Planning Commission - Regular Meeting

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All right. Uh, welcome everyone. It's, uh, April 22nd, Wednesday. It's 7:00 p.m. We are at the uh Pleasanton uh city council chambers on Old Bernal Avenue. Um this will be the uh regular uh scheduled planning commission meeting for the city of Pleasanton. Um let's begin with pledge of allegiance. Uh Commissioner Morgan, can you do that for us, please? Yes. 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 for all. Thank Thanks, Ken. I appreciate that. Uh can we do a roll call, please? Thank you. Commissioners JGO

here. Jane, present. Morgan, present. Wedge present. and Chair Pace present. Thank you. Thank you. Appreciate that. All right. Um do we have uh Derek, do we have any um agenda amendments? Uh we do not tonight.

Okay, great. So, we will proceed with the agenda uh that's been posted for the public. Um and um so just a reminder, we do have a bunch of people in the audience. So, maybe I'll walk through that uh once we get through uh um consent calendar. So consent calendar are items that will be um they're routine. They're considered routine and we will approve them in one motion unless there's been a request by the public or by a member of the of the um commission here to um to pull one of these uh items off the calendar in order to uh off the consent calendar in order to speak about it. Do we have any we have two uh blocks of things tonight. One is the action city council and the second is to approve the minutes of the March 25th meeting. Do we have any requests from the commission members to um pull the consent calendar items off? Doesn't look like it. Bunch of nos. Okay. Do we have any um speaker cards on this item?

No speaker cards received. Great. Okay. Um I'll entertain a motion. I move to approve the consent items as written. I second. Okay. We have a motion, a second. All in favor? I I. Any opposed? Great. Thank you. Um so we'll move to the third item which is meeting open to the public. This is for uh any member of the public that would like to speak on an item that is not on the agenda. Um we'll speak on the agenda items when we get to those in order. So do we have any speaker cards for the uh for the um open to the public portion? No speaker cards received.

Great. Thank you. So, we're going to close that portion of the meeting and we're going to move on to item number four, which is a public hearing on um P1878 8081 and 130 and tracked uh 8569 the Ponderosa homes to Hidden Canyon Residences and Preserve. Um Miss Amos, you're the you're the you're going to take us out on this one. Yes, I am. Um sorry, the mouse froze. That's we've never had technical difficulties before, including at the last meeting. So, um, thought it wasn't user error. Yeah, it's, uh, if it were me, we know it would be a user error. So, um, whatever, whatever you need in terms of getting it up there. All right.

Okay. Good evening, commissioners. This is a project that's been long time coming with the city of Pleasanton. There's quite an extensive history on what's being um, what's transpired, what's taken place, and you've all had an opportunity to kind of get a high level review of this in December through some environmental work. Um but what's being presented before you tonight is the recommendations um that you will need to make to city council which is going to be certifying the final EIR annexation of approximately 130 acres which does include um a project site that's not related to the project but is contingent on it and general plan amendments which is redesating um open space areas to residential and residential areas to open space kind of a a flop if you will and some resoning from our pre-zoning sites that were based off of the housing element. As this was, it is a housing element site and uh development of 28 new homes with rebuilding two existing homes and some on and on-site improvements and some public benefits associated with it. and the vesting tenative track map to kind of lock it all in together of the lots and the parcels that are going to be created as a part of this and um recommendations on approving a pre-annexation and development agreement that locks in some vested rights for the developer and what's going to be the benefits for the city and the East Bay Regional Park District. I'll do a presentation for you there. The applicant is here with some of his team members. We do have a representative from First Carbon who's the environmental firm that created the environmental documentation. Um, I know there are some members of the public that are here. Um, I believe East Bay Regional Park staff District is here if there's any questions for them. Um, but having said that, we'll move forward with the presentation and happy to answer any questions at the end for you. So, just a brief overview of the project chronology. It's we've had the submitt since 2018. Um, it was a tier 2 priority site for the city council at that time. staff resources weren't available until

a little bit later during that time in 2019 where we had the notice of preparation which was a scoping meeting that was held at the planning commission at that time to get feedback on developing the draft environmental impact report. Um there was some lapse in times through there to get through some things and more staff resourcing and then it came to that there was a public interest and a city interest to make this a housing site in 2023. So it was a part of our sixth s housing site element that this project came through as being the an opportunity to have this as housing within Pleasanton. Um then in 2025 after all of the environmental work was done this commission was presented through the draft environmental impact report basically hosting an opportunity for the public to come in and review and have an opportunity to to give comments on what was being um developed in the draft EIR. As a part of that, we're here tonight to present that as with the final environment environmental impact report and this will get into the site and land use context of the area. The project itself is located on the south side of Dublin Canyon Road is unincorporated in the city of Pleasanton. There's going to be some land dedication um for about 66 acres and it's broken up into what's going to be private open space, what's going to be public open space, what's going to be associated to the East Bay Regional Park District. Um some existing conditions out there. There are some ancillary structures. There's the two Lester homes that are out there that will be demolished and rebuilt as a part of this project. So, not within Ponderosa's subdivision itself, but ancillary to it and just north of the East Bay Regional Park staging area that's going to be developed. Um, the general plan land uses for the most part on this side or open space with some residential, agricultural, and grazing. This kind of gives an overview of the project boundaries which does intersect with our urban growth boundary line which is the maroon line that kind of cuts through a chunk of the property

itself. So the red not sorry what the yellow line demonstrates is the whole project site which does include the oak hills congregation site which is not a part of the redevelopment but being annexed in to create a cohesive part with to redefine the city limit lines that are associated with it. You'll also see um north of Dublin Canyon Road, you have condos through Canyon Meadows, and then you have Canyon Creek, which are single family homes. Off to the east, you're going to have um single family detached homes um off of I think Cole, not it's not cold branch. But for the most part out there, it's going to be a cohesive transition to create our city limit line, but nothing will be developed outside or west of the um urban growth boundary limit lines. The project components again they're going to be about 117 acres designated at open space. It's broken up into various parcels and it'll be demonstrated or as you've probably seen in the packet what's going to be dedicated to the East Bay Regional Park District. What's going to be maintained as private open space through Ponderosa in terms of within the subdivision and then there is a parcel that's proposed to be dedicated to the East Bay Regional Park District later via a life estate. So that will be retained by the Leers and then through the life estate. It'll eventually be transferred over to the East Bay Regional Park District which is a parcel um associated with the staging area that's proposed to be constructed with that. The new staging area that's going to be out there, it has 18 parking stalls. It's going to have a vated restroom. It'll have a water fountain seating areas and a trail connection to the East Bay Regional Park District trail system. Public improvements on Dublin Canyon Road. They're going to be associated with some restriping bike lanes along the project frontage. They'll have some sidewalks. There'll be an emergency vehicle access um that's going to lead up to the subdivision for life safety. And then a new traffic signal um which is not required but is being put in by the applicant to help with um some

concerns with traffic on Dublin Canyon Road is proposed at the Meadows Canyon Meadows Drive which is essentially where the Oakills Congregation's um existing driveway is located. In terms of the residential development itself, when you enter into it, you're going to have your lots one through 28. There's some lower lots, five of them on that, and it's the detached single family homes. The architecture is consistent with other hillside developments in Pleasanton. Um they're going to rebuild the Lester homes, which will be single family homes in terms of um a bungalow and a cottage style, if you will. There's three plan types for the existing or not for I'm sorry, not the existing. There's three plan types for what's going to take place on the 28 lots. They'll range in size. And if you see the memo that was placed before you, there was an erroneous error on the staff report where it showed around 1,700 square ft when it should have been a little over 3,000. But those are the ranges for it. And then the lots will have um four different model types associated with it to break up to not look as cookie cutter, if you will, and to break up the massing of the houses that are out there. And then lots 29 and 30 will have that cottage and bungalow style with single family homes. There are a handful of lots out there that will be developed with ADUs um within that option. And if you look at the plan sheets within the plans, it kind of shows you where that'll be associated in the that floor layout for them. This is the existing situation in the land use map which is overlaying on it. You can see where you'll have those five lots kind of closer to Dublin Canyon Road. The the brighter green is considered open space which is where that general plan designation will come in. Well, that'll kind of flop to match the more grayish area. It's probably looking like in this image of that low density residential. And then you'll notice to the right um on the more eastern side of it where the two lots for the Lester properties, those are in um those have existing houses in an open

