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From YouTube: San Bruno City Council Meeting February 23, 2021 7. Amendments to Municipal Code Title 12 (Land Use)
Description
San Bruno City Council Meeting February 23, 2021
7. Amendments to San Bruno Municipal Code Title 12 (Land Use)
A
C
So
good
afternoon,
javon
rogan
city
manager.
We
are
here
for
a
exciting
presentation,
which
is
a
long-awaited
update
to
our
zoning
code.
I
will
not
do
what
the
city
clerk
just
did
and
repeat
all
of
the
chapters
that
are
being
changed.
We
have.
We
have
a
significant
team
that
has
worked
on
this
effort
and
if
we
can
go
to
the
next
slide,.
C
Our
outside
special
real
estate
council,
has
also
had
a
significant
role
in
this,
and
so
this
effort,
as
the
city
council
knows,
is
very
much
needed
to
align
chapters
in
our
zoning
code
to
allow
for
more
housing
to
be
redeveloped.
And
there
are
a
number
of
critical
policy
decisions
that
are
outlined.
B
C
And
should
the
city
council
get
through
everything
today,
we
do
not
need
to
have
tomorrow's
meeting.
However,
we
have
calendared
a
continuation
of
this
topic
for
tomorrow
at
5
30..
We
are
are
totally
here
to
support
you.
We
know
that
this
is
a
comprehensive
update
and
many
of
you
saw
the
planning
commission
presentation
in
large
measure.
This
will
be
very
similar,
so
I
will
be
quiet
right
now
and
turn
it
over
to
aaron
ackman,
the
principal
with
good
city
company,
to
take
us
through
the
presentation.
E
Thank
you,
mr
city
manager
and
good
evening
honorable
mayor
and
city
council,
aaron
ackman
with
good
city
company,
and
it's
an
honor
to
be
back
and
for
be
back
in
front
of
the
san
bruno
city
council.
Once
again,
so
in
terms
of
tonight's
agenda,
I
will
just
go
over
a
couple
of
slides
and
I'll
turn
it
over
to
kelly,
who
did
most
of
this
work
and
knows
this
proposed
amendments
the
best
so
go
over
a
little
bit
about
the
background.
How
we
go
to
this
point.
E
This
is
over
a
decade
in
the
making
really
roman
numeral.
Two
here
is
probably
the
most
important
there's
really
four
buckets
of
policy.
That's
included
in
these
ordinance
amendments
amendments
tonight,
as
the
city
manager
noted.
A
lot
of
this
has
to
do
with
implementation
of
two
important
policy
documents:
the
transit
corridor
plan,
as
well
as
the
general
plan.
The
second
relates
to
state
law
consistency.
E
As
the
council
knows,
there's
numerous
state
laws
passed
every
single
year
which
mandate
that
cities
make
changes
to
the
local
code,
so
we'll
go
over
some
of
those
c
affordable
housing,
one
of
the
most
pressing
needs
within
the
peninsula.
This
will
go
to
address
some
of
the
affordable
housing
needs
and
set
up
regulation
for
future
development
related
to
affordable
housing
and
then
administrated
administrative
procedure.
Clarification.
E
The
council
held
numerous
study
sessions,
but
the
code
was
not
yet
adopted
because
of
the
fact
that
we
still
hadn't
go
through
the
measure
n
process
and
then
measure
n
was
passed
in
2014,
which
allowed
height,
crease
height
increases
as
well
as
other
density
increases
in
specific
areas
of
san
bruno
2016.
There
was
a
walking
tour
really.
We
kicked
off
the
code
revisions
that
relate
to
housing
and
relate
to
development
in
february
of
2020.
E
When
the
council,
one
year
ago,
adopted
a
new
parking
chapter
and,
as
the
council
knows,
parking
is
an
important
component
because
it
really
does
drive
costs
in
particular
related
to
housing
and
is
often
often
the
biggest
obstacle
to
producing
new
housing.
August
20
august
of
2020
was
the
first
study
session
related
to
the
the
housing
focus.
Zoning
update
that
you're
hearing
tonight
and
finally,
in
february
a
couple
weeks
ago,
the
planning
commission
reviewed
these
ordinance.
E
D
Thank
you
aaron
and
good
evening
uncle
mayor
and
city
council
members.
This
slide
shows
you
some
of
the
major
changes
that
are
proposed.
The
zoning
code
through
this
ordinance
adu's
density
bonuses,
condos
architectural
review
permits,
affordable
housing,
general
administration
for
zoning
and
a
new
mixed
use
district
are
all
included
in
these
amendments.
