Millbrae TOD #2 Project Analysis

Millbrae TOD #2 Project Analysis Project Description A Site Development Permit and Conditional Use Permit are proposed to allow for a mixed-use transitoriented development on approximately 9 Acres located at the Millbrae BART Station. The proposal includes151,583 SF of office space, 320 market-rate apartments units, 80 affordable apartment units, 164 hotel rooms, and 44,123 SF of ground floor retail. These uses are proposed on 4 building sites within the TOD #2 and will be developed as follows: Site 5A: 151,583 SF of office space and 22,534 SF ground floor retail Site 5B: 320 market rate apartments and 13,749 SF ground floor retail Site 6A: 80 affordable apartments Site 6B: 164 room Hotel with 7,840 SF ground floor retail The project will also construct various pedestrian paseos, plazas, and pocket parks for public open space and circulation. A new pedestrian Garden Lane Paseo, between the office and apartment buildings, will be the main access to the BART Station. A newly designed BART Plaza and Garden Plaza will provide a space for eating, relaxing, and entertainment / event uses. East Station Road, located between the existing BART parking structure and office building will be the main location for shuttle drop-offs, with additional drop-offs on southbound Rollins Road. Other key circulation improvements are proposed for pedestrians and bicyclists in and around the site. Existing Conditions The Millbrae BART station is located at 200 Rollins Road. The site currently contains the BART Station, an approximately 2,107-space parking garage, and approximately 863 surface parking spaces. The proposed development would eliminate all 863 spaces, and provide 392 replacement BART parking spaces. The Kiss n Ride would also be relocated inside the existing parking structure, eliminating an additional 62 BART spaces. The site is bordered by the high line canal to the north, SFO property to the east, Millbrae Avenue to the south, and the BART station and parking garage to the west. Millbrae Station Area Specific Plan (MSASP) In 2015, an update to the 1998 Millbrae Station Area Specific Plan was adopted with updated objectives and policies that respond to the current market conditions. The intent of the MSASP is to provide regulatory framework and guidance for future development and public improvements in the Plan Area. Goals Below are the 8 goals described in the MSASP and how the proposed project meets them. A Vibrant Daytime and Evening Activity Center Where People Live, Work, Visit The project proposes a mix of land uses - residential, retail, office and hotel. This will create an active community throughout the day for residents, workers, visitors, and BART riders. A Significant Regional and Local Transit Hub The BART Station will continue to operate as a major transit hub for BART, shuttles, and buses for its current and future riders. A Balanced, Safe, and Efficient Circulation System In and Around the Plan Area The project proposes key improvements to the existing vehicular circulation in and around the project site. These modifications also balance the needs of pedestrian and bicyclists to promote alternative modes of transportation to the site. 1

A Well-Designed District That Creates A Sense of Place for Millbrae New architecturally pleasing buildings with ground floor retail spaces that integrate open spaces will create a designation that can be enjoyed by BART riders as well as members of the community. A Network of Public Open Spaces There are public open spaces proposed throughout the project in the form of public plazas, paseos, and pocket parks. These spaces include seating, tables, and benches where visitors and residents can eat, relax, and be entertained. A Station Area Where New Development is Sensitive to Surroundings The buildings are designed to provide a Gateway element for people entering into the City via Millbrae Avenue. A District That Benefits Millbrae s Local Economy The proposed retail and hotel uses will attract local residents and visitors to the project site which will contribute to the local economy. An Environmentally Sustainable Neighborhood The project promotes walkability and bicycling to reduce the number of vehicles trips to the site. New landscaping will incorporate drought tolerant planting and include stormwater treatment measures to reduce storm water runoff. Policies Policies are included in the MSASP to ensure that the vision and goals of the Plan are achieved within its projects. The types of policies include; Land Use (LU), Urban Design (UD), Housing (H), Open Space (OS), Circulation and Parking (CT), Utilities and Public Services (UTIL), and Implementation (IMP). Below are some of the key policies that relate to the TOD #2 site. P-LU 1. Encourage a rich mix of transit-supportive land uses in the Plan Area in close proximity to one another to encourage transit use, walking, and bicycling. The project provides a mix of land uses including residential, office, retail, and hotel that support transit ridership as well walking and bicycling. P-LU 2. Promote a mix of uses that support a day and evening environment in the immediate vicinity of the Millbrae Station. Uses that bring evening and weekend activity include retail shopping and services, food stores, restaurants and cafes, hotels, health clubs, and