Is DEATH Coming to San Bruno's Downtown Business District?

EDITORIAL

By: Robert M. Riechel

Lack of voter support of the proposed 1284 Ordinance update will bring death to San Bruno’s downtown businesses.

Many San Bruno residents and businesses received a mailing from the City of San Bruno Community Development Department noticing on the Tuesday July 22nd 2014 San Bruno City Council agenda a discussion regarding whether the City should or should not place a ballot measure on this November’s ballot asking San Bruno voters to “Amend City Ordinance 1284” to establish new height restrictions, increase the density on certain residentially zoned parcels, and allow above ground multi-story parking structures, SOLELY WITHIN THE TRANSIT CORRIDOR PLAN (TCP) AREA.  The purpose of this proposed measure is to implement specific components of the Transit Corridors Plan, which the City adopted on February 12, 2013.  Additional purposes of the proposed ballot measure are to implement the TCP visions to promote economic enhancements of commercial streets and to encourage appropriately sized quality mixed use developments within about a one half mile radius of the new San Bruno Avenue Caltrain Station.

To fulfill the vision of the TCP, the following goals were created:

-        Stimulate economic activity and encourage private investment to revitalize aging and obsolete land uses and buildings with new housing and vibrant commercial uses.

-        Improve the quality of life and safety for all San Bruno residents by breathing new life into our downtown, creating new attractive public places, attracting new restaurants, shops, and stores, creating jobs, providing new housing, including housing for seniors, and preserving existing residential neighborhoods.

-        Make the area safe and convenient for pedestrians, bicycles, and public transit users; and

-        Generate new revenue for vital city services for public safety, parks, public infrastructure, and facilities.

The TCP includes provisions to guide economic revitalization and redevelopment, including

-        Land use and development requirements to be incorporated into the City’s zoning code;

-        Design Guidelines to evaluate private development projects;

-        Proposed new maximum building heights and parking structures only within the TCP area; and

-        Prohibit the use of eminent domain on residential property.

Full implementation of the TCP requires changing certain development restrictions in Ordinance 1284 that discourage private investment and redevelopment in the TCP area and requires approval by a majority of the voters of the City of San Bruno in a citywide election.

Anyone walking along the portions of the specific streets in the TCP will see:

-        There are basically NO VACANT – un-built upon properties that could be used for new businesses

-        There is inadequate off-street parking to support any needs required if a new business was to redevelop an existing property.  Street parking cannot adequately support existing businesses by providing 1-3 on-street parking for each store front property.

-        Many San Mateo Avenue and El Camino Real businesses do not have rear access to their property for deliveries, garbage pickup, etc.  Double parking on San Mateo Avenue or El Camino Real to make a business delivery disrupts the safe flow of vehicle traffic.

-        The existing few City off-street parking lots are not strategically located to provide maximum parking opportunities for the existing small restaurants on San Mateo Avenue or El Camino Real.

-        To increase shoppers along San Mateo Avenue, San Bruno Avenue, and El Camino Real there needs to be new businesses added to the current mix of tenants.  These new businesses will need more floor space than comes with a single floor business.  Is San Bruno ready for a two or three store business with the current limited street parking?  Or should a three story or four story or five story building be allowed including parking spaces within the multi level structure?

-        Should new businesses (or redeveloped existing businesses) be allowed to be positioned along San Mateo Avenue (for example) that include interior parking spaces usable by downtown shoppers? 

-        Should a multi-floor building be allowed that includes interior parking for shoppers and interior parking for upper level residential units?

The TCP incorporates the requirements for multiple levels of City review and input from San Bruno residents in open noticed public meetings.

If Ordinance 1284 is modified by the voters, San Bruno residents MUST (in quantity) actively participate and SUPPORT the underlying goals of the TCP and ASSIST the City to make sure that all new above 3 story buildings meet the voter’s & TCP requirements.

Most City Council meetings have been attended by only a few San Bruno residents.  The Council meetings and the Planning Commission meetings are open to San Bruno residents and these meetings are where San Bruno residents can have their say as THEY ASSIST the City with the wording requirements for new multi-story buildings.

Not passing the amendments to Ordinance 1284 will continue the restrictions on what size of businesses can be allowed (or will want to build or redevelop) along San Mateo Avenue and El Camino Real AND where these few shoppers will be able to park?

Adequate parking is absolutely required.  Look at the recent opening in Millbrae on El Comino Real of a new restaurant where there were so many patrons arriving in vehicles, that the residents adjacent to the restaurant complained that the patrons were parking in their residential areas – residents could not park in-front of or near their residence.  Do San Bruno residents want patrons for possible new or re-developed San Mateo Avenue or El Camino Avenue businesses to park in front of their property; do San Bruno residents want them to park in an above ground parking structure built into the property; or do San Bruno residents want these new businesses to build in Millbrae or South San Francisco?

I, for one, want redevelopment and new businesses to stay here in San Bruno – thus improving San Bruno and drawing me to Shop on San Mateo Avenue and El Camino Real.

I want the San Bruno downtown area to thrive.  Without it keeping pace with surrounding city’s downtowns, shoppers will drive the extra mile and GOTO Millbrae or GOTO South San Francisco.

Your City Council and Community Services Department have worked for years, involving many San Bruno citizens, business owners and or managers, as well as with local builders and developers to craft a TCP that with minor modifications to our Ordinance 1284 WILL ALLOW San Bruno’s downtown to begin the process of updating and improving.

SAVE San Bruno’s Downtown – Modify Ordinance 1284.

Do YOU Agree?

Will YOU work to support the modification of Ordinance 1284?

Flood Tuesday’s Council Meeting July 22nd and speak IN SUPPORT of modifying Ordinance 1284.