space designation which will be flipped to have a low density designation with it as well. So what will be taking place for those amendments is just kind of doing that swap. They're getting more open space where it was residential and then recreating that open space um vice versa. You'll see here where they have the East Bay Regional Park District is just south of the lot 29 for the existing Lester property and nothing again is being developed past the urban growth boundary line on that more western portion of it. So this is the existing situation and really the only general plan amendments will be redesating where residential is existing in open space and where new residential and open space will be therefore put as low density residential. This gives you a little bit better idea of how that context is going to take place. So again it has the overlying project site in that yellow line and the green will be all open space. The pink is going to be the parcel that will be a life estate that will eventually be dedicated to the East Bay Regional Park District. The purple is the private open space which will be maintained by Ponderosa as a part of the subdivision. The dashed red line is the limits of grading that are going to take place in order to create the roadways and the lots themselves. The darker green image is where the Oak Hills congregation is located and again that's a part of the pre-anexation but is not being redeveloped as a part of this application. The hatch lines in orange you'll see are where the improvements are going to take place on Dublin Canyon Road where they're going to have that restriping the traffic signal and a few other um sidewalk improvements. You'll notice in the memo that was put before you tonight that there was an amendment to one of the conditions of approval where the applicant is actually going to do other improvements that extend farther east on Dublin Canyon Road to the Greek Orthodox Church. um just makes sense to have them do it at that times associated with that development to make

sure everything aligns on Dublin Canyon Road and then they'll be reimbursed for those improvements since it's not associated with their project. However, they'll already be out there doing the improvements on Dublin Canyon Road. So, this doesn't show that extent of it, but it will be farther east as that one. And then you'll also see kind of that squiggly line on the southern east side. That's what's going to lead up to what needs to be connected connected to the Moulder Ranch tank to offer the water services that are going to be presented or be available to the the new lots out there for the lots one through 28. Some of the key planning analysises that are in there was the annexation which needs to take place as it's in our sphere of influence. Um it supports the implementation of this being a housing element site. So, it makes sense to have them annex in as a part of the RENA numbers that we will get. We've already been in communication with the county to work out tax sharing and have the RENA numbers. That hasn't been established yet, but we have started the communication with them and then the applicant will have to complete that annexation process. again the general plan amendments which is just reallocating residential and open spaces land use where they have that conflict where there's existing houses on open space which will now be designated for residential and then vice versa. this cluster development was able to put it together in a way that it's consistent with measure PPQ and that they're not doing any grading that's going to disrupt or conflict with those requirements and they're not near any ridge line that's out there in terms of their development. So they were able to preserve a lot of the natural terrain that um is taking place in that environment just given the the roads that they have to create for it. Also again the design, the siding, the massing is consistent with the other residential areas that are out there with the exception of the condos but those that are farther east and a lot of the homes that are still an or

unincorporated within Pleasant in terms of their size and massing and layout. The development agreement again locks in some of the vesting rights that the applicant has but also gives the public benefits to the city. It's a 10-year term. It's not to say that the applicant's going to wait 10 years to do this. There is some some things that have to take place if this project is approved. It does take time to go through other outside agencies such as LAFCO because they have a separate process. They'll have to be um fish and wildlife that they have to go through. And again, those agencies are a separate process and it does take time to get through their their requirements, but it is a 10-year term. It does have the option of being extended, but again, the applicant isn't waiting 10 years. It's just it is going to take time. And these are standard 10-year terms for development agreements with the vesting rights. There is a public benefit that we get which is in the East Bay Regional Park District where they get the staging area, the 18 parking slots, the vaulted bathroom, the trail connection, the dedication of open space. We also get the public benefit of adding a traffic signal out there to kind of alleviate some of the traffic concerns on Dublin Canyon Road. The applicant will also be providing um the monetary contribution towards future improvements to Dublin Canyon Road that if the city needs to make, we do have those funds that he will be contributing to that as well. And then he'll also be required to pay applicable 40 affordable housing fees and any of the development and other outside agency fees as a part of this development. So the agreement locks in the fees and what's being contributed um as a part of this project to serve as a public benefit. So with the final EIR it's most of the impacts um are less than significant or can be reduced to less less than significant with mitigation measures through their program and those mitigation monitoring and reporting program is going to identify each mitigation measure and the responsible entity or agency that's going to help

oversee that and what needs to be done and the timing requirements of it. So there were less than significant without those measures which is the air quality, the greenhouse gases, the emissions, uh recreation and utilities. The ones with the mitigation measures are you know the light and glare, the aesthetics, biological resources, soils, hazardous materials. But again through the mitigation measures and the monitoring and the reporting that they have to do, those will be mitigated. The one thing that can't be mitigated and it's unavoidable is the transportation. Um it's the same impact that's in the housing element, these low low residential projects. Um we use the county's um VMT measures for it. It was already found in the housing element, but if you can't override it, what you can do is require a statement of overriding consideration. Like what's the public benefit that can override not being able to meet this measure? And a lot of that would be the traffic signal that we're getting, the designated of open space, the improvements to Dublin Canyon Road. Um there's not a significant impact in terms of it conflicting with measure PPQ and all of the staging area requirements that come with it. and all of that with I believe the findings can be made that are listed in your resolution for the PUD development plan and would recommend that the planning commission consider the same recommendation for what's being developed as everything in the environmental report that's been put out there can be mitigated or there is the significant overriding consideration as a public benefit that would would outweigh not meeting the VMT standards which a lot of these low residential projects just wouldn't be able to meet anyway. Public notices were sent out. Project signage has been put in place out there. The new comments that were received were put in front of your DAS tonight. There was some communication from Mr. Vincent um about some of the comments in

relationship to the final environmental impact report being that um comments might not have been fully addressed um but those would be related to any significant environmental impacts. There was also a comment provided from the um DSRSD which is the printout that you received this evening and it's the yellow highlight. Unfortunately, with the way that they had given their comments, you can't print out what specifically they were. However, it's not related to spec. It's related to the response but not necessarily changing any of the outcome of the final EIR. And the city has been having ongoing conversations with DSRSD. the applicant's been in communication with them. We have a condition of approval that they have to participate in a study and pay applicable fees associated with it. And their comments that they provided um don't change the outcome of the EIR, but just more of a reassurance of the study that needs to take place that the applicant will be participating in and the fees that they will be doing with it. So again the recommendation would be to adopt the resolutions for certifying the final EIR approve the project entitlements for the annexation the general plan amendments the reasonzoning and the vesting tenative trackmap the planned unit development plan related to the findings that are in the recommended resolutions that are presented before you and recommending approval of the development agreement in order to vest those rights and and get those public contributions to it and I know it's seems like a very quick presentation there There's a very there's a lot of detail in that staff report and I hope I've anticipated most of your questions, but I'm here to answer anything that I may not have covered in the presentation that may not have been addressed in the staff report either.

Thank you. Um the uh the history of this does go back quite a ways. So, thank you for for all the work to um to try to make it very uh clear and concise about kind of what we have before us and and um some some of the key features. um for those in the audience another uh and maybe that are watching from online. This is something we've obviously seen a number of times here and I see some of our old friends in the audience who maybe have been through this journey with us a bit before too. So um welcome to everyone who's here. Let's see if we have any questions for staff before we go to um opening up for public comment. Uh maybe I'll start with Commissioner JGO.

Um thank you for that um report. The one question I have is in in approving the recommendations here, are we looking at the architecture of the designs at this time or is that going to come back uh for a final approval after it's gone through planning staff or is it already gone through planning staff? So everything's been vetted through planning staff and the recommendation before you would be to approve what's being presented before you. You can have some conversations about any design that you or questions that you have with it, but it will not be returning to the planning commission. So your recommendation tonight would go to city council for their final action and then that would be the the pro the final process with the city

to to start vesting the rights. Okay. It would not return. Thank you. Uh Commissioner Jane. Yeah. Thank you. Uh thanks Natalie again for putting this comprehensive packet together. It's a lot of work over the years. So thank you. Um I just want to emphasize that it was part of our arena numbers and u we as the commission picked this site as one of many sites which we consider to be uh suitable for housing. That is correct. Right. Correct. Yes.

And can you remind me if you remember like how how many units did we count for this particular site? 31 units were counted for this site and they're doing 28 new and then the two existing. So 30 total but 31 were dedicated to it plus the ADU or ADUs. Yeah, they they are proposing ADUs with it. Yes. But those don't ADUs don't count towards reena numbers. Okay. Um and I think uh I had a question on the traffic light. Is that going closer to the Greek Orthodox Church? So when you had that diagram, if you can point to where that's going, if I understood it correctly, that's where the entry to the development will be.

Yeah, I use this one. It'll be um if you there was a pointer. Sorry. If you look towards um the EVA, so if you know where the Greek Orthodox Church is and just that road, that new road that's coming off between lot 30 and the Greek Orthodox Church, it'll generally be located there. So, it will not be uh used by this community. It will be

correct. It'll be farther east than the main entry gate. So, the main entry gate for this subdivision is more towards the northeastern part of it where you see that bulb coming out. And then farther where it kind of makes that triangle is the Greek Orthodox Church and it'll be just east of that where that new AVA driveway is coming into. It'll be generally there.

So, I'm I'm just curious. I'm sure there's a good reason to put it there. Do you know why we put it there versus the entry to the development? um public input and um the desire to have it a little bit farther down. I mean, it makes sense to to have it there in terms of there's more um populace and residential units on that more northern side of it within that condo subdivision. So, just based on public input and feedback from the city, that was the the designated location for it. So, it will be beneficial to the existing residents on the north side. So they'll be able to uh go AC across the street without worrying about traffic going at a high speed.