other similar uses. The proposed residential, office, retail (including restaurants, cafes, coffee shops, etc.), and hotel uses create an environmental that will be active throughout the day, seven days a week. P-LU 4. Encourage the development of hotels in the Plan Area, especially near highway frontage. A 164-room hotel is proposed along Millbrae Avenue and will be visible from Highway 101. P-LU 5. Strive to concentrate active ground-level uses along major pedestrian routes and at key nodes to contribute to a safe and lively pedestrian environment. Retails spaces are proposed along the major vehicular and pedestrian corridors. Where retail spaces are not proposed, other active uses like a hotel fitness room and indoor pool will be developed. P-LU 6. Provide public gathering places directly adjacent to the Millbrae Station that are pedestrian friendly and minimize conflict with automobiles. The BART plaza and proposed Garden Lane paseo are pedestrian-oriented and provide direct access to the Station. 2

P-LU 9. Encourage the development of uses that contribute to the quality of life of residents and employees, such as childcare facilities, community centers, plazas, playgrounds, and parks. A variety of plazas and pocket parks are proposed throughout the project which can be used by project residents and employees. P-LU 10. Promote Class A office development near the station and along Adrian Road to take advantage of its proximity to Highway 101, transit, and new residential development. Approximately 151,583 SF of Class A office space is proposed on Site 5A. P-UD 1. Allow for more intensive and taller development in the immediate vicinity of the Millbrae Station as a means to bring vitality to the area and increase transit ridership. The project proposes a high-density development which maximizes the height of its building to allow for more residents and employees to utilize the site and take transit. P-UD 2. Require building heights of new development to comply with FAA standards and the San Francisco International Airport Land Use Compatibility Plan. The proposed building heights will comply with any FAA or SFO requirements. P-UD 3. Ensure new development includes varying and visually engaging facades to promote a pedestrian-friendly environment. The development proposes varying and visually engaging facades to promote a pedestrian friendly environment. P-UD 5. Ensure that new buildings use high quality materials, visually interesting physical elements, and building modulation. The proposed buildings would use high quality materials, elements that are visually interesting, and provide modulations throughout the building facades. P-UD 7. Require that new buildings orient toward public spaces with entries and frontages. Building entries and frontages are oriented toward public spaces like the Garden Lane Paseo. P-UD 8. Ensure that new development provides visual interest at the ground floor to provide pedestrian interest. Blank walls and non-transparent street frontages should be minimized. Activated ground floor uses and entrances are oriented toward public spaces providing visual interest at the ground floor level for pedestrians. Building signage and transparent windows will also add to the pedestrian experience. P-UD 9. Create gateway features at the intersections of Victoria/El Camino Real, Murchison/El Camino Real, and Millbrae Avenue/Rollins Road to enhance the identity of Millbrae and the Plan Area. The project proposes gateway features at the Millbrae Avenue / Rollins Road intersection which include; transparent towers elements on the corners of the apartment and hotel building, enhanced paving, lighting, project signage/graphics, a new City of Millbrae sign, and public art. P-UD 10. Require all development projects provide appropriate landscaping between the street and buildings to soften the hardscape and along the edges of open spaces to define the space. Landscaping is proposed along the sidewalks and within the pedestrian paseos in the form of tree wells, potted plants and raised planters to soften the hardscape. P-UD 11. Ensure all landscaping plans conform with the City s Water Efficient Landscape Ordinance. The proposed plant palette will meet the requirements of the City s Water Efficient Landscape Ordinance. P-UD 12. Enhance streetscapes along El Camino Real and Millbrae Avenue to enhance the gateway role and appearance of the street. 3

The Millbrae Avenue frontage will consist of a 7-story residential building and 5-story hotel to create a gateway appearance from the street. P-UD 13. Ensure new buildings that can be seen from Highway 101 include a visually pleasing building envelope and signage. The hotel building will be visible from Highway 101 and has incorporated a large signage element on the top of the building. P-UD 14. Encourage office development with state-of-the-art design techniques to maximize space, flexibility, and functionality. Ensure office buildings are oriented towards public streets or open space. The proposed office building includes state-of-the-art design techniques which allow for flexibility and functionality for a future tenant or multiple tenants. The building is also oriented toward the Garden Lane paseo for easy pedestrian access and an inviting entry. P-UD 15. Ensure parking structures are screened from pedestrian