Planning Commission - Regular Meeting

Okay. Welcome, everyone. Is that mic on? Welcome, everyone. And I appreciate everyone's attendance here. We are at the regular Planning Commission meeting of the Patterson Planning Commission of June 11th, 2026. And I would like to ask you to join me on the Pledge of Allegiance. Please rise.

I pledge allegiance to the flag of the United States of America and to the republic for which it stands, one nation under God, indivisible, with liberty and justice for all.

You got him trained. Good for your job, man. You're doing just fine. Okay, let's call the roll. Looks like we have everybody here. Let's see if that's true.

Commissioner Alexander? Here. Commissioner Sidhu? Here. Commissioner Applin? Here. Vice Chair Bendix? Here. Chairperson West? Here. Let the record show all five members are present.

Okay, and we have a quorum. Items from the public. At this time, if anyone has an item that relates to planning in some form and is not on tonight's agenda... Now would be a perfect time to come up to that microphone and tell us about it. Or if you're zooming in, it would be also a good time. Anyone want to address the Commission on anything not on the agenda tonight? Anyone?

Zoomers? Just as a reminder, if you're using Zoom and you'd like to speak, you can use the raised hand function. We have nobody asking to speak at this time.

Right. The records show there was no input. Okay, we have one item on the agenda tonight, Commissioners. Does anyone have any kind of a conflict on that item?

None here. None here.

I don't either. Let the record show there is no conflict. Okay, we have no correspondence. Well, we got something. Is that correspondence? No. That's just extra minutes, okay, or extra conditions. No correspondence and no minutes. All right. That leads us to the one public hearing that we have, and I love the name of this, Project Zach, because of Zacharias. We need to start saying the name Zacharias, folks. That's our future.

I want to hear that name said over and over and over again. So I love Project Zach.

Anyway, staff, what do you have for us? Thank you, Chairman.

We have City Planner Joel Andrews available to present the staff report.

I'll turn to him.

Thank you. As we get the presentation up, so there's an architectural and site plan review and a conditional use permit associated with this project. The project site is located on approximately 117 acres at the southwest corner of Rogers Road and Zacharias Road. A distribution center is approved south of the project site, and the areas to the east and west are designated for future industrial development. The area to the north is currently outside the city limits, but is also designated in the city's general plan for industrial development. in 2012 the city council approved the west patterson business park expansion project which provided for 13 million square feet of business park and commercial development and the master plan provided development standards and an infrastructure framework for projects west of rogers road south south of zacharias road and east of the california aqueduct including this area last year the planning commission approved a 3 million square foot building with five stories and a maximum height of a little over 107 feet. The applicant desired to change to a different building prototype, so have proposed the project that's before you tonight. A little bit of orientation here. The site plan is oriented with Rogers Road to the right, Zacharias Road, on the top. A new road, Trade Center Drive, would follow along the southern boundary of the site. The project would include 2.32 million square foot building divided between a ground floor and mezzanine with 58 docks that would be located along the northern face of the building. The applicant proposes 24-hour-a-day operation but anticipates two shifts of approximately 588 employees per shift for a total of 1,176 employees. The site plan includes four primary access points along the southern boundary of the project site, shown here in green, with an additional emergency access point on the northwest corner of the site onto Rogers Road. The easternmost driveway is intended as a truck entrance, and there's 800 feet of stacking space for trucks between the gate. It's up here in the driveway, so plenty of room for trucks so that they're not backing out onto the roadway. Truck exiting is provided at the easternmost and westernmost driveways, and all four driveways would provide for pedestrian vehicle access. Passenger vehicle parking is located on the south side of the building trailer parking would be located along the northern portions of the site and there's a shaded area in the very northern most section of the site which would be provided for future phases of truck parking. As with other large-scale projects, the city's parking standard may not be appropriate for this project. Under that standard, the project would trigger 2,325 passenger vehicle parking spaces. And as noted, the project anticipates fewer than 600 employees on the larger shift and no more than 1,176 employees total. The site plan includes parking for 994 passenger vehicles, and based on the information provided, this amount should be adequate for the project's need. Conditions of approval have been included to require that, if necessary, some of the truck parking may be required to convert to passenger vehicle parking to address any deficiency. And that should adequately serve the project for this tenant, as well as if the building's sold in the future to another tenant that is looking to use it and has a higher impact on passenger vehicle parking. Thank you. We'll zoom in a little here in a second. These are the west and east, well, these are all elevations of the project. The elevations show a style consistent with other large structures within the business park, which include a variety of materials, variations in height, articulation and relief, and textures. The rest of the building is broken up through breaks in the roofline and use of various color components. And this is segments of the south elevation and then the east and west elevations. The landscape plan shows trees along the perimeters of the site with additional trees in the parking areas. And landscaping and conditions have been included to screen the building and parking areas from view from the roadways. The proposed height of the building is 52 feet at its maximum. The West Patterson Light and Industrial Zone, where the project would be located, has a maximum height allowance of 45 feet. And the municipal code allows additional height up to 150 feet under specific criteria and subject to a conditional use permit, which is the conditional use permit that you're considering tonight. Some of the categories related to distances from residences and the architectural profile of the building do not apply, so there is one requirement that... is triggered by the height over 45 feet. And so under the circumstances of this project, the code allows that height increase as long as the building is over 750,000 square feet or more, or if it's part of a campus that's that size. The building is over 2 million square feet in size, so well over the minimum requirement. Yes? no that no that those were all related to residences this is for industrial that's right In 2012, the West Patterson Business Park expansion project that I talked about earlier, an environmental impact review that determined mitigation measures associated with projects in the area. The staff report references an addendum to the EIR. That's an error. There was no addendum done for this project, but the project was reviewed and found to be consistent with the EIR, so the provisions of the mitigation measures were that apply to the project are required. There have been two revisions that staff is recommending to conditions, one of them to condition number 58. This is related to the current owner of the property or The company who is developing the site around the project site is putting in most of the improvement plans. And so this is revising the language that if they don't complete anything, then the applicant is required to complete those items. And then condition number 119 included a contribution to the fire department for training and equipment. And we've included a cap so that it's not an open-ended requirement of $600,000. And so with that, staff's recommendation is that you open a public hearing, consider the issues, and motion to approve the architectural site plan and conditional use permit subject to the findings and conditions. And that concludes my report. I'd be happy to answer your questions now.