Correct. It will present an opportunity to kind of slow down traffic when it does change those those red, yellow, green colors. Yeah. And u I believe you mentioned and I read in the packet in the development agreement the fees will be when the application was submitted. So we did considerably increase our um development fees. Um so it the fees which will be applicable for this project will be at the time when this was submitted. Correct. When it was deemed complete. Yes. All right. Thank you. Thanks Commissioner Jane. Commissioner Morgan

I don't have much. I'm curious though is for the Dublin Center Services District. Do all projects, proposed projects have to do this demonstration that they're going to fit within the capacity of the treatment plants? I don't remember it specifically in some of the other projects we've looked at over the last couple years.

Right. They've had um like anything, they have their own plans and their studies that they've been doing and they've been working on updating them. Um, DSRSD recognized that there are some shortcomings in recent years for projects that are coming in that haven't been captured and it's their opportunity now to to make projects aware that they may have to do something to help with the capacity issues that they might be having, but you probably haven't seen them in previous projects, but you will likely see some form of it moving forward. This is a relatively new development with DSRSD. Yeah. Right. as they're doing their updates. Yes.

Okay. And it wasn't something that was covered as a part of the EIR for the housing housing element as a whole that we did a couple of years ago.

So they were a part of that process when it when they had that this came forward in 2023 as a housing element site. They did receive the notification. It was on their radar that this would be a housing potentially housing element site and then it did become one. Um they were still in the working stages of developing their plans and they are still currently in the working stages. There's nothing been finalized in terms of their reports. So, what's listed in there based off of the EIR was what's active and approved. There's nothing currently that's been um adopted by DSRSD as a standard. So, it's it's them working with developers on doing these analysis as a part of it and then paying any related fees. So they've been developing some new standards um as a result of seeing that they're getting closer to the capacity of their system,

right? Correct. Okay, that's all I have. Can can I ask a followup? So we are locking in the fees for the city at the time of application. Does DSRD and zone 7 like they charge substantial fees for putting in meters and u connecting to the sewage system? Do they also get locked in at the time of application? No, they would not. Those are outside agency fees. So, we don't have control over those. Interesting. Thank you. Please. Hi. I had several questions that I actually spoke with um Derek today. So, thank you for taking my call and I'm good.

Oh, okay. Great. Um can since this was um one of the things that we have had a number of times um come before this body and has been of lots of interest to uh community members as this has come up is how our review and work here is impacted by the fact that this was part of the um the um you know the the mandate that we have to build a bunch of homes. Could you maybe just talk about how this being on that list, how that changed or impacted the way that we thought about and approach this uh this approval? Now,

sure. As a part of our regional housing needs that the state gives each jurisdiction, um when you go through those housing cycle updates, which we did our sixth housing cycle update, our next one, it goes through 2030. So, as a part of that, when you get these housing element sites and those redevelopments, it's it's a way of showing the state that yes, there is a public interest in this and a city has an interest in these sites and there is a designated uh density unit count with it that when they do get development, they will be limited to that unit count and that it will count towards our arena numbers, which are requirements that we have to do for the state and our reporting. So when this if if this does go through and the city council approves it then we can count those RENA numbers towards um our requirements for the housing element.

So one one of the things that the um Reena process went through is it reduces some of the uh discretion that the city has in terms of um in terms of how the approvals could work and so forth. Did did that have much of an impact on the this approval that we are looking at here? um in terms of an impact. No. Okay. So, so we we we feel like the um opportunity to review this and kind of work with the applicant on it. We don't feel like the the Reno process interfered or or interjected much in the way of going through that process with with this with this with this property. No.

Okay. Great. As I recall, um, a lot of the other projects that we've looked at have affordable units and so that adds a lot of complexity and address gets to the question.

You're reading my mind, Commissioner Morgan. So my next question is one of the things that we um are obligated to do as a city is to build a number of affordable units. Notably here we don't have that. We have the the contribution in Lou. um uh what is the is the expectation about that kind of in line with what we think this the state's going to expect of us. I just want to make sure that we aren't putting ourselves further behind with this contribution in Lou and there aren't uh I don't I don't know how you would build extra units there but that's you know that's I just want to make sure we understand that and have that for the record.

Sure. Yeah. they um when the application so through our ICO in our municipal code, we do offer the opportunity to do the contribution where the city can use those funds that the developer would be contributing to either build affordable housing elsewhere or put it towards other affordable housing resources in Pleasanton which could count towards our arena numbers as a part of that. Um they're locked into the at the time that they were deemed complete. It has shifted a little bit since then, but in terms of this project, um the contribution will go towards any affordable housing needs as the city deems appropriate, whether that's building affordable housing or putting it towards other affordable housing resources that we can show the state later.

Okay. And then um I I know Commissioner Jane touched on this a minute, but I know this is one of the most uh focused on issues in the city is to talk about traffic. Um uh do can you just spend a minute and kind of talk about the process or if you want to have uh Mr. Tasano, whatever you'd like to do, but just so we can have a record that we've looked carefully at traffic and that we've we've carefully tracked it and measured it for what the impact is going to be to those that use it. He would love to get up and talk about that.

I know he's he's he's running to the post. I'm keep teasing. He's not running. He's walking very respectfully. Hi. Good, good evening, chair and commissioners. I thought Natalie was gonna go after that one, so I'll come up. Uh, so yeah, this this location with with the 30 with 28 new uh residential units, uh, the way we look at it and the way that you can kind of generally think about traffic and how we look at traffic is we look at the busiest hour, which is usually the PM peak hour. Uh, single family homes generate one vehicle trip in the peak. So, the contribution of this new development will be 28 new trips on our roadway. And then some are coming in, two/3s come in, one/3 come out. Um, when we first evaluated this, we looked to see if a traffic signal to Commissioner Jane's question was necessary at the project development. Normally, you want to look at putting in a traffic signal when there's excessive delay on the side street coming in and out. um the the 30 homes uh they don't create enough traffic to where where excessive delay starts to occur because there's not enough gaps in the traffic. Um in in our discussion with the developer, we shared with them that uh the the residents on the north side have come to us on numerous occasions asking for a traffic signal. Uh theirs doesn't also doesn't qualify. they there are sufficient gaps. Um although the residents that are here would probably tell you that that's not true. Uh so our recommendation was to install a traffic signal because it makes it easier, right? So instead of waiting a minute for the gap um and having a a tougher time judging the traffic signal will turn green for you and stop the site stop the main street traffic and allow you access which is the purpose of the

traffic signal. Uh so that's kind of the the extent of the analysis that we did. We also talked about and and evaluated where if we should put in sidewalks, if we should put in bike lanes, how we should get access to and from the regional uh park, uh how wide the the bridge is there at the uh on the east side, how we connect into our future design plans um with the with the development further to the east. So those were all design considerations that we shared and worked with uh the consulting team and the developer to make sure that the plan kind of all works together. Thank you. You're welcome.

Any questions for Michael while I have them up here? Yes, please.

This is subjective and it you may not have a view on this. You may not even look at it this way. But for the project that's going to generate some additional traffic, I think he said 28 trips per day with all the with the improvements that are being made to widen the road and put in the traffic light. Um, is it your feeling that those improvements are partially mitigating the increased traffic, fully mitigating it, or even potentially making this a safer area with the traffic light in place? From a city's perspective, do you think it's um enhancing the area or just doing enough to to account for the the increases in traffic?

Sure. Uh so I'll start by saying that I don't believe that this project's an impact. So we usually like tie those two words impact and mitigation together. So because we didn't identify the 28 homes and and the traffic that it generates as an impact to our circulation network, we didn't then require the mitigation of the traffic signal. But to your point and to the question that you asked, I do believe it's a benefit. Um I think in the peak hour there's some there's delay that's experienced by the the residents there on the north side and a signal would be beneficial in my discussions with them. um what I shared with them over the years is that if they um qualified, so let's say they had, you know, for some strange reason a generation of an additional 30 or 40 vehicles in the peak hour and they qualified for the traffic signal, our list of traffic signals to install is uh 15 or so still in the city and we install them every two to three years. So even if they're on the list, they're probably going to be at number 15. And so they're looking at 30 to 45 years, right? So maybe their grandkids will be able to use the signal. So I think this development provides them an opportunity to have an improvement and a and a quality of life and uh a level of comfort entering and exiting the roadway that they didn't have previously.

Thank you. You're welcome. I'm not sure if this is you, Mike, or Natalie. Did the traffic study dictate that the other road that goes out is only emergency only that it's not actually going to be used for the project? No, that's more of a life safety for fire and their requirements of having a secondary in and out of to get in there. If you just have the one way, they do need an EVA based on the number of units. So based on the number of units are there, they're required to have an emergency vehicle access road. What is that? Do you know what that number is to have the number of units?

