Planning Commission recommends rezoning Pulgas Avenue parcel to enable 62-unit townhome project

The Planning Commission voted to recommend that the City Council rezone 1933 Pulgas Avenue from RMD Subzone 1 to RMD Subzone 2, a change staff said would permit higher density and three full stories rather than the existing 2.5-story limit. Senior planner Salifu Yakubu presented staff's analysis and recommendation, noting the site's gateway location, proximity to transit routes and nearby high-density uses. "Staff is convinced that these findings can be made to approve the zone amendment," Yakubu told the commission.

Applicant architect Riyadh Ganem presented updated designs for a 62-unit townhome project on the rezoned parcel, describing a cluster massing approach, underground parking (133 spaces), additional landscaping and family-oriented unit types (predominantly three-bedroom units). Ganem said some design changes were meant to respond to prior commission comments: "We were able to reduce the height by 20 feet without reducing the quality of the units," he said, noting the move to put the garage underground to improve light and openness.

Commissioners and multiple public speakers focused on traffic impacts along Pulgas and East Bayshore, the incremental difference between RMD1 and RMD2 in base units and the effect of density bonuses. Staff explained that RMD1 base zoning would yield about 31 units (and could reach around 50 with density bonus incentives), whereas the rezoning to RMD2 supports the applicant's 62-unit concept and that detailed traffic analysis will be required at the development-review stage. Public commenters asked where children from the new units would recreate and whether the existing street network can absorb project traffic. After deliberation, the commission adopted a resolution recommending the rezoning; the item will go to City Council for final decision on Oct. 15.