Nothing with regards to this, but I wanted to add an additional condition. condition number 120.

Pardon me? Wouldn't it be 120?

No, 144.

Okay, sorry.

That upon completion and prior to full operation that we would be able to view the internal aspects of the computer, of the system allow the Planning Commission a tour of the new facility.

You want to go see how it works? I want to see how it works. You want to see how it works. We'll ask them if it's okay if we can go see how it works. Nobody invites us.

I know. Nobody invites us.

We just approve stuff, and they never invite us. Well, that's what we're doing. We don't care what you think now.

Yeah.

Yeah, that's what we're asking for an invitation.

All right. Hold that thought. We'll be adding conditions as a formal action. First, we have to have a thing called a public hearing. Who has questions for Joel? Anybody? I have a couple of them, Joel. I wish you had an exhibit that showed where that area is and where the creek is. We're up to Zacharias Road. Where's the creek from there? I'm worried we're at the creek, and how are we going to... Deal with that. We have setbacks. Are we talking about how close are we getting to some natural things we have to keep an eye on here? It's all nice to put these buildings in, but where are we in relation to our creek?

The creek runs from here and then goes up.

Okay. Are we okay there? Are we start to build that way? Are we thinking about that early enough? I just want us to think early.

That's been reviewed under the EIR. This project's not close enough to trigger anything related to the creek. Okay.

Okay.

Good enough. One question is, is it enough to trigger Caltrans to put an intersection on Highway 5 now that we have a business there?

Oh, yes.

Not quite.

Get Caltrans on the phone. All right. But seriously, folks. No, that was serious. All right. I'm going to open the public hearing. Who would like to address this? Do we have our applicants? Hopefully first. Who's up here? Come talk to us. You've been here before. Thanks for coming back.