So
we
are
really
centering
on
housing
here,
as
aaron
noted,
both
in
that
we're
making
more
land
available
for
multi-family
housing
and
then
also
strengthening,
affordable
housing
requirements
themselves.
D
One
of
the
big
changes
for
this
area
is
that
multi-family
residential
uses
will
become
permitted
throughout
these
zones,
whereas
right
now
it's
only
permitted
in
the
cbd.
Currently,
retail,
restaurants
and
other
active
pedestrian
oriented
land
uses
will
also
be
permitted
throughout
these
zones,
so
moving
just
south
of
the
tcp
area.
D
This
slide
shows
the
multi-use
residential
focus
area,
which
is
part
of
the
general
plan
implementation
effort.
The
rezoning
of
this
area
is
also
identified
by
housing
element
program,
2a
and
this
zone
emphasizes
multi-family
housing
and
new
development
projects
and
permitted
uses
include
multi-family
housing,
restaurants,
personal
and
business
services,
hotels
and
offices.
One
change
is
that
new
retail
uses
are
only
conditionally
allowed
and
that's
really
to
ensure
that
those
kinds
of
activities
are
concentrated
further
north
and
the
existing
retail
districts.
D
So
this
slide
shows
the
existing
zoning
map.
The
area
within
the
heavy
black
outline
shows
the
tcp
area,
and
then
the
dark
red
outline
to
the
south
is
that
general
plan
multi-use
focus
residential
area.
You
can
see
the
existing
cbd
area
here
and
this
red
hatched
and
then
the
darker
red
area.
This
is
the
commercial
districts
through
here
and
then
this
lighter
red
along
here
is
a
neighborhood
commercial,
designation
and
those
are
the
districts
that
will
really
be
seeing
the
biggest
changes.
So
I'm
just
putting
this
out
here.
D
The
medium
density
mixed
use,
district,
the
tod
1
area,
is
shown
in
orange
running
alongside
san
bruno
avenue
here
in
huntington
to
the
north,
and
that
allows
for
a
mixture
of
pedestrian
land-oriented
uses
along
those
transit
corridors,
including
housing,
and
then
high
density,
mixed-use
district,
which
is
tod.
Two.
This
great
purple
runs
along
el
camino,
real,
as
you
can
see,
also
allowing
for
higher
intensity,
residential
and
commercial
land
uses,
and
then
the
civic
center,
which
is
located
in
the
dark
purple.
D
That's
where
everybody
knows,
city
hall
and
the
library
and
the
fire
station
are
all
located
and
that
allows
for
civic
uses
that
mxr
district
that
we
talked
about
located
here
in
purple
or
sorry
in
pink
and
then
you'll
also
noticed
that
a
number
of
parcels
will
retain
their
pd
zoning.
And
the
reason
is
that
those
pd
zones
were
developed
recently
in
order
to
permit
often
housing
and
those
are
designed
already
to
be
consistent
with
the
tcp
all
right.
Moving
on
to
the
next
slide.
D
D
D
It
has
to
include
both
a
kitchen
and
a
bathroom,
and
then
a
junior
adu
has
to
be
completely
within
a
single
family
residence
and
must
include
an
efficiency
kitchen,
but
it
can
share
those
sanitation
facilities
or
bathrooms.
With
single-family
dwelling
unit,
junior
adu
can
only
be
within
an
existing
single
family,
whereas
the
adu
can
be
either
within
multi-family
or
within
a
single
family.
D
So,
as
council
may
be
aware,
six
new
laws
went
into
effect
in
2020,
which
limit
the
city's
discretion
pretty
severely
in
regulating
adus
and
junior
edu's.
So
ads
and
jdus
have
to
be
processed
ministerially,
meaning
no
discretionary
review
is
allowed.
They
have
to
be
allowed
in
all
residential
and
mixed-use
zones.
The
adus
that
is,
and
then
the
junior
adus
have
to
be
allowed
in
family
zones.
D
An
800
square
foot
adu
must
be
allowed,
regardless
of
existing
floor
area
and
lot
coverage
for
the
project
site.
The
80s
are
now
allowed
in
multi-family
structures,
either
within
the
existing
building
area
or
detached
setback.
Requirements
were
reduced
to
four
feet
for
the
side
and
rear
and
the
height
maximum
must
be
a
minimum
of
16
feet.
So
that's
what
the
city
has
to
allow
maximum
floor
areas
cannot
be
less
than
850
square
feet
for
studios
in
one
bedrooms
or
less
than
one
thousand
square
feet
for
more
than
one
bedroom.
D
So
there
are
some
limited
areas
where
the
city
has
discretion
and
those
include
the
following
topics.