They're probably right at it. I think you have to I think it's like a minimum maybe 26 or something that you I don't know off the top of my head what the actual unit number is that it triggers it, but it is required at a certain unit count that you have to have an EVA. Okay, that's all. Thanks. Thanks.

Anyone else? Okay. Um thank you. Appreciate that. So, uh we are going to go to uh public comment. So, um let's just run through the rules. So, the applicant um will be invited to speak. Uh they'll speak for 10 minutes uh with whichever groups or group uh person that may want to speak as part of that applicant pool. Then there will be an opportunity to have other members that are not kind of part of the applicant uh group that will be able to speak for three minutes each. Um and then the applicant at the end will get another five minutes to respond to anything uh should he or she or they so choose. Um, so, uh, should we start with the I assume the applicant's going to have some comments here?

Great. Okay.

Thank you, Mr. Chairman, members of planning commission, Jeff Trader with Ponderosa Homes. Also with with us tonight is um Andrew Durham with Ponderosa Homes, Alexar, our civil engineer with Rejari Jensen and Zar, our geotechnical engineer, John Dy with Cornerstone Earth Group, our landscape architect, Justin Burmeister with Vanderto and Associates. Um Myron Lester is here. He lives on the property. He's been there his entire life. And um Diane Diane Cob Lester Cobb, his sister, who's been there her entire life. And so um and her husband Kurt. Thank you for attending tonight. Um, it's been a long road and I'll try to make it as brief as possible, but we're really excited about the opportunity to bring this project forward after all this time. And I appreciate all the work of Natalie and Derek and Mike and Michael and um, other staff members to get us here. It's a complicated project. Um, it's very unique and it's great opportunity to bring this kind of housing to Pleasanton. There's very few opportunities to build any more of this type of housing in the city of Pleasanton which is a higher level executive type of housing. We have a gate on this project as you know because it's a hidden canyon. You cannot see most of the project from anywhere Dublin Canyon Road except for a few other locations in the IR and there's some people that have private views um that uh we'll have to look at it but um it's uh got a lot of benefits to the community. the parks district um staging area is well beyond any nexus requirement for park fees. Um but we knew that it was going to be part of the project from the beginning. So we worked with East Bay Regional Parks District, I believe they're here tonight as well. Um and uh it's going to be unique opportunity that will complete the north the Pleasant and Ridge trail system. There's already a trail that's been constructed that's going to connect to. So we're eager to get to it. Um the traffic signal, you know, we've been working on this for a long time. And we had a neighborhood meeting in 2019, I believe, and we heard from the neighbors

in Canyon Meadows that there was a real problem with traffic on Dublin Canyon Road, not generated by Pleasanton residents, but people passing through Pleasanton. And so um in addition, we had to work with the um Oak Hills Congregation of Jehovah's Witness Church. There may be a couple of members from the church here tonight. Um, but uh we had to work with them to get access across a small piece of their property for the EVA and the utilities and they're right where that signal is just about. And so we worked with Mike and our traffic engineer to come up with a solution for a signalized intersection there that improves access for the church because right now they don't really have signaliz or any kind of access and it provides a traffic signal for Canyon Meadows but solves traffic safety and access problems. So it's a it's a great opportunity. Um and uh in addition uh just really quickly to respond to a couple of comments. Architecture, this project architecture has been around for quite some time, right? Um it's going to be another 3 years or more before anything gets built out there and so we'll probably be back with some revisions to architecture in the future because it's dated and architecture styles and demands change and we try to meet the market demand. Um I think most of the other issues here have been covered. DSRSD was kind of a last minute thing that surprised all of us, but we'll work with them. Their issue really is there's not enough effluent to handle the solids that are coming into their plant. And so they're trying to deal with a new imbalance in solids versus versus liquid effluent. And so that's something we'll explore with them and see if we can help mitigate with this small project what our share would be. Um and um the other thing is we heard at the public hearing at the DEI hearing from staff from some commissioners and some members of the community that is there a way to see this project

graphically in some way that would better show how this looks because it's a unique project. we had to go through PPQ even though it wasn't something that when PPQ was passed nobody intended a project like this to be subject to it but we are and so um our landscape architect who is also an expert on uh 3D modeling prepared a model and we're prepared to show that tonight I think I have enough time to run through that really quickly so um Natalie you want to run that and and this is a modern technology exhibit it's it's it's based on the actual topography, the actual architectural plans, everything that's placed on the model is is real, but it it's still uh you know, it's not real. It is real, but it's not. You know what I mean? So, it's amazingly how how good it looks. And it it it gives a pretty amazingly accurate representation of the uh the project.

Let's keep going. I don't want you to lose your time. And then when this comes up, we'll just put it up at the end so we can walk through it. We won't count it. You can do that. Yeah. Yep. Oh, there it is. All right. So,

so this is the project entry. Um, as you can see, you can't see much of the project even from there. Um, and just go ahead to the next slide. This is just a street scene. Please continue. Um, again, just that same street scene looking a little to the left. Seeing some of the topography. Go ahead. Another street scene looking the other direction. And this is landscape architecture that is intended to try to mimic what the plan is. It's not exactly what's on the plan because it comes from a catalog if you will, but it's attempt to show landscape architecture as well, trees and whatnot. Go ahead. So, this is a view from the uh kind of the west southwest view looking towards Pleasanton. Another view of the N culdeac. It's at the lower end of the project kind of seeing the hills in the background. But another, you know, project that basically this is what what the site will look like when it's developed. Um, this is along the, uh, open space areas where you have a fence, view fence. This is an aerial view. You can see the entry to the right up the hill and over into the hidden canyon. Another street scene looking down towards the EVA. The EVA is way down there at the end. This is from the hill looking at the Lester two Lester homes that are going to be reconstructed on that. And the staging area is just behind that. You can't hardly see it on the left. And there's the EVA where the school bus is where the EVA the Greek the uh this the Oak Hills Jehovah's Witness Church up on the hill there. And this is uh looking from the end of Crosby Court Drive. Yeah. Again, another view from the end of Crosby Drive and where Mr. Galb uh residence

is. And then this is look a fly around just kind of give you a sense of the project. Those three lots are the probably going to be the models that's coming up the hill and then over into the hidden canyon. And you can see the the way the topography works and way the site's planed planned. You can't. The houses at the top are actually tucked in just below the ridge. So, you won't see them until you get over the ridge. And then that's towards the creek on the right there. And then you can go ahead and run the next one. So this is you know if you drove into the project you know what you would see there's the gate first two houses on the right and as you know all this is PPQ these houses and the entire project is designed based on PPQ requirements. Does that speed up at all?

No, I know. I don't want

Yeah, you can move it along. Yeah, you can. So, these are the three houses on the left that are would probably be the model homes. And then there's the the ridge. There's a saddle up there. If anybody's up, there's a saddle where you go over and you come back down into the hidden canyon portion. So, these are the 23 lots that are pretty much visible from hardly anywhere except a couple of locations. You can just go ahead and let it go, Natalie. Yeah. So if you go to the left, that's down to the EVA. So this is the actual architecture, color schemes, the actual design of the homes. So this is the culde-sac that's at the very end and the probably one of the flattest areas on the site. On the right is a small trail road, dirt road that will be the easement for the Deainies to be able to access their property across the common area and the East Bay Regional Parks District because they have cattle. They ranch beyond the urban growth boundary in the county. And that was an issue that was brought up before and we confirmed with Mr. Deainy that we were going to provide an easement for him to get up there. And then this is the culde-sac that backs up to the western hill, if you will. And you can see where the house is. There's a ridge behind the houses. So everything's kind of tucked in behind the ridge there. So, this is the first time we've done this. I wanted to see how it worked and

if it was valuable and I thought it would be helpful to bring this and and show it to you because I know there were questions about what what is this really going to look like. So, that's that's the best we can do until we build it. Um, so as uh Natalie said, you know, once this project is approved by the city, we have to spend hopefully no more than six months becoming annexed into the city because certain things can't happen until then. And then we've got to get agency permits from the Army Corps of Engineers, US Fish and Wildlife Service, California Department of Fish and Wildlife. There won't be anything happening out here until early 2028, and there probably won't be any houses constructed until late 2028 to start with, at the earliest. So, thank you. Thanks. I'm here to answer any questions you may have.

Let's um do we have any questions for the applicant now or should we we can wait. Okay, great. Thank you. Um so let's open it up to the public. Do we have uh any uh speaker cards? Two speaker cards are received. Uh great. Janet Gardner followed by Sarah Hollister. Okay, let's set three minutes, please.