views and/ or wrapped with active uses. Pay attention to design of the upper portions of parking structures to ensure attractive architecture. Parking for the residences, offices, and retail are located within the building structures behind the ground floor retail spaces on the Garden Lane Paseo and Rollins Road. P-H 1. Require the provision of housing for people of all incomes in new development projects in the Plan Area. The project will include 320 market-rate apartments and 80 affordable units for low and very-low income residents. P-H. 3. Designate the Plan Area as a Housing Opportunity Site consistent with the Housing Element and require at least 15 percent affordability for residential projects to the extent consistent with prevailing law. The project will provide 80 affordable units, or 20% of the total units. P-H 4. The 15 percent housing affordability requirement shall not be satisfied by the payment of in-lieu affordable housing fees but shall be satisfied by the construction of affordable housing units in or nearby the Plan Area. The 80 affordable units will be constructed on Site 6A. P-OS 1. Provide a variety of public and private open spaces, pedestrian- oriented streetscapes, and gathering spaces to meet the needs of new and existing residents, visitors, workers and businesses. The project design allows for a variety of public and private open spaces. The public spaces include a series of plazas nodes at street intersections and along the Garden Lane Paseo. There are additional paseos on the south sides of Site 5B and 6A that lead toward the BART station. There are two primary plazas proposed, the BART Plaza and Garden Plaza that allow for opportunities for multiple activities like concerts, street fairs, farmer s markets and movie nights as well as outdoor cafes. Private and common open space will be provided in the apartment building in the form of podium level courtyards and balconies. P-OS 2. Require the development of new publicly accessible open space and necessary pedestrian connections as part of new development projects or the payment of in-lieu fees. The project will develop publicly accessible open spaces and a variety of pedestrian connections across the site. P-OS 3. Frame potential open spaces with buildings or structures to provide a sense of enclosure to the open spaces and their users. Buildings will frame the proposed open spaces to create a sense of enclosure and placemaking. P-OS 4. Streetscape improvements should incorporate open spaces, such as pocket parks in bulbouts, to the extent feasible. The project proposes seating alcoves at key street intersections. 4

P-OS 5. Require open spaces and parks to incorporate sustainability measures, such as including native plant species, drought tolerant plants that require minimal irrigation, permeable paving, solar-powered lighting, and other similar features. Landscaping areas in will incorporate native and drought tolerant plants. P-OS 6. Integrate public art into public space design consistent with the City s Public Art Policy. Public art is proposed at key locations in the project site like the BART and Garden Plaza, Garden Lane / Rollins Road intersection, and throughout the art walk between the apartment building and Millbrae Avenue. P-CP 1. Provide superior pedestrian access and circulation in the Plan Area, especially to Millbrae Station, by providing sidewalks on all roadways and adding new routes where feasible. The project proposes sidewalks and pedestrian paseos throughout the site leading to the BART Plaza. This includes a new walkway through the surface parking lot and a walkway leading from the BART parking structure through the office building into the Garden Lane Paseo. Crosswalks are also provided at all intersections. P-CP 2. Accommodate projected pedestrian volumes by increasing sidewalk widths to a minimum of 6 to 10 feet. Large sidewalk widths are provided along major pedestrian corridors like Rollins Road to allow for outdoor seating, lighting, and landscaping. The Garden Lane Paseo is approximately 50-feet wide to accommodate a high level of pedestrian traffic while providing room for gathering spaces and event areas. All sidewalks within the project site will meet the Specific Plan requirement of 6-ft. minimum. P-CP 5. Design all streets to provide an attractive pedestrian and visual environment, including by adding pedestrian-scale lighting, benches, and street furniture. Pedestrian scale lighting, benches, seating, way finding, and other street furniture is provided within pedestrian corridors and open spaces. P-CP 6. Improve bicycle access to Millbrae Station and bicycle connections among the surrounding Plan Area land uses through a system of on-street and off- street bicycle facilities including Class I bicycle paths and Class II bicycle lanes. New Class III bike facilities will be provided along Rollins Road and Garden Lane. Class II bike facilities are proposed on S. Station Road and a Class I multi-use path will be provided on Aviador Avenue and a portion of Garden Lane to connect to the future Bay Trail. P-CP 8. Provide secure, short- and long-term bicycle parking facilities at the Mill- brae Station and at all developments. Short term bike parking is provided throughout the site in the form of bike racks. Long term bike storage rooms are provided in the