So,
as
I
mentioned,
you
have
to
allow
at
least
16
feet
in
height,
but
you
can
establish
a
higher
height
limit
and
allow
a
second
story.
The
ordinance
before
you
tonight
does
allow
a
second
story
which
is
consistent
with
the
existing
city
regulations
which
allow
two-story
adus.
D
D
Recently,
state
law
has
increased
the
available
density
bonus
from
35
to
50
percent
for
projects
with
an
affordable
housing
component
of
a
certain
size
and
then
has
also
increased.
The
density
bonus
to
80
for
projects
that
are
100
percent,
affordable
projects
within
a
half
mile
transit
have
even
more
flexibility
on
this.
D
This
is
one
of
those
topics
that
the
city
has
very
limited
discretion
over,
but
the
new
density
bonus
chapter
does
set
forth
clear
application
requirements,
timing
and
procedures.
It
sets
for
the
maximum
allowable
density,
residential
density
definition,
which
helps
the
city
to
calculate
the
density
bonus
and
then.
Lastly,
the
chapter
also
includes
references
to
state
law
for
the
available
bonus
relative
to
the
amount
and
depth
of
the
affordability
provided,
and
that's
really
to
help
the
chapter
to
continue
to
be
consistent
with
state
law
throughout
future
cycles,
as
this
seems
to
be
changing
really
annually.
D
D
As
you
can
see,
the
city
is
not
on
pace
with
producing
housing
at
any
income
level.
Pursuant
to
arena
and
as
discussed
earlier
through
the
addition
of
the
mixed
use,
district
chapter
multi-family
housing
will
now
be
permitted
in
far
more
areas
of
the
city
which
should
help
to
address
this
deficit,
but
in
partnership
with
that,
in
addition
to
increasing
the
quantity
of
land
that
is
available
for
housing,
the
ordinance
also
includes
changes
to
the
affordable
housing
chapter
to
strengthen
on-site
inclusionary
requirements.
D
The
reason
for
this
preference
for
the
on-site
site
is
rather
than
payment
of
that
fee.
Is
that
there's
a
substantial
lag
time
for
the
city
to
collect
enough
funds
from
all
of
these
projects
to
actually
be
able
to
finance
an
affordable
housing
project
so
requiring
this
on-site.
Affordable
housing
enables
the
city
to
produce
housing
on
pace
with
market
rate
units.
D
The
rental
units
would
be
split,
evenly
between
very
low
low
and
moderate
income
groups
and
for
sale
projects
concentrated
in
moderate
income
groups
at
ten
percent.
With
five
percent
dedicated
to
low
income
units
developers
would
also
continue
to
have
access
to
alternatives,
and
these
could
be
providing
payment
of
an
luffy
providing
offset
units,
but
the
findings
to
allow
those
alternatives
have
been
strengthened
and
those
alternatives
are
only
approved
at
city
council
discretion.
D
So
next,
we'll
move
on
to
the
last
objective
for
tonight's
discussion,
which
includes
updates
to
the
administrative
procedures.
So
the
ordinance
includes
clarifications
to
the
architectural
review.
Permit
we've
developed
different
categories
for
architectural
modifications
and
additions,
as
well
as
for
new
buildings
with
associated
approval
bodies.
D
New
buildings
would
be
content
considered
by
arc
or
planning
commission
subject
to
size,
thresholds
of
six
units
or
ten
thousand
non-residential
square
feet,
and
then,
along
with
these
changes,
the
architectural
review
committee
meetings
will
become
publicly
noticed.
Hearings
if
ultimately
adopted
by
the
council.
Those
bylaws
for
the
arc
will
be
updated
to
formalize
these
committee
meetings
as
public
hearings,
so
some
other
edits
have
been
made
to
the
architectural
review
permit
chapter
and
those
are
really
regarding
making
the
findings
more
objective
and
also
clarifying
and
modernizing
the
application
requirements.
D
It's
such
as
application
completeness
and
appeals,
and
then
this
chapter
also
adds
information
on
things
like
processing,
a
modification
to
an
existing
planning,
approval,
the
expiration
periods
and
extensions
of
planning
approvals
and
how
to
process
multiple
entitlements
with
different
associated
review
bodies,
all
right.
So
that
covers
the
summary
for
tonight.
A
Thank
you
to
everyone.
If,
with
that,
what
I'd
like
to
go
ahead
and
do
because
it
is
a
public
hearing
with
permission
from
the
team
that
has
made
our
presentations
and
getting
close
to
10,
I'd
like
to
give
that
opportunity
for
those
folks
that
may
wish
to
so.