Good evening. My name is Janet Gardner. I am the president of the Canyon Meadows Homeowners Association, a community um as we talked about tonight, of 244 units. So, um we are very in support of the development plan which includes the addition of a traffic signal and our entry, the intersection of Dublin Canyon and Canyon Meadows. Um the traffic apart from traffic volume another factor to consider is that it comes ac along a blind curve and probably about once a month I'm sitting at eating breakfast or whatever and I hear screeching of wheels and somebody trying to make a stop and you just wait for that thud because you just apart from volume it's a blind curve and people fly on it and then if it's a Thanksgiving weekend it's an alternate to 580 and good luck trying to get out of there. Um so we're very in support of it. Um we would given that um transportation is a major environmental impact for this project, we advocate that the signal be put in early on in the project as opposed to at the end um to help mitigate some of the additional traffic which may be attributable to construction equipment and etc. Um thank you.

Thank you. appreciate your comments.

Uh, can Sarah Hollister step up?

I'd like to thank the city and Ponderosa Homes. I know how long they've been uh working on this project. Um I've been a resident of U Pleasanton since 1970 and taught here for in Pleasanton for what 33 years. Um I've been a resident at Canyon Meadows for 25 years and that was a country road when I first moved there and I happen to know the developers there. It was my next door neighbor who built um Canyon Meadows. And I do know that the road when we went to these kinds of meetings, the road that was supposed to be built there 30 years, Canyon Meadows was supposed to be widened between it would be going east from Canyon Meadows going east. That was never done. There was also supposed to be a lefthand turn lane put in. Never done. I don't know what happened at the end of the project if they ran out of money or what. So one of my big concern is how do we get some kind of insurance in writing or a contract that this light will be put in not at the end of the project or not when the project runs out of money but sometime when some of these um and I think Mike you said there's a wait limit on that road too that if we're going to have construction vehicles on that road shouldn't this traffic light be put in not at the end of the project but some some place in the time frame. So my big thing is for all the residents on Canyon Ma Road to make it a safer place. Trying to get out on a Friday at 4:00, I don't leave my place anymore. Uh if I don't leave by 2 in the afternoon, I don't leave. And um it's it's too scary. It's it's you

can't see the cars coming from the lefthand turn. Um, I just I don't want somebody to be killed, mainly me or one of my grandchildren who are coming to visit. So, I would like to know how the city gets some insurance, assurance in writing that this light will be put in and that something will be done to make sure the weight limits on the road are correct. And those are my concerns. So, whatever you can do, I'd appreciate it. Thank you. Thank you. We've received one more speaker card. Great. Can Andrew Delp please step up to the podium.

Commissioners and city staff. My name is Andrew Gilb. I've lived in Pleasanton for 25 years. Um, because it seemed I perhaps was not as clear as I would have liked to have been the last time I appeared before this commission, I'll try again to explain why this is a very important matter to not just me but a number of people who live up on the Crosby Drive area. Um, for many, many years, uh, we and our Crosby Drive neighbors have enjoyed very special scenic vistas from our properties and our homes, which were designed and located specifically to look out upon those beautiful viewsheds. As I mentioned previously, folks regularly arrive up there just to take a look, walk around, take pictures, pose. I've had wedding groups up there taking pictures. Just yesterday, a fellow with a very cool car stopped by and when I came outside, he asked if he could park there for a little while just so we could take a picture of his car with the view behind him. Um, that view is going to be destroyed by this project. We all need to understand that. Um, and I still have not seen a visual simulation, including those mentioned by staff and including those which we've seen here that actually shows how that hillside is going to be impacted. Um, but I can easily imagine it. Um, and that being said, I understand there's no stopping this project, uh, which very obviously, at least as far as I'm concerned, and despite its name, uh, will not be hidden by any stretch of the imagination. Um, with all of that in mind, let me state for the record that Mr. trader of Ponderosa. The developer has been cooperative and generous with his time and he has promised better visual simulations and he has also made efforts to appease our concerns by promising certain aesthetic conditions to minimize the undeniable visual impact of this project. These include that the project will be colored in earth tones and all the sorts of things we've discussed. There will be no homes that are going to be painted white or any similarly bright

colors that will stand out. There will be very few retaining walls actually visible from our properties and those that must be there will be designed and built to be non-monolithic in view and to be blending into the hillside. All windows and glass is non-glare as available and possible. Mr. Schrader has also made some important promises concerning the fencing and shrubbery along my driveway and the fire road as well as the driveway itself. And I sincerely appreciate Mr. Schrader's efforts in this regard. There is an additional condition, one that was specifically requested by former planning commissioner Herb Ritter during an early meeting on this project and I implore you not to ignore it. Commissioner Ritter required or as much as he could from the deis that trees and he said mature trees but the point is trees that will become large be planted along the visible perimeter of the project as a visual screen from our viewpoints. I would request that the planning commissioner's very reasonable requirement be made a condition of approval. And as far as the city is concerned, it needs to acknowledge and comply with its responsibility to repair and maintain the fire road and the fencing and retaining walls alongside it. The road is deeply cracked and broken. Once again, there it is blocked by a fallen tree and the retaining walls all the way down it are crumbling. If the city is going to tear up that road to place a pipe all the way down it, at the very least it should understand it needs to fix it and take care of it in the future, which it hasn't done. Um, none of this is unreasonable and I would appreciate the city's compliance with its obligations to maintain that road, which thus far have been ignored for at least 13 years I've lived there.

Thank you, sir. Thank you very much for your consideration of my appreciate your comments. All right. uh uh invite the applicant if they would like to make any closing remarks and we'll close the uh the public uh comment portion here. And I guess I have one request too and that is that we consider what the East Bay Parks position is on this project. So if they're not here tonight then perhaps the applicant can speak. Yeah, that's fair. Do we have a representative from East Bay Parks here in the back? Okay. So, let's let let's maybe have you go before the applicant does, just so the applicant can make any final comments. Yeah. Thanks.

Good evening, commissioners. Uh my name is Kim Tai. I'm principal planner with East Bay Regional Park District. uh park district has been coordinating and working closely with the developer and uh the city staff Natalie Amos in uh ensuring that the the project components kind of align with what we've been requesting and working with uh them to kind of incorporate the staging area. We've been following along uh kind of like from the beginning of the project. Um, you know, when we first kind of added our comments to the project back in, I think 2016, 2019, we were hoping for a staging area kind of at the front just because that's how our public safety and our park operations uh prefers for patrolling purposes. But we've been working with the developer and the um and the city to you know now that the saging is where it's located in ensuring that all of our needs are met and it fits our standards and that it'll uh connect to our trails uh trail network in Pleasanton Ridge. So uh everything that Natalie has mentioned in terms of the um components that are coming to the park district um we're in support of. Do we have any questions for her while she's here in the stand?

I have one question, please. Is East Bay Regional Park District maintaining the staging area or is it the city who's maintaining? We've previously provided and continually providing comments to the applicant or developer in the city that um as we are maintaining the staging area, we'll be requesting um long-term funding like a long-term funding mechanism be included as part of this project and that will help us to be able to um operate and maintain the staging area for the long term.

Thank you. Does the parks district view that this is going to be an enhancement to the Pleasanton Ridge and your strong support of it? And is there anything that you didn't get that you were hoping for?

Um, so to give context, we have for Pleasanton Ridge currently access just along uh foot I think it was Foothill Boulevard. It's kind of like our main staging area and we've identified kind of like access into Pleasanton Ridge on the northern end here. whether it's the Vany Canyon or the where this location is as like a critical access point into Pleasanton Ridge and really apologies it will really um alleviate a lot of any concerns with like um the additional uh pressure of like having too many people in one spot. So that has um this is a big uh component that we've been identified as like a a need for Pleasanton Ridge for access in in terms of adding in a trail adding to the trail network in Pleasanton Ridge and the staging area also will really um add to that as well.

Thank you, Commissioner Jane. Commissioner J. No, thank you very much. Appreciate it. Thank you. uh invite the applicant back up um for for any final remarks you might like to share.

Thank you. Couple of responses to comments that I heard as far as the traffic signal. Um the development agreement requires that that be installed by the 11th building permit issuance. So it's early on in the project, but at least it gets us a chance to get started. Um the traffic signal will be guaranteed via shy bonds that are posted with the project that cover the cost of all the public improvements. Um we also put up bonds with DR for all the private improvements. So there's a lot of bonds and a lot of cost involved in that process to guarantee that things get built that are supposed to be built. And then um I understand Mr. Gel's position. Um it's a it's a change in things that you know weren't there before, but the property has been the general plan, city's general plan for 40 plus years. It's had three different developers um attempt to develop it. Um it's not easy. It took us a long time. One of the main reasons we were able to develop this property is because I figured out that the property that has five lots on it was owned by the um Shriner's Hospital. I called him up in Tampa. I said, "Where'd you get that?" "Oh, someone donated." you want to sell it. So, I bought that property and that gave us a front door. The previous plans had a bridge across the creek. So, um it's a great opportunity to provide the last opportunity for this kind of housing in Pleasanton, which is the greatest need. This is where the market is the best right now. You know, $3 million plus is the market in in the Tri Valley. Um and um as far as planting trees, the tree, there's a lot of trees that there's going to be way more trees planted on this site than exists there now. There's like two trees, okay? And so there's going to be a lot of trees. We can't plant trees on the on the graded manufactured slopes because they require irrigation. The slopes are designed, you know, specifically they'll have grass that's there now and it'll be there forever. All that will be maintained by the homerowners association. There's going to be fire brakes all around this project. kind of a fire management plan.