office building, apartment building, and affordable apartment building for employees and residents. Other long-term bike facilities will be provided near the BART station for riders. P-CP 10. Require development projects in the vicinity of the station to provide wayfinding signage along wayfinding paths, which include all streets and paseos within the Plan Area, major intersections, and designated bicycle routes. Wayfinding will be provided for vehicles, bicyclists, and pedestrians at the appropriate size and scale. Land Use Regulations & Development Standards The Land Use Regulation and Development Standards section of the MSASP establishes the types of allowed uses and the form of the project. The project site is shown within the Transit-Oriented Development (TOD) Zone. This Zone is intended for a mix of high intensity uses that will be vibrant in the mornings and evenings since they are located adjacent to the Millbrae station. 5

Permitted Uses Table 5-1 of the MSASP identifies all permitted uses within a TOD Zone. Some of these uses include; Multi-family dwellings (7 units or more), Community Centers, Public Parking Structures, restaurants, offices, retail sales and theaters. Commercial lodging is a conditionally allowed use in a TOD and requires the approval of a Conditional Use Permit. Height Limits Building heights within the TOD Zone are intended to support transit while creating a comfortable pedestrian scale. Table 5-2 of the MSASP establishes a minimum of 2-stories with ground floor a minimum of 15-ft. in height. Height limits are shown in Figure 5-2 where the two building sites (5A & 5B) west of Rollins are limited to 90-100 and the buildings sites (6A & 6B) east of Rollins Road to 65. The proposed building heights and number of stories for the 4 proposed buildings are: Site 5A: +/- 86 Site 5B: +/- 85 Site 6A: +/- 65 Site 6B: +/- 63 Street Wall Heights are encouraged to limit building heights along the street frontages, however, since the site is within 600-ft. of the Station, the street wall height is not applicable. FAR & Density Minimum and maximum FARs and residential densities are identified in the MSASP to ensure developments are built at appropriate levels of intensity. Although the FAR range is 2.0 to 2.5 and there is a maximum density of 80 dwelling units per acre, there is an exception for the provision of Community Benefits. Below are the FARs and residential densities for the 4 project sites: Site 5A: 2.20 FAR Site 5B: 2.82 FAR & 119.4 DU/AC Site 6A: 2.56 FAR & 147.6 DU/AC Site 6B: 1.85 FAR Although sites 5B, 6A, and 6B are under or exceed the FAR range and sites 5B and 6A exceed the maximum allowed residential density, the project will be providing Community Benefits which only limit the building by setbacks and height limits. Community Benefits will be discussed later in the document. (FAR was calculated using all habitable space and excludes the parking garage areas on Sites 5A and 5B). Setbacks & Street Based Frontage Front setbacks or street based frontage standards are important to creating building edges and street character. As required by Figure 5-3, buildings along Millbrae Avenue (east of Rollins Road), Rollins Road, and South Station Road will be setback at minimum 10-ft to allow for a wide sidewalk. All other sidewalks will be a minimum of 6-ft. as required by the MSASP. Finally, the building on Site 5B will be setback from the Millbrae overpass at a minimum of 20-ft. Active Frontages The are two types of active frontages identified in the Specific Plan, Type 1 and Type 2. Type 1 frontages are very active ground floor uses and include retail, restaurant, lobbies, and community spaces and are required to fill 65% of the length of the buildings. Type 2 frontages are moderately active ground floor uses and include residential and office uses. Type 1 uses are proposed along Rollins Road (south of Garden), at the four corners of Rollins and Garden Lane, and down the Garden Paseo (west of Rollins Road) consistent with the MSASP. These uses are mainly for retail and restaurants, but in some cases include a hotel fitness room, office and residential lobbies, and other community spaces. In any case, these ground floor uses will be designed with large windows and entry doors to ensure spaces remain active and safe. 6

Type 2 uses along Millbrae Avenue include an indoor pool inside the hotel. Within the residential building, structured parking will be constructed on the 1st and 2nd stories along Millbrae Avenue and S. Station Road, but will be hidden within building. However, on the third floor there are three courtyards that face Millbrae Avenue which will help to activate this portion of the site. Usable Open Space Usable open space is important for providing areas for public gathering, circulation and recreation. These areas should include trees and landscaping, seating, lighting and shading. There are three types of usable open space identified in the MSASP. They are; private open space, common open space, and publicly accessible open space. Publicly accessible open space is intended to serve the needs of residents, employees, and visitors to the TOD for a minimum of 12 hours per day. These spaces could include; paseos, plazas and pocket parks and should include trees, seating, landscaping and lighting. Additionally, the Specific Plan