If
I
can,
if
we
can
open
it
up
to
the
public
for
any
comments,
please.
F
A
H
A
I
A
D
I'm
happy
to
answer
that
question.
So
the
question
is
the
size
limit
for
adu.
So,
yes,
there
are
size
limits
for
both
junior
adus
and
grady
use.
Junior
80s
are
limited
to
500
square
feet
in
size
and
then
it's
850
square
feet
for
a
studio
or
one
bedroom
adu
on
a
lot
that
is
less
than
7
500
and
a
thousand
square
feet
for
a
unit
that
contains
more
than
one
bedroom
on
lots
that
are
less
than
75
100
square
feet,
then,
for
lots
that
are
greater
than
equal
to
7
500
square
feet.
A
Okay,
our
other
director
is
acknowledging
that
that
was
a
good
answer.
So
the
thing
is
too
folks.
May
remember
too,
that
you
know
when
we
did
the
adus
my
memories
going.
It
was
like
we,
the
city
council,
then
decided
640.,
so
the
question
would
be
well
why
well
state
law,
so
the
state
has
stepped
in
and
increased
that,
so
we
do
not
have
the
option
to
to
say
no
in
that
respect.
F
F
That
was
estimated
to
fill
6
000
spots
and
that's
just
a
lot.
It's
a
lot.
I
mean
it's
a
lot
of
part
of
it.
As
I
understand
the
future
of
you
know
what
whatever
is
being
planned
for
for
for
our
city,
but
the
other
part
of
it
is
I
mean
how
realistic
is
it
going
to
be
to
get
around
the
city
our
streets?
Aren't
that
wide?
We
don't
have
a
lot
of
one-way
streets,
so.
G
Good
evening,
honorable
mayor
and
members
of
the
city
council,
I
can
take
this
one
javon,
just
checking
in
to
see
if
you
want
to
say
something
or
no
go
ahead.
So
through
the
mayor.
I,
this
is
a
great
suggestion,
council,
member
mason.
I
do
want
to
emphasize
that
this,
the
scope
for
this
current
zoning
code
update,
is
focused
on
aligning
the
general
plan
and
also
tcp.
G
It's
been
in
the
works
for
like
aaron,
said
dozens
of
years
ago,
so
as
we
do
want
to
focus
on
how
the
south
line
project
and
also
other
south
city
projects
are
affecting
the
city.
Maybe
that
will
be
delayed
in
the
next
phase,
and
that
is
a
great
suggestion.
We
are
barely
catching
up
to
the
previous
housing
cycle.
By
doing
the
zoning
code
update,
I'm
sure
there
will
be
more
zoning
code
update
coming
your
way
when
we're
preparing
the
next
housing
element
and
that
element
will
definitely
be
factored
into
the
consideration.
G
As
I
mentioned,
so,
the
zoning
code
is
to
complement
the
tcp,
which
was
adopted
years
ago
and
also
the
general
plan.
So
a
lot
of
the
projects
has
been
reviewed
by
other
departments
against
the
city's
general
plan
and
also
the
tcp
there's
really
nothing
new
in
the
zoning
code
other
than
to
bring
the
out-of-date
state
code
requirements
such
as
adu
and
density
bonus.
G
We
are
aware
that
we
need
to
talk
to
our
counterparts,
making
sure
the
right
hand
is
talking
to
the
left-hand,
so
we
will,
after
council
adopts
the
zoning
co-update.
The
team
will
be
reaching
out
to
other
city
departments
to
talk
and
also
to
let
the
planners
know
to
talk
in
detail.
What
is
the
adopted
changes.
F
D
So
in
pamela
you
can
feel
free
to
chime
in
on
this
too,
but
just
to
to
clarify
the
regulations,
so
we
basically
have
to
permit
an
800
square
foot
adu,
no
matter
what,
if
we,
if
it's
exceeding
maximum
floor
area
and
a
lot
coverage,
we
still
have
to
permit
it.
If
someone
was
to
have
a
primary
residence
that
either
is
at
max
floor
area
or
max
block
coverage,
and
then
they
want
to
develop
like
an
812
square
foot
adu
technically,
you
could
have
discretionary
review
of
that.
So
that
could
go
to.
G
Pamela
that
would,
depending
on
the
location,
it
could
either
be
a
conditional
use
permit
for
maximizing
the
50
or
maximize
or
exceeding
the
the
lot
coverage,
that's
sort
of
a
discretionary
review.
So
it
would
be
a
two-tier
process.
You
would
go
to
architectural
review
for
your
architectural
compatibility
and
then
planning
commission
for
the
actual
use
credit.