We're in a high fire zone, so there's a lot of issues covered by that. Um, and uh, we're doing our best we can to try to alleviate some of the concerns of the community. Um, you know, to the extent that we can, but we can't prevent the view, we can't prevent the private views from changing. So, thank you. Do we since we've got you here, let's just pause for a minute. Do we have any questions for the applicant?

No. Um first of all thank you uh so for uh taking time to uh walk me through the project. Um I I think u one thing which we discussed privately and maybe you want to um talk about it or maybe not. So u there's a limitation on because of the grading how many houses and how many lots could be built even though the size of the whole land is massive. Uh but we are able to use only certain area which is usable for building the houses. Um can you talk just a little bit like what you had to do to satisfy measure PP and

Oh sure sure I mean actually under the general plan designation you could build 84 units I think on this site right we can't

yeah but if that's if you maximize the density under the general plan right so we knew it that wasn't this is not that kind of site right so um but then of course PPQ governs all of that so um we I think our first plan we came in with like 34 four or 36 lots or something like that before we went through the whole PPQ thing. And as we went through PPQ, it's very detailed and it took several rounds to figure out how to make things work and get the lots that work for the houses we thought would make sense there. And so that process took over a year, I think. And um and essentially we got that we got through that with this 28 lot plan. That's the most we could get for the product product that we thought made sense there. And um there's a you know you can see it's all mostly if you if you go on the site or if you can kind of tell from the simulation that we just did there's areas that are flat that are obvious that are less than 25% and then there's areas where roads can be that can go over 25% but we kind of used all the area we could that was 25% or less to get those lots fit in there. And um and it's it's going to be a great project. So, I'm really happy about it and looking forward to bringing it to the community.

Yeah. The second question I have is u someone from Crossb Street um they they're saying planting some more trees on the um I would say eastern side of the project.

The the request was to plant trees on the downward the downhill slope that's adjacent to Deainy Creek. So that's a big fill slope. So that's where the hill that you were up on gets graded down and then that dirt comes over and creates the flat pads where the where the uh and it's a engineered slope and our our geotechnical engineers here to explain the details of that if you're interested. But it's designed specifically to accommodate that load and those grades and um you just can't go planting trees. Well, planting mature trees is most people don't plant mature trees. They don't live that long. It's hard to get a mature tree to be replanted and live very long. And so planting trees on slopes like that is just we don't do that. And so um we can't do that. But there's a lot of trees that are going to be on the site that are going to blend in with houses and and and affect views and you won't just see houses that you'll see trees and houses and I think you could see that in the video that there's houses and trees and there will be a lot more trees on there than there are now. That's for sure. So

thank you. Commissioner JGO. Anything? I don't have anything.

Great. Thank you. So I I think uh just for for um kind of visualization purposes, I think the video was great. Um so so I appreciate you uh being responsive to the feedback you've heard from here. Um uh and um and from the community members as well. I think the record's pretty clear that you engaged uh pretty deeply and substantively and have had lots and lots of meetings with the with the community. And so for, you know, for something that's that is, uh, you know, going to be a nice addition to the to the edge of our city, um, it's great to be able to get, uh, so much feedback in and be able to accommodate that. So, I appreciate that. So, I'll invite you back to sit down. Um, do we have any Thank you. Do we have any um, further comments from or further questions for staff, otherwise we can open it up for discussion amongst us? Anyone?

Yeah, we Hang on. Let's just So, okay. So, um let's let's just um we're going to take a quick um courtesy break here and we'll come back at at 8:15 and begin the and begin the discussion. Okay. Thanks.

Can you I'm not Oh, there we go. The red light's on. Okay. All right, folks. Uh we're going to get going again. Thank you for your patience. Uh let me start with uh an ending. So, we're going to close the public uh comment portion uh and then we're going to go to the um uh to the uh commissioner discussion. Um I think maybe we'll just start on my far right. Commissioner JGO, please. Thank you. Um is there any way we can put the site plan up on the screen

now? You're really testing my IT skills, so bear with me. And I'm only going to state this because I I think everybody is has made this comment before. Um but just to reiterate the fact that um I think the applicant has gone way beyond what what the actual requirements are for the project and and what they've been um what they're proposing and what they're offering above and beyond the minimum standards which is which is amazing. I I'm very well aware of the costs um especially that you know the traffic signal is not cheap and putting that in and and all of the requirements that they're that they've been uh made to comply with the the unfortunate scenario I think in the overall piece of this project is that the applicant was not able to provide more lots on this on this property because of the kind of the the standards that they that they needed to comply with. Um, and that is that is unfortunate. This is a piece of property that I think could handle not 80 lots, but could handle more more lots um within the roadways and and not be a significant um detriment to the to the area. But it is what it is and I appreciate everything that the applicants um doing. I wish they could provide more. Um, but they can't. Um, and that being said, um, I just wanted to commend you guys on on everything you're you're you're providing. as an from an architectural perspective, I do have just a couple of comments and the the item that the applicant uh

stated saying, I am well aware that designs come out and then years go by and demographics change and targets change and you probably will be relooking at the floor plans and and all that kind of stuff. Um, one of the things, you know, looking at it is a lot of the demographics of Pleasanton now are aging population, singlestory living, um, primary bedroom suites on the ground floor if it's a two-story. And, um, I I think that might be something, and I know I don't have control over that, but I think it might be something that you you may you may see when you reook at the the layouts that you might want to target um, those things. number one. Um, the second thing would be I'm I'm really positive on the elevational styles. I mean, I think that the styles that you've selected still hold hold true. And um just maybe take a look that uh plan one side elevation is is probably the only um negative that I saw was it was kind of a large twotory blank wall with no no break on it. That was plan one. But you you may be reorganizing or relooking at that. That would be the only thing from a from a design review standpoint I would take a look at. Um and I was going to ask um I should have done this when the applicant was up there, but I was going to ask the two lots um uh 29 and 30 done by a separate architect. Was that um in conjunction with the the the two owners of the of the property? Were those plans

pulled or worked with the the the client um for the architectural styles? If I could ask that question. We I'd have to reopen the the public hearing. Um is that I mean I'm happy to do it. I mean if if it's really important you get that answer. I would I and I apologize. I would love I would love to get that answer and have the applicant um make a comment real quick. That's the second set of plans that um the lasters looked at. The first were a project we built in Liverour. Okay. And then these plans are from our Sycamore project on Valley Trails. So, okay. So, they are current. Yeah, pretty current. Yeah. Okay. Pretty current. They're single story houses that they both wanted to have. And so, okay. It's pretty hard to put single story houses on the rest of the lots because you can't get the square footage.

Okay. Thank you very much. Okay. Let's clo let's close the public hearing. Okay. Comment.

So, um yeah, I I I would just suggest maybe maybe relooking at, you know, the the demographics in your buyer, but other than that, my my comments are are generally all positive on on the layouts and I understand the the um the vegetation and just as a from my own perspective, the the flyby is invaluable. Um uh we we had to do it on many projects mainly because the people looking at it could not could not visualize it and there is nothing you can do that's better than than an actual flyby. And um I think that really helped solidify how we see it and hopefully the public would see exactly what it looks like um instead of trying to see you know visualize it in a two-dimensional form on a on a vertical on a aerial view. So, thank you so much for doing that. I know that's costly and takes a lot of time and effort, but I think that is, like I said, that's an invaluable uh tool to to show moving forward. So, those are my comments. Just please, you know, maybe take a look at that um architecture- wise. Other than that, I think the project's amazing. Thank you.

All right. Thank you, Commissioner Jane. Yeah. Thank you. U So, I think uh there's two clarifications I have. Um so DRST u needs to look at this project because it's an annexation. Um it's it's not common for some of the other projects which we saw because they were already part of the city. Is that assumption correct? Like is a part of a new development coming in that they they have an opportunity to to look at it? But if if it was not an annexation application, if it was an infill, would they still review everything like this?

It depending on the scope of the project and the type of notification that may be triggering it. I mean, it dep it really depends on the type of development that's being put in. If you're having an infill project, like I use Bro Brony's as an example is one of the more recent ones in the downtown. That wasn't something that DSRSD was involved in for that part of it. Um but every development um that's within city limits is required through a municipal code to have these these hookups and connections. So that that would be a part of it. But whether the DSRSD is involved with it at that time, it really is going to depend on the scope of the project. Thank you.