requires that all lots provide a minimum of 10% publicly accessible open space. Below is a summary of the publicly accessible open spaces provided by lot and a list of their amenities. Site 5A: 25% Outdoor dining, furniture, seating, lighting, lawn, public art, signage, pottery and planting Site 5B: 21% Outdoor dining, furniture, seating, lighting, lawn, public art, signage, pottery and planting Site 6A: 10% Furniture, seating, lighting, lawn, public art, pottery and planting Site 6B: 10% Furniture, seating, lighting, lawn, public art, pottery and planting The BART Plaza, will also provide an additional 8,800 SF of publicly accessible open space, which can be counted toward a Community Benefit. Private Open Space Decks and patios that are accessible to only one residential unit are considered private open space. Decks will be provided to some of the residential units on Site 5B. There is no private open space requirement for the site. Common Open Space Common open space is accessible to all residents in one building. There are three podium level courtyards provided to residents of Site 5B. These courtyards provide amenities like dining areas, BBQs, spas, game spaces and lounges. The courtyards are designed so that sunlight will enter into these areas. There is no common open space requirement for the site. Affordable Housing Projects within the Plan Area are required to provide affordable housing for 15% of the total units. The proposed project will provide 80 very-low and low income affordable units, or 20% of the total 400 units being constructed. These 80 units will be provided on Site 6A, with 55 of these units given priority to Veteran s. This can included as a Community Benefit. Vehicle Parking Minimum off-street parking standards by land use are shown in Table 5-4 of the MSASP. Given that the site is a TOD, the parking ratios are lower than other non-tod projects in Plan Area. Below is a table identifying the number of required and provided parking spaces by Site. Site 5A: Required- 270 spaces Site 5B: Required- 352 spaces Site 6A: Required- 80 spaces Site 6B: Required- 75 spaces Provided- 288 spaces Provided- 347 spaces Provided- 72 spaces Provided- 75 spaces Additionally, the Specific Plan allows for the provision of lower parking requirements if the development incorporates parking and transportation demand management techniques. A Parking Management Plan has been prepared for this project and provides additional analysis regarding the parking operations and requirements for this TOD project. 7

Bike Parking Bike parking is important to supporting this form of transportation to the project site. There are two types of bike parking identified in the Specific Plan, long term and short term. Long Term Bike Parking is intended for people who want to park their bike for longer than 2 hours and require more security for their bikes. This can take the form of bike rooms and bike lockers. Below a table that shows the number of required and provided long term bike stalls by Site. Site 5A: Required- 18 spaces Site 5B: Required- 207 spaces Site 6A: Required- 41 spaces Site 6B: Required- 1 space Provided- 32 spaces Provided- 215 spaces Provided- 64 spaces Provided- 1 space Short term bike parking, usually bike racks, provides a convenient way to secure bikes for a short period of time. Below is a table that shows the number of required and provided short term bike stalls by Site. Site 5A: Required- 16 spaces Site 5B: Required- 24 spaces Site 6A: Required- 4 spaces Site 6B: Required- 2 spaces Provided- 16 spaces Provided- 24 spaces Provided- 4 spaces Provided- 2 spaces Design Standards The MSASP establishes design guidelines for new development in the Plan Area. Transit Hub The proposed project meets the standards and guidelines established for the Transit Hub Design in the following ways: Project provides accessible plazas and public gathering spaces for transit users. This includes the new BART Plaza and Garden Lane Paseo, art walk to the south of the apartment building, and several other pocket parks and outdoing seating areas throughout the project. These spaces incorporate outdoor seating, public art, wayfinding, trees and landscaping, and lighting. The development prioritizes pedestrian and bicycle and transit access over vehicle access through enhanced pedestrian corridors, bicycle facilities, and accessible transit stops. The project will incorporate wayfinding signage throughout the project that will help efficiently direct vehicles, pedestrians and bicyclists to the Station. Restaurants and cafes will be located along the major routes within the project site, Rollins Road and the Garden Lane Paseo, along with plenty of outdoor seating and dining opportunities. The office and apartment building have their entries facing the Garden Lane Paseo which provides direct access to the station. The proposed buildings incorporate unique architectural designs and materials. For example, the hotel spans over both sides of Garden Lane so access can run under the building. The open spaces also provide innovative elements from public art and murals to a mounded turf lawn in the BART Plaza. Gateway Design Millbrae Avenue is an important gateway into the city of Millbrae. Therefore, Millbrae Avenue / Rollins Road intersection includes enhanced architectural corner elements that incorporate large fin signage, four tall palms trees, and an art feature. Building Design The four buildings are designed by different architects to have varying design styles, yet have still have common contemporary elements that create a cohesive project. Since the office building and apartment building span the entire length of the Garden Paseo, these building include articulations and nodes to break up the facades. 8