D
G
Think
staff
just
wouldn't
necessarily
recommend
going
forward
with
that
right
and
to
clarify.
So
what
the
the
zoning
awareness
amendment
proposed
to
do
is
to
eliminate
the
discretionary
review
for
80
direct
seating.
The
far
the
minimum
lot
coverage
and
this
and
that
so
that
we're
streamlining
the
production
of
adus
we're
not
putting
homeowners
who
want
to
add,
like
kelly,
said
an
extra
15
square
feet
onto
their
adu
through
an
audrey's
process
just
because
they
you
know
need
to.
They
have
they
can,
and
I
want
to
build
a
slightly
bigger
unit.
F
Yeah-
and
I
will
say,
I've
heard
from
a
number
of
people
how
difficult
it
has
been
to
build
an
adu
in
san
bruno.
So
I
do
understand.
Some
of
this
is
going
to
relieve
that,
but
I,
along
the
I
I'm
I
still
not
exactly
clear
and
I
apologize
to
both
of
you.
I
because
I
think
I'm
mixing.
I
think
what
I'm
doing
is
I'm
mixing
different
size
units,
because
I
also
remember
hearing
you
say
something
about
1200
square
foot
unit.
So
is
that?
D
It's
a
it's
a
larger
eu,
but
also
has
to
be
on
a
really
large
lot
on
the
7
500
square
foot
lot
and
on
those
lots.
I
really
wouldn't
expect
that
you're
seeing
an
exceedance
of
a
floor
area
or
of
lot
coverage
just
due
to
the
size
unless
they
you
know,
have
a
giant
primary
residence
which
I
don't
think
is.
F
D
The
city
can
and
and
will
require
you
to
have
a
replacement
parking
spot
for
that
space
that
you've
eliminated
elsewhere
on
your
lot
and
that
could
be
in
a
driveway.
It
doesn't
have
to
be
another
covered
spot,
but
we
just
don't
want
to
compound
the
situation
in
single
family
neighborhoods
that
are
short
on
parking,
where
we
can
kind
of
seek
some
relief
for
that
for
accessory
dwelling
units
in
very
limited
instances.
The
city
can
require
one
space
for
the
accessory
dwelling
unit.
D
A
Vice
mayor
medina,
can
I
just
ask
a
real
quick,
general
one
and
then
have
a
goody?
Thank
you
just
just
really
quick
for
for
me
and
and
the
rest
is
you
know
how
much
is
this
is
led
and
driven
actually
by
the
state
versus
the
local
okay.
So
just
so,
that's
really
clear
because,
obviously
just
on
the
adu
size,
it
doesn't
matter.
If,
because
what
we
had
an
option,
then
we
went
below
that
to
try
to
minimize
that
side.
So
just
a
a
general
question
than
to
the
vice
mayor.
D
Sure
yeah,
it
is
very
limited,
especially
with
the
accessory
dwelling
units.
State
law
has
a
lot
of
very
specific
regulations
about
what
cities
can
and
cannot
do
and
really
cities
have
the
opportunity
to
be
more
lenient
in
ways
than
state
law,
more
permissive,
but
certainly
not
less
permissive
than
the
state
law
and
then
for
the
density
bonus
as
well,
really
entirely
driven
by
state
law.
I
H
H
G
I'll
I'll
take
I'll,
take
a
snap
at
it
and
then
feel
free
to
time
it.
So
vice
mayor
medina,
that's
a
great
question:
if
you
don't
mind
I'll,
do
probably
some
sort
of
a
density
bonus
101.
So
as
kelly
mentioned
density
bonus
is
driven
completely
by
state
law,
so
local
jurisdiction
has
very
very
little
love
discretion
over
it.
If
you're
a
developer,
proposing
a
destiny
bonus
project,
so
you
would
have
to
come
into
the
city.
G
Talking
to
the
city
staff
and
saying
I
am
proposing
a
density
bonus
application
and
there
is
an
application
form
that
we're
currently
developing.
That
is
called
the
density
bonus
permit
application.
It
talks
about
the
level
of
affordability,
so
the
first
criteria
for
a
density
bonus
is:
they
have
to
add
additional
affordability
into
the
project.
Given
the
level
of
affordability
that
decides
the
number
of
concessions
or
incentives
that
they
can
qualify,
they
would
also
have
to
outline
what
these
are.
They
can
be
height
increase.
G
They
could
be
a
setback
reduction,
they
could
be
increased
density
beyond
city
allows
or
a
number
of
different
standards
keep
in
mind
in
the
world
of
density
bonus.