Uh thank you. Um I I think u as as the project stands, we want this project to be in Pleasanton. uh we put it on the list of our sites desired sites. I wish the density was higher and uh we talked about why it's it cannot be uh we we have a opportunity here to get dedication to East Bay Parks. U we have improvements on the main artery uh which gets a lot of traffic nowadays. U we're getting uh the staging area we're getting a lot of u amenities built u from what I I see this project and u the developer has worked with other residents and uh taken in the feedback u and had have made changes over time um so I I'm supportive of a project like this coming to our city u you know it comes in the hillside area but this location was on our list. We had an extensive discussion within the planning commission. Some of us were here at the time. Um I don't know if we will get all the 28 numbers allocated to the city or would it be shared with the county? That's something which I'm sure the staff is negotiating with the county. Um I I was hoping we can get more numbers. Um, we also have Reena's cycle which is 8-year cycle. The last one I believe started in 2023. So by the time this project pulls permits, I'm I'm just trying to find out like can can there be a way to expedite some of the work so things get done and the

permits get pulled otherwise this project will not be counted towards any like it will contribute zero numbers. uh in some of the other projects we had shorter timelines where you know things expire in a few years I know there's a lot of work required with lavco army corpse of engineers uh and other agencies so that takes time um but we're looking at a project which we want to put on our city but to actually get it built it takes forever. So I I think u we as uh planning commissioners here and you know city staff and city we can entitle land we can create opportunities for developers to come in but we cannot build the houses. Um we cannot you know really push anyone and there are so many agencies involved. uh but we are subject by the state to meet the requirements on numbers. Um so we this is one of those examples where we have the right ingredients, we have the developer working at the city. Um and we may or may not see this project actually built in time for the arena. Um, so I I was debating myself like should there be a time limit on you know when this thing expires u like should there be checkpoints but at the same time I do not want to penalize the developer for doing the right thing. Um so I I'll be happy to hear opinions from other planning commissioners. Commissioner Morgan,

I'm in strong support of this project and I believe it enhances our city. Specifically, I appreciate that we are adding a small number of houses to help satisfy our housing element given that this project is part of the housing element. So, we're doing as we would have expected to do by approving this development. And secondly, I appreciate all the traffic the traffic improvements and I think it'll make this a safer area especially for all the related to all the cut through traffic and for the town home owners as we heard uh from the general public. And also lastly the u I view this as a gateway to the Pleasanton Ridge. Currently almost everybody that goes to Pleasanton Ridge goes in the southern end and and goes and comes out the same way. And this provides a much greater depth of access to the Pleasanton Ridge and with the staging area. I I think that's great, too. And I was thinking about uh Commissioner JGO's comment about, you know, additional density. I don't think it's appropriate for high density, and I and I know he's not saying that either. Um and I think that the topography limits the density to a certain extent. So, I'm not sure that I would want more houses, but I do think this is a great fit for that area in terms of lowdensity housing. And the one comment I would make is I think I would be open to the possibility of additional ADUs if it was appropriate and if there was enough land to do that. for example, I remember we approved a project a couple years ago, Spernno project, and I think maybe each house had an ADU, for example, in that one. So, I would be open to something like that if if that was something that

others were interested in discussing. Um, I think the biggest risk of this project is that maybe it just could not get built because it's it's taken so long and will continue to take a long time to build and you know we we can't assume that the developer has um endless supply of funds you know to keep this going. So a couple years ago, people were telling a story about how it took, you know, approximately 10 years to get Costco approved in Pleasanton and it maybe took a year or two in Brentwood. And so I would just encourage the city that in our you know new way of thinking and and supporting growth and development that if there are any if there are things we can do that would help the developer um be able to be able to progress this project faster than what the current timeline is then I think that would be great too because it again just to summarize I I believe it it really does enhance the the city of Pleasanton. So thank you. Thanks, Ken. Commissioner Wedge.

Um, I too find that I do support this project and find it consistent with the general plan. Um, I do wish we could have maybe a couple more single family houses up there with some ADUs, but understand that the topography kind of limits that as well. Um, the biggest thing for me was the architecture and some of the floor plan. Um, with my background in real estate, being a broker, when I sell homes, um, 3 million plus, people are expecting, which most homes are 4 million. I mean, when you get to larger homes, 4,000, you know, 5,000 square feet, you find people wanting the primary down and then another junior suite down. So, that was that's something that's kind of new the last year or two. Um, which before it was just a primary being down. um without having a primary down. I always like the option if somebody would put in room for an elevator. That means anybody at any age could um live in the property. That's always been important to me when we're not building one-story homes, but I understand that's cost, you know, sometimes it's not cost-effective. Um lastly, I just want to say I appreciate Ponderosa working with the neighbors and uh staff so closely for so long to keep this project alive. and I appreciate everybody's work on this. That's it.

Thanks. Um maybe just a a couple of um quick questions under the um I don't remember which one it is now, but isn't it true that if someone owns a home and there isn't an ADU on it, they by right have the ability to build an ADU on it?

Yes. So, there is the opportunity that when these houses, if they're developed, if someone wanted to come in and do an addition, I mean, there's state law that allows them to do stateex exempt ADUs or ADUs in general, whether they're attached or detached. Um, the applicant is just providing a handful of lots within the development that are already going to have those ADUs within it. But when owners move in, they do have that ability to add additional ADUs. So, sure pace. And I was thinking about that, too. and also thinking that if the developer wanted to offer that before it was built that it might be possible to do it more effectively and economically than coming in later to ask for an ADU.

Yeah. So I I fair point. I guess my other question was I think we understand from a from a reena perspective that ADUs don't count against the the allotment, right? They do. Sorry that I misspoke earlier. Oh, they do. Hold on. Good evening. So they certainly can under HCD rules. There are certain methodologies that the city would be required to employ in order to ensure that those ADUs or junior ADUs were actually being targeted to and occupied by income qualifying um occupants. So So that's sort of the nuance there.

Got it. Okay. So, um I guess what you would have to you'd have to uh entitle the ADU to have certain income restrictions around who would be able to live in it or rent it in order to allow it to qualify. Is that is that the what I'm hearing you say? The state offers a couple of different ways for ensuring that these units are being occupied by income qualifying individuals. So, some of them are like a market analysis. Um, there are a couple of different examples that HCD provides that the city could look into if the city was trying to count these units against our arena. Got it. Okay. Uh, thank you, Kate.

And I believe we also do a survey now for anyone applying for ADU. So, having gone through that process myself, I think that was in part of satisfying one of those state requirements. So, we do a survey as a homeowner if you're building an ADU. So you it asks you what's the purpose, what's the rent you're going to charge and things like that.

Okay. All right. Um so um first um whenever you're doing something transformational, which is obviously what's happening on these hills, there's always trade-offs. And we can see that in the conversation that happened here tonight. um which is, you know, there's obviously a tremendous amount of work that's gone in by members of our community who've lived here for at least a couple generations um and and are um looking to figure out what they can do for their, you know, for their own future. And obviously, you know, it's like putting a second story on an existing home or putting a pool in some a backyard or putting a tennis court with lights into into a neighborhood. There's there's going to be impacts. And so there's always there's always tension around, you know, what does a property owner get to do with their property that may impact um the the people around them. And so, um, and certainly we we experience that up here on a on a on a regular basis, which is how do we balance those rights and those interests that people have, uh, for for the sake of this for the sake of this community and trying to respect, um, things that, um, that some people might not like, um, and other people might really want and who's got what rights. Um, and then how do we try to do things as um as fairly as we as we possibly can, knowing that as with the art of any compromise, um we're probably going to leave everyone a little bit unhappy, but hopefully we get everyone a little bit happy um as well. I I think um as the as the having been sitting here for a long time and seen this now for many years and and kind of seeing the way that the the community engaged um over time with this and the efforts that were made um I do find this to be you know a good example of what we um what a good partner to to to uh some neighbors would want to do with respect to their other neighbors which is find a way in which um they can try to make something that everyone can live with

and be at least um somewhat happy about if not extremely happy. So, thank you uh to the applicant. Thank you to the to the Leers for for the work that was done uh to try to do this uh for our for our community. Um it it is um challenging when you think of the size of this property that the best we're going to be able to do is get 28 homes on it. Um but that also reflects the will of the people of the city that passed um these prop these propositions several years ago that said we don't want our hills kind of built on and so forth. And so again, what you're looking at is is the art of what can we do in light of the fact that the people of this community have said we don't want our hills, you know, have homes stacked all the way up them along the side and and take and and you know, and take down these um and take down these really steep roads and things like that that may be happening in other parts of the valley um but aren't happening in Pleasanton. So again, I note the efforts that were made to try to do that. So, um there there's always a tension um that we have with the with the state as well, but I I feel like uh the applicants done a good job and I think most of the questions and concerns I had about that have been articulated by others. I don't I'm very reluctant to um try to design from uh from the DAZ as as we're as we're going through this this process. um you know the there there's been great care given and I think at the price point they're going to be very kind of focused on what the market conditions uh may be and what that's going to look like and certainly you know multigeneration seems to be an increasing an increasing part of the the population of the city of Pleasanton um in who's living in our homes. So um I I I I guess I have a fair amount fair amount of confidence in what the market's going to tell them they need to do um given given the constraints that are already in place. So, I'm I'm broadly in support. Um, so I think we have Did is there anything else you wanted to follow up on, Commissioner Jane?