Good, good. Yeah, well, yeah, thanks again for having us. It looks like it was one year ago that we went through this process on the prior project, so actually I think pretty exciting that we're back within a year redesigning a 3 million square foot building to a 2 million square foot building. Sometimes these things take longer than that. Give us your name for the record. Oh, yeah, Steve Beauchamp with Panettone Development. Thank you, Steve. The applicant, stuff like that. So, yeah, thanks again. Anyhow, great project. It's what this development was intended to accommodate. This building is much more conventional than the prior buildings, so we had less exceptions. I think the height was the only other anomaly on the other one. So we obviously got through that approval, but it's a much more conventional building. Yes, we would be happy to give Planning Commission a tour of the facility when it's up and running.

There you go. Thank you.

Just can't take any pictures. That's all right. But yes, happy to give you guys a tour for sure. And we are providing a sizable setback along Zacharias for the future corridor. I don't remember what the name of that corridor is. going to be called, but those accommodations have been made in the plan with the appropriate setbacks. But, yeah, we're excited to get this approved and get the project going, hopefully by late summer. Looking to get our construction drawings submitted here in the next 30, 35 days. So we start planning to get going this year is the idea. So... As Joel mentioned, the master property owner developer who we bought the property from, they've been underway out there with the off-site improvements, Rogers Road, Trade Center Drive, Zacharias, and a new water tank that's also put into the park. That's really it. I think, again, great project. That's what this park's been intended to do. We've been trying to get a user and development here for about five years, so excited to be at this point. Hopefully we can get a shovel in the ground and have a groundbreaking here in about four months. Okay, Steve, is this the same user or a different user? Same user.

Same user, different building, different design?

Different operation. Okay. Yeah, different building operation to some degree.

Well, we liked your original one, but your other one, you're keeping up with the standards. What was the thoughts behind the difference?

This is a more conventional building, so it's a lot more adaptable to other uses. The other building is very specific to this user and specific to their operations, so this one can be converted. It could be second-generation use, so it's a lot more conventional space. It's unique in that it is kind of two stories under one typical shell envelope, but that'll be a mezzanine level. So that's really the gist of it. A little more cost effective, but mostly it's more convertible and conventional.

And are you okay with all of the conditions that you were given and 58 wording and the new number 119 with the fire department contribution?

Yes. All the conditions are okay? Yes, we approve those. The original conditions plus the modifications. Those are acceptable.

All right. Hold that thought. Anybody? Questions for our applicant?

Yeah, I got an early question going on. When you made reference to space for corridor running down Zacharias Road, I know it's early, but just out of curiosity, are you looking at leaving Zacharias there as kind of like a – No. Frontage road?

Yeah.

In comparison to the new one?

Yeah, Zacharias is getting a partial improvement right now, too. Obviously not to the full corridor width, but it is getting improved on this property side by the current master developer out there, the NCP Holdings.

So I guess what I'm asking for, yeah, there's thought for Zacharias being a frontage road.

um oh in terms of a front end not being sucked up into the new one yeah it's it's uh it's not we're not treating zacharias as a frontage from like a building orientation it is kind of the back of the building to some degree but we have a significant setback we have a screen wall we're going to landscape it it's going to have frontage improvements like the road conditions require landscaping and all the appropriate setbacks But it will be getting built to a wider corridor width at a later date. I don't know what that timeframe is. I think it's 10-plus years down the road, is my understanding.

Okay.

All right. Other questions for our applicant? Anybody? Okay. Thank you so much. Great. Thank you.

Thank you.

Okay. Who else would like to address the Commission on this item? Anybody? Give us your name for the record.

Anybody?

It's all good. Good afternoon. Good evening.

Good evening, planning commissioners. My name is Victor De La Torre, and I'm here with my fellow members. I've been a member of La Lluna since 1994. I started my career when I was 18 years old. This career has allowed me to provide for my family. As a single father of four, I was able to have a respectable and honest living by having health care, good-paying jobs, and a pension when I retire. I am here today in favor of the SAC project. Projects like this one allows me to continue to provide for my family. Unfortunately, when my kid was 17 years old, he had cancer. By having a good paying job and benefits, my kid was able to get the care that he needed. But this wouldn't be possible if I didn't have health care through my union job. I want to thank Pelotoni and the developers for bringing this project to Patterson area and you guys for having this meeting today. I want to end with this. Speaking in public is hard, but it's harder to go home and tell your kids that you don't have a job.

Thank you. Thank you for your contribution, my friend.