There
are
other
terminologies
are
very
similar:
they're
called
the
waivers
incentives
and
sometimes
the
planners
call
them
gimmicks.
If
you
read
the
stat
state
law,
they
actually
have
a
different
standard
than
the
city
ordinance,
for
instance,
parking.
G
If
you're
a
density
bonus
project,
you
qualify
for
a
different
parking
ratio
than
what
the
city
would
obviously
allow
require
you
to
do
so,
and
that's
what
we
call
a
gimmick,
but
a
incentive
or
a
concession
is
something
different,
for
instance,
the
setback
unlimit
and
height,
and
things
like
that.
However,
the
city
can
also
respond
to
the
developer
based
on
their
concession.
Some
are
feasible
and
some
are
not
feasible,
so
that's
one
city
start
negotiating
with
with
the
developer,
so
that's
kind
of
a
density
bonus
101.
H
G
H
Okay,
yeah,
I'm
glad
somebody
else
knows
way
more
about
that
than
than
than
me,
but
what
it
comes
down
to
is
these
are
things
that
are
brought
on
by
the
state
councils.
Can't
do
anything
about
it.
So
I'd
like
to
concentrate
on
the
things
that
we
have
a
say
about,
and
if
we're
going
to
try
to
do
that
tonight
or
we're
going
to
do
that
tomorrow.
J
D
No,
so
it's
and
it's
not
exactly
to
build
a
box
basically
for
a
density
bonus
project.
They
have
varying
levels
at
which
they
qualify
depending
on
if
they're,
providing
very
low
low
or
moderate
income
housing,
and
it's
not
100
affordable.
I
think
that
it
starts
around.
Like
you
know,
five
percent
very
low,
they
can
start
requesting
density
bonus
and
the
reason
that
the
waiver
is
in
place
is
because
you
know
I'm
trying
to
get
a
density
bonus,
I'm
building
more
units
than
what's
permitted
by
your
existing
zoning.
So
I
need
more
space.
D
I
need
either
height.
I
need
a
break
and
a
step
back
and
you
need
a
break
and
a
setback.
So
that
part
is
really
physical
and
then
the
incentives
and
concessions
are
really
more
financially
related
and
those
are
based
on
how
what
percentage
and
what
depth
of
affordability,
they're,
providing
and
those
are
to
help
the
developer,
to
be
able
to
finance
and
offset
the
cost
of
the
affordable
units.
D
J
Okay,
thank
you.
What
I,
what
I
was
all
was
planning
to
say
was,
first
of
all,
thanks
to
everyone
for
all
this
work,
I
don't
think
it
can
be
understated
the
enormity
of
this
task,
as
evidenced
by
the
number
of
people
who
worked
on
it,
that
we
saw
in
the
beginning
of
the
slide.
So
this
is
really
a
and
it's
as
was
stated
earlier.
J
There's
a
there's
a
lot
of
very
really
really
important
changes
here
and,
among
the
most
important,
I
think,
is
that
we're
doing
what
we
can
to
discourage
the
use
of
the
in
luffy.
You
know
the
in
a
perfect
world.
We
would
only
want
to
see
it
used
in
a
spot
where
building
affordable
housing
makes
no
sense
at
all.
You
know
if
it's
way
way
way
far
away
from
transit
way
way,
far
away
from
services.
J
You
know
somewhere
where
just
it
makes
no
sense
to
build
affordable
housing.
That's
the
only
place.
I
would
really
want
to
see
anybody
use
them
in.
We
have
to
do
everything
that
we
can
to
get
the
developers
to
actually
build
the
units
and
not
pay
into
the
fee,
because
it's
so
difficult
to
convert
those
dollars
into
units,
and
it
takes
so
so
long.
J
So
I'm
really
really
glad
to
see
that
the
the
amount
of
focus
on
that
in
this
in
this
plan,
and
especially
the
requirement
to
elevate
that
decision
to
to
to
city
council
with
people
who
are
requesting
the
use
of
the
unit
fee
because
we're
gonna
hold
we're
gonna
hold
those
folks
to
account.
Why
can't
you
build
them?
So
I
I
just
wanted
to.
J
I
just
wanted
to
note
that
for
for
members
of
the
public,
who
may
have
missed
that
that
nuance
and
all
of
this,
how
important
that
is,
I
don't
have
a
whole
lot
of
questions,
because
I've
seen
this
already
and-
and
I
just
just
wanted
to
to
really
reiterate
my
thanks
to
everybody
who
worked
on
this
plan.
Thank
you.
F
A
F
This
is
just
a
question
probably
for
director
wu.