Um, no. I was just saying like uh to echo some some of the Commissioner Morgan's comments, right? What can we do to see this project accelerate in development, right? like how how can we get something done uh not just for the numbers but actually something which is more than on the paper but actually get those houses built in shorter time u mean I'm not opposed to the 10 years which we are granting but I'm if if there's any milestones any checkpoints uh throughout the way uh so it it's not like we entitled this project and then it never gets built. That will be a disservice to the community at this point. And we all want this project to move forward and be built. Um if staff has any ideas like are they concerned? Um what what can we do as a community uh to push this forward, move it faster?

Sure. Um, I don't want to speak for Ponderosa, but I I do know that they are highly motivated to see this project developed as quickly as possible. Um, just giving the timing and the efforts that they they put into it. Um, in terms of checkpoints or timing requirements that the city can assist with, that's it's difficult because there's so many outside variables that we can't control. We can't control LFCO's time lines. We can't control the outside agency timelines. We can't um really really put I mean you could put a condition on it as for checkpoints um but in an effort of what the city can do we've we've already done outreach to LAFCO they are aware that this is coming and to the county about doing the arena allocation and sharing and the tax agreement and everything. So we've already done that outreach and those efforts to kind of put it on the radar to get the ball going while the applicant will be working on the other outside agency things that we aren't involved in. Um, so in terms of what the city can do, we've already kind of started that process and getting it going to assist with that. Um, but again, it's it's very challenging to create these conditions for check-ins and milestones. Um, when there's other agencies involved that are outside of our control and how they do their processes and their timelines and things like that. Um, but again, as our efforts, we we've been proactive on reaching out to them as city staff has to to get things in the works and to get it going so that way when it does get to that point, everything's pretty much already set in place.

Yeah, I think anything we can do to reduce the friction and improve the velocity will be appreciated so we can see this project move forward. At least from the city side, I hope there's no, you know, large backlog and things which hold up this project. Thanks, uh, Commissioner Morgan. I don't have any additional comments. Thank you. Great. Um, so I think we have broad consensus here if I'm reading body language and and comments. So, let's uh open it up. See if we have a motion. I make a motion to pass. Okay. So, this just ju sorry, just to be clear. So, this is a recommendation that would then go to the city council, right? Correct. You'd be making recommendations. Okay. And so, we have a motion and senator.

I'll second the motion. Great. Okay. Um, so I think Go ahead. I'm so sorry. I think we have a number of resolutions for your consideration tonight, starting with the environmental impact report. So, I'll hand it over to Natalie.

There you go. Um, so you do need to make recommendations on each resolution that is presented before you. So, you have the three. So your first one would be the resolution recommending certification of the EIR, the final EIR. Um your next would be a resolution recommending approval for the project entitlements as it relates to annexation, the general plan amendments, the resoning, the vesting tenative map, and um the plan unit development plan itself. And then you have a resolution um recommending approval of the pre-anexation and development agreement. So those in those attachments that you have, you have those resolutions where you'd have to make a motion to recommend to have your recommendation on each of those to city council. Can

can we just do one omnibus motion that that proposes for all all three resolutions? I think Sorry. Sorry. We're going to need three, but they can be fairly short in in description. So it could be um I move to recommend approval of a resolution to certify the EIR. Number two, I recommend approval of the project entitlements. Number three, I recommend approval of the resolution to, you know, recommend the pre-annexation. I'll make a motion to certify the EIR. I'll make a motion to approve. Wait, wait, let's let's let's finish that one off. Second. Yes, I second. Okay. Uh, so we have a motion on the certification of the EIR. All in favor?

I I. Any opposed? Okay, that passes. Let's do the next one, please. approved the I recommend to approve the project entitlements and that's for the city council to recommend to to recommend to the city council to approve those entitlements. Correct. Thank you. I'll second the motion. All in favor? I. Any opposed? Okay, that passes unanimously. Do we have a third motion? I move to recommend to city council to approve the pre-annexation and development agreement. And I'll second. All in favor? I I Any opposed?

Great. That passes unanimously. Thank you very much. Thank you uh to to everyone that was here. Um we're going to close this hearing. This has been approved. It'll now go to city council. Um appreciate all the work that was done and and thank you to uh to Ponderosa and to the Lusters and everyone else that that came out. Uh the park, the neighbors, uh the um all of our all of our friends from the city staff. Um and everyone else that was that was highly involved. uh look forward to seeing this um done for the for the good of our community and for some for some lucky uh homeowners in the future. So, thank you.

All right, so we're going to move on. Uh thank you uh Natalie. Appreciate all the work. Uh that was a big one. You picked that one up. There's a lot of rocks in that backpack and you just like ran right ran that marathon. Good job. Yeah, you got through that well. Thank you. All right, we're going to move to item number five, which is reports from meetings attended. Um, do we have any uh do we have any reports from uh from commission members? We'll start with Commissioner Wedge. Yes. Last week I attended the award for uh dinner. I was there. So, just wanted to report that. Great. Thank you. And I also attended the awards dinner. Awesome. How was it? Did you guys have fun?

We missed all of you. So, we were the only two there. Yeah. All right. Commissioner Jade. Uh, nothing to report. Thank you. Commissioner JGO. Um, I'm not sure if I'm supposed to do that. We did a uh the Heritage Tree um committee and had a a very interesting um application and compromise uh solutions. So, that worked out great. Good. Uh uh we'll close that one and move on to number six, which is the subcommittee representative protected tree board. I don't know what this is. Derek, can you help us with this one?

I will. Thank you. Uh, with the recent resignation of Commissioner Mohan from the Planet Commission, this gives the commission the opportunity to appoint someone um to to succeed him on the protected tree board. Who's who's currently on that right now? Uh right now we have Commissioner JGO and uh there's a vacancy and that's on the uh the two main representatives and then we have Commissioner Wedge is the alternate. So and I'd like to volunteer for the opening. Okay. Commissioner Wedge, do you want to move up to the Am I allowed to? I'd love to move up if I can. I believe so. You have the discretion. So let let's have you move up if you're open to that and then you can be the alternate. Ken, does that work?

Okay, great. So, so let's do I have to do we move for that? Do we vote? What happens? Believe you vote on that or just do a voice vote and just accept that. Okay. All right. All in favor? I I I Okay. Any opposed? Okay. Great. Um, thank thank you for your service on those on those subcommittees. All right. Future planning calendar. Uh, uh, Mr. Farmer.

Uh, thank you. We have a few items coming up. uh the CUP for the expansion of the Fusion Academy. Uh a couple of appeals, one from a recent ZA approval of a single family residence at Liberty Drive where there was an addition. Um and we also have a ZA appeal of a ZA denial uh to install a Shellbranded monument at a gas station at 4 4191 First Street. also the Bernell Avenue PUD uh project literally across the street at uh 231 Old Bernell Avenue and um up and cominging we have a couple of reszoned properties for um the consideration by the commission to implement our housing element and a little bit later on the A Royal Lago project be here in June. So pretty busy.

Yeah, pretty busy and some of these we've seen before. Okay. Uh so and uh last but certainly not least, I probably should have led with this, but I uh overlooked it. Uh please may we welcome uh Katie to uh to Pleasanton and as our new deputy uh city attorney. Is that right? Assistant city attorney. Great. We're we're thrilled to have you here. Thank you. Um I know you were doing some great work in Brentwood. Go ahead.

Oh, I'm sorry. I didn't get anything from the city about this. Would you mind just briefly describing your background just very briefly? Good evening, chair, commissioners. I'm delighted to be here and to have joined the city of Pleasanton team. Um, as you probably know, the city enjoys an excellent reputation in the Bay Area, and I'm particularly pleased to get to work with Ellen and her crew. I will largely be doing uh planning related matters and land development, although being in a small city attorney's office, we all pitch in with everything that comes in the door. So, I'll work closely with city attorney Dan Solder, the other assistant city attorney Julie Harman, and our uh deputy city attorney Wes Chung, and I will be with you for planning commission meetings except your next one uh because we have an out of town uh conference to maintain our legal licenses, which seems a good thing to do. Um, but I'm really looking forward to getting to know all of you.

And you came from Brentwood in a similar role or Forgive me. Yes, I came from Brentwood where I was the city attorney. I was in Brentwood for eight years and prior to that I worked in other cities in Contraosta County. So, this is my first foray into Alama, but I've been practicing for 20 years now and 16 of those have been in municipal law. So, I'm delighted to be here. It's great to see you here. Well, Al Alama County and Pleasanton's Gain and Contraosta, too bad for you. All right. So, um All right. uh matters initiated by commission members. Do we have anything that anyone would like to to initiate at this meeting? No. No. No. Nope. All right. We're going to adjourn. Uh thank you very much everyone.