments are minor in nature
and do not result in increased development intensity and could not have an environmental impact
10 RECOMMENDATION
As read by the City Clerk
1. Adopt a resolution to amend the Transit Corridors Plan (TCP) (Attachment 1)
2. Introduce an ordinance amending the zoning map (Attachment 2)
3. Introduce an ordinance amending the Municipal Code
a. Based on the PC recommendation – all amendments except signage (Attachment 3)
or
b. All amendments including signage (Attachment 4)
4. Introduce an ordinance cancelling the Mills Park DA (Attachment 5) 11 AGENDA
I. Objective
II. Background
III. Amendments
IV. Recommendation
V. Public Comment
VI. Questions
VII. Action
12 Master Fee Schedule Update For
Select Fees in Chapters 2 and 3
Nick Pegueros, Administrative Services Director & CFO
July 22, 2025
AGENDA
I. Objective
II. Background
III. Recommended fee schedule changes
IV. Questions
V. Public Hearing
2 OBJECTIVE
• Receive presentation and hold public hearing on the proposed updates to the Fiscal Year 2025-26 Master Fee Schedule
3 BACKGROUND
• Staff presented updates to the Master Fee Schedule for Fiscal Year 2025-26 on April 22 and June 10.
• The schedule does not reflect Council-adopted Resolution 2024-37
• The update included a clerical error in Chapter 3, sections 425- 427B.
• Fee increases require a public hearing.
4 CHAPTER 2, FIREWORKS
Cost recovery cap at 7 percent
of the gross fireworks sales of a
temporary fireworks stand
permittee.
• Resolution 2024-37
• No fiscal impact
• Effective immediately
5 CHAPTER 3, BUILDING INSPECTION
• The fee for Chapter 3, Section 425 overwrote the fees for Section 426-427B.
• The correction to Section 426C (Reroofing inspection) is an increase, which requires a public hearing.
• No fiscal impact
• Effective 60 days from approval
6 RECOMMENDATION
• Hold public hearing on the recommended changes to the existing Master Fee Schedule for Fiscal Year 2025-26.
• Adopt the resolution amending the schedule.
7 8
QUESTIONS?
9 PUBLIC HEARING