Just
listening
to
the
idea
of
like
just
box
buildings
going
up
is
a
little
worrisome.
I
think
one
of
the
charms
of
san
bruno
is
that
we
have
so
many
different
characters
and
styles
of
houses,
and
so
just
from
my
time
in
planning,
I
remember
asking
about
architectural
design
guidelines
and
my
understanding
is
that
typically
they're
housed
as
part
of
the
zoning
process.
G
Area-
and
I
hope
we
don't
so
any
new
housing
development
greater
than
two
three
units-
they
would
have
to
go
through
an
architectural
review
process
right
now
they
go
through
an
architectural
review
committee
in
the
future.
In
our
streamlined
process,
they
will
first
go
to
planning
commission
for
articulation
of
their
design.
G
We
have
a
very
well
built
mature
design
guideline
stipulated
in
a
zoning
code.
We
don't
we
discourage
box
design
in
a
tcp
there's
step
backs
they're
landscaping,
there's
front
yard
variation.
We
strive
for
the
best
design.
We
can't.
I
think,
what
we're
focusing
on
density,
bonus,
setback
and
height
limit
is
one
of
the
concession
that
they
can
ask
for,
but
that's
only
one
they're
not
asking
to
waive
all
of
the
development
standard
or
they're
not
asking
to
waive
any
architectural
review.
A
I
just
had
a
maybe
another
general
question
I'll
say
about
councilman
salazar,
so
where
in
the
next
five
years,
do
you
see
the
development
might
be?
You
know
result
in
so
what
areas
do
you
see
in
our
community
that
in
the
next
five
years,
might
see
more
of
the
development
that
we're
bringing
in
the
zoning.
G
If
I
had
a
ball
or
a
mat
a
crystal
ball,
I
would
really
see
development
happening
in
our
tcp
area
along
el
camino
san
bruno.
This
is
where
developers
are
calling
right
now
and
we
would
have
to
explain
to
them
a
long
entitlement
process.
You
need
to
go
through
a
arc
planning
commission
twice
counsel,
because
you
need
to
get
a
pd
a
lot
of
time.
You're
also
working
out
a
lot
of
just
entitlement
to
get
a
development
ready
once
the
zoning
is
ready
to
accommodate
these
changes.
G
E
Yeah,
I
think
the
director
got
that
exactly
right
into
council
member
hamilton's
point
as
you
get
further
down
and
south
on
el
camino,
real,
the
lots
tend
to
get
more
narrow,
which
actually
just
gives
a
it's
a
physical
constraint
for
development
for
the
from
a
market.
Standpoint
they're
just
not
as
likely
to
to
turn
okay.
C
If
we're
simply
looking
at
that
five-year
horizon,
we
actually
may
see
more
office
development
in
the
in
the
next
five
years
and
then
residential
development.
If
the
residential
marketplace
doesn't
pick
up
and
that's
a
factor
of
reduced
rents
on
on
market-based
housing
right
now,
and
just
where
the
pro
the
type
of
projects
that
are
being
financed.
A
Okay,
so,
let's
circle
back
to
something
the
vice
mayor
asked
yeah.
It
was
more
specified
right,
so
it
probably
divides
it
because
a
lot
of
this
is
state
oriented.
But
you
were,
I
don't
know
if
you
had
something
in
specific
or
if
I
can
try
to
ask
kelly
if
there
are
the
areas
that
the
city
has
more
local
control
over.
I
think
that's
what
your
your
point
was
and
and
if
those
can
be
tackled
one
at
a
time
I
think
there's,
maybe
three
four
or
whatever,
but
but
you
you
know
best.
D
Sure
so
I
can,
I
think
so.
I
think
the
two
areas
that
you
want
to
know
where
you
have
discretion
over
are
the
density
bonus
and
the
accessory
dwelling
and
junior
accessory
dwelling
unit
chapters.
So
for
the
density
bonus,
the
areas
where
the
city
has
discretion
are
extremely
limited.
You
basically
have
discretion
over
what
you
require
in
your
application,
how
you
define
maximum
allowable
residential
density
and
that's
kind
of
it.
Otherwise,
the
chapter
really
references
state
law
for
80s
and
junior
adus.
D
The
areas
of
city
discretion
include
whether
or
not
you'll
allow
two-story
adus.
So
you
have
to
allow
a
16
foot
height
for
adus,
but
anything
you
allow
above.
That
is
up
to
up
to
you.
The
city
currently
allows,
I
believe,
a
height
limit
of
25
feet
for
two-story
adu,
so
we
did
try
to
stay
consistent
with
that
and
to
continue
allowing
two-story
adus.