Public Art Public art is an important component to enhance new developments in the Plan area. Public art will be provided at key Plaza, and throughout the art walk between the apartment building and the Millbrae Avenue overpass. Types of public art may include sculptures, murals and metal work. Artists may be commissioned through organizations like Peninsula Museum of Art. Signage & Wayfinding Signage and Wayfinding is an important component to direct vehicles, bicyclists, and pedestrians to different parts of the project. This Signage Program will also ensure that signage is cohesive throughout the site and meet the design perimeters established. Different types of signs and wayfinding include; Project / District Identity signs that will be visible by vehicles on Millbrae Avenue and Highway 101, retail signs at key intersections to identify retail tenants, and pedestrian-scale signage to direct people to the BART Station. The City of Millbrae sign will also be relocated as part of this project. Circulation The project proposes sidewalks and pedestrian paseos throughout the site leading to the BART Plaza. This includes a new walkway through the surface parking lot and a walkway leading from the BART parking structure through the office building into the Garden Lane Paseo. An art walk is also proposed to connect from Millbrae Avenue to South Station Road. Crosswalks are also provided at all intersections. New Class III bike facilities will be provided along Rollins Road and Garden Lane. Class II bike facilities are proposed on S. Station Road and a Class I multi-use path will be provided on Aviador Avenue and a portion of Garden Lane to connect to the future Bay Trail. Traffic Demand Management (TDM) A TDM plan has been created for the project to ensure that traffic trips are receded by 20%. Refer to the TDM Plan dated April 2016 and revised January 2017 for the complete analysis. Streetscape Standards Rollins Road Rollins Road will continue to be only vehicular access into the project site. However, in order to create a more pedestrian friendly street section, the number of lanes was reduced. Street furniture, lighting, trees and landscaping, will be provided within the sidewalks. Retail and other active ground floor retail spaces will provide visual interest. Although the Specific Plan does not provide a Rollins Road street section north of Millbrae Avenue, it is consistent with the plan in that Class III bike facilities are provided south of Garden Lane that will connect to future bike lanes on Millbrae Avenue. South Station Road South Station Road is currently designed as a one-way southbound street that runs along the western portion of the site with cars exiting the existing BART Station garage. The interim section shown in the Specific Plan is proposed to be completed within the project site. This will include widening the current street section to allow for a 14-ft. travel lane and two Class II bike lanes. Aviador Section As discussed in the Specific Plan, Aviador Avenue is important in providing a Bay Trail connection to the future bicycle/pedestrian bridge over Highway 101. The project proposes to construct a 10-ft. multi-use trail along the eastern side of Aviador consistent with the MSASP. However, the project is proposing a modified street section which is described in the Memo entitled Gateway at Millbrae Street Sections Comparison to MSA Specific Plan. 9

Mid-Block Paths Mid-Block paths or paseos are provided at various locations in the project site. Paseos are an important element to the circulation portion of the Specific Plan to enhance connectivity for pedestrian while providing opportunities for placemaking. The Garden Lane paseo between the proposed office and apartment building provides a safe and enjoyable route to the BART station. This approximately 50-ft. paseo includes tables and chairs for people to eat, benches to sit, street trees, public art and wayfinding. This space is programmed to allow for flexibility for public events like farmer s markets, movie nights, performances or art shows. Another paseo is provided between the apartment building and the Millbrae Avenue overpass. This paseo is only about 20-feet wide, and provides a more quiet, intimate space than the Garden Lane Paseo. This area is intended to be programmed with public art, murals, light features, and seating. This area may be limited to daylight hours for safety purposes. Community Benefits Community Benefits may be provided by a project in exchange for a reduced or increased development intensity, FAR or residential density. There are five examples of Community Benefits identified in the MSASP. Two of the examples are consistent with the proposed project; exceeding the required percentage of affordable units and providing excess publicly accessible open space. Other community benefits may be provided by the project in addition to the ones listed above. 10