Good evening, Chair, Vice Chair, and Planning Commissioners. My name is Daniel Garcia. I've been a member of LIUNA for a little over seven years now, and I'm here this evening in full support of Project Zach, or Zacharias.

Before you go, tell us what it stands for. Give us the name of your group again.

Labor's International Union of North America.

Thank you. Thank you.

Growing up in Central Valley, you have to grow tough. It just started in us as we were young, the work ethic. I watched my parents work hard to provide for me and my siblings, so it was only natural that I worked hard to provide for my family. But the harder I worked, I wasn't able to get ahead until I got an opportunity with the Laborers Union that gave me a chance to have fair wages, health care for my family, and training to have a stable career in the construction industry. And that's what this project is about. chances, opportunities for the hardworking families of Patterson to be able to work close to home and not have to commute to be able to build a stable job opportunity with fair wages and benefits for generations to come and strengthen the economic stability for everyone. This is why I respectfully ask you to move forward with this project. You have the power to bring those opportunities and chances to the hardworking families of Patterson. Thank you for your time.

Thank you, Daniel. Thank you, Daniel.

Good evening, Commissioners. Good evening. My name is Mike Mendoza. I'm the business manager of IBW Local 684. That's the International Brotherhood of Electrical Workers. I'm here tonight on behalf of our Patterson members plus dozens of Patterson families and a lot of the local building trades in the area and in the communities. I respectfully ask that you support staff's recommendation and move forward with Project ZAK This is the right project in the right location. It will create hundreds of permanent jobs while providing employment opportunities for hundreds of local construction workers during the building phase. Those jobs translate into millions of dollars in wages that will be spent in our local communities, supporting businesses, generating economic activity throughout the region. Project Zach is proposed in an area the city has long identified for this type of development, and the necessary transportation infrastructure improvements have already occurred or are planned. Additionally, the developer has committed to utilizing apprentices from local workforce training programs, creating valuable career opportunities for the next generation of skilled tradespeople from the surrounding communities. Thank you for your service to the Patterson community and for your consideration. I hope you will help make Project Zacharias a reality by supporting its approval. Thank you.

Thank you. Thank you, Mike. I appreciate the thoughts. Who else would like to address us on this?

Anybody else?

I am very pleased that everybody's on board with this thing. Everybody should be on board and working together. We're good at construction in this area. That's one thing we do well. We know how to build out here. We know how to do that. And we're in the right place to do it, so it looks like we've got the right guys doing it. Who else, and does anybody want to zoom in on this?

Just as a reminder, if you're joining us through Zoom and you'd like to speak, you can do so by using the raised hand function. At this time, we have nobody asking to speak online.

Okay, anybody else in the room would like to address the project to Zach? Zach? Okay. If not, well, I will thank everybody for being here and for your contributions. Let me close the public hearing. Okay. We're keeping up, man. Patterson's going to stay ahead of the pack, man. All right. This guy likes to make a...

I'll make a motion. Approval of Architectural and Site Plan Review 2601 and Conditional Use Permit 2602 subject to 143... or maybe 144 conditions with the revision of number 58 as posted and number 119. And the last one is our invitation to see the completed. I make that motion. Second.

All right. We got a motion and second. Let's call the roll.

Okay, there's a motion and a second to approve Project Black, Architectural and Site Plan Review and Conditional Use Permit as stated by Vice Chair Bendix.

Commissioner Alexander, how do you vote?

Aye. Commissioner Sadu? Aye. Commissioner Applin?

Aye.

Vice Chairperson Bendix? Aye. Chairperson West? Aye. Motion passes 5-0.

All right. Mr. Ricker, Joe, we have unanimous. Thanks, everybody, for being here and for working together. Okay, do we have any items from staff?

We have a proposed meeting approval from I guess Santa Clara County is asking for us to review a storage and vehicle storage and boat storage.

That's on a future agenda item. I think that's coming at the next meeting. That'll be the next meeting.

Okay, I'm trying to get out. That's all right. You're doing a good job of staying ahead. Items from the commissioners. Anybody?

We don't have to change the sign to 12th of never. It looks like we finally got in close to an end.

We're going to keep moving. Anybody? Commissioner? If not, thank you all for being here. This meeting is adjourned.