D
A
H
H
I
think
I
think
I
mean
in
some
neighborhoods
two
or
one
more
car
in
the
neighborhood-
will
create
this
domino
effect
of
people
just
scrambling
even
harder
for
parking.
So,
let's
go
if
if
we
can
get
some
guidance-
and
maybe
we
can
do
a-
I
don't
know
a
straw
poll
of
like
everybody's
cool
with
that
and
get
through
this,
then.
H
Well,
unless
somebody
has
something
that
they
really
don't
like
right,
I
mean
we
have
to
there's
a
lot
of
things
to
say
yes
to
here
the
things
that
are
obvious
that
are
by
the
law.
You
know
I'm
saying
yes,
but
the
things
at
least
that's
how
I
feel
I
don't
want
to
get
caught
on
one
thing
holding
this
up
and-
and
I
think,
requiring
replacement
parking,
and
maybe
there
could
be
some
analysis
on
on
what
areas
have
trouble
with
the
parking.
H
J
H
E
Okay,
the
one
thing
I'll
add
is
that
seeing
these
ordinances
up
and
down
the
peninsula,
really
those
are
the
two
things
that
councils
focus
on
the
most
and
that
they
hear
the
most
concerns
from
neighbors
about
is
where
you
can.
Are
you
providing
replacement
parking
where
the
city
has
discretion?
And
the
second
is
these:
adus
are
a
lot
closer
to
the
property
lines,
especially
in
the
backyards
than
most
of
the
homes
are.
Do
you
have
privacy
requirements
so
those
those
two
are
included
in
the
ordinance.
A
H
D
F
On
that,
on
that
same
question,
please,
council,
member,
thank
you
it's
over
7
500!
I
just
want
to
make
sure
this
is
residential
and
just
how
many,
because
our
standard
lot
size
I
thought,
is
about
five
thousand,
maybe
fifty
two
hundred.
So
how
many
are
we
really
talking
that
would
fit
within
that?
That.
E
Mold
so
like
I
could
take
a
stab
at
this
you're
right.
Most
of
san
bruno
was
developed.
You
know
2500
to
5
000
square
foot,
foot
lots
as
you
get
in
the
hills
and
you
go
west
of
280.
You
start
to
see
you
know
more
of
you
know,
there's
a
lot
of
laws
that
have
strange
angles
to
them,
so
they
may
get
up
to
7
500
square
feet,
but
they
are
relatively
rare
and
almost
exclusively
west
of
the
35..
A
I
I
was
on,
I
don't
have
any
questions.
I
was
just
gonna,
make
a
comment
that
I
I
agree.
Whoever
said
that,
but
it's
I
think
was
tom
has
said
it's
been
a
long
time
coming
and
we've
been
trying
to
chase
down
these
these
corrections
for
a
while,
unfortunately,
the
bulk
of
this
everything
that's
significant
in
these
changes
is
mandated
by
the
state.
So
we
don't
have
a
lot
of
discretion
in
it.
It
would
be
nice
to
have
a
little
bit
more
flexibility,
and
you
know
one
other
thing.
I
It
is
very
important
that
we
get
all
these
plans
aligned
that
we
get
everything
basically
in
a
package
that
that
was
going
to
make
development
possible
because
that's
that
was
really
the
the
purpose
of
developing
the
transit
quarters
plan
is
to
streamline
as
much
as
possible-
and
this
is,
I
believe,
probably
our
last
step
in
making
that
all
possible.
So
it's
it's
been
over
a
decade
in
the
making,
and
it's
I'm
glad
we're
at
this
point.
I
A
Thank
you
anything
else
for
my
colleagues
any
other
final
questions,
I'm
seeing
no
hands
and
I'm
not
seeing
any
virtual
or
other
okay.
This
was
a
public
hearing.
We
had
public
hearing
that
was
closed.
This
is
an
action
item
and
just
concluding.
Obviously,
this
is
something
that
we've
wanted
to
get
done.
We
are
getting
done
and
want
to
thank
you
and
we'll
see
how
the
vote
goes.
Maybe
I
should
hold
off
my
thank
you.
So
this
is
there's
wave
the
first
reading.
A
I
A
I
H
A
Hi,
so
thank
you.
Thank
you
all
to
the
team
staff
and
mr
atkins,
I
haven't
seen
you
before
the
council
in
quite
a
while.
It
brings
back
memories,
but
but
thank
you
for
all
of
your
work
and
thank
you
for
getting
it
to
the
finish
line
and
emma.
Thank
you
and
kelly.
All
of
you
appreciate
it
very
much
enjoy
the
rest
of
your
evening.