Planning Commission - Regular Meeting

Heat. Heat. Heat. Heat. Heat. Heat.

Hallelujah.

Oh, through the chair. We're ready to begin.

Thank you. Welcome to the regular meeting of the planning commission this Tuesday evening, April 28th. I now call this meeting to order. Please join me in the pledge of allegiance. 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. Before we begin, I would like to share that pursuant to California Government Code, Commissioner Maxwell Shaml will participate in this meeting remotely from 926 J Street, Sacramento, California, 95814, where an agenda has also been posted. HVA, could you please call the role?

Chair Patel, here. Vice Chair Cla here. Commissioner Bush here. Commissioner Shumpl here. and Commissioner Williams here.

Thank you. Good evening and welcome. We are excited to be here in person with options for virtual participation. Thank you [clears throat] for your cooperation and for helping us maintain an efficient and accessible meeting environment. There are several ways to participate. For those of you attending in person, complete a yellow request to speak slip and hand it to the clerk. If participating remotely, use the raise your hand feature in Zoom and you will be called on at the appropriate time. If calling in via phone, press star9 to raise your hand and when called upon, press star six to unmute. These options for public comment will remain available until I close the public comment period for each specific item. For members of the public watching on YouTube who wish to provide live public comment, please note that you must join the meeting through the Zoom webinar using the access information listed on the agenda. And finally, we welcome speakers providing public comment, but please be advised this is a limited public forum. As such, speakers must stay on topic if speaking to a particular agenda item. If speakers fail to follow these rules, they will be warned, and if they continue to disregard our rules, their opportunity to speak will be ended. [clears throat] First on our agenda is the public comment. Members of the public wishing to comment on any item not appearing on the agenda tonight may address the planning commission at this time. State law prevents the commission from taking any action on any matter not on the agenda. Your comments may be referred to staff for followup. [clears throat] This public comment section is generally limited to a total of 15 minutes. However, that is subject to the commission's discretion and can be extended if the commission wishes to do so. If needed, an opportunity for additional public comment may also be provided later in the agenda. If you are in the chambers and you wish to speak to an item not on the agenda, please submit your yellow speaker slip to staff. If you are joining online and wish to speak, please raise your hand now.

Hello. Do we have any members of the public wishing to speak on items not on the agenda through the chair? We have no public commenters.

Okay, great. Then we will go ahead and close the general public comment. The next item on our agenda is a public hearing. Item one, 445 SouthB Street, Bespoke, new mixeduse development with a sevenstory affordable housing building and a six-story office commercial building PA-2023-012. We will start with a staff presentation followed by an applicant presentation and then public comment. Members of the public are given two to three minutes to speak depending on the number of speakers. Once the public hearing is closed, I may ask the staff to respond to any public comments and the commission will ask clarifying questions, deliberate and render a decision. If a decision is made tonight, the decision can be appealed to the city council within 10 calendar days. Can we go ahead and start with the staff presentation?

Thank you.

Evening. Thank you. Good evening, planning commission. My name is Rachel Horse. I'm the housing and neighborhood services manager. I'm joined by Ela Lee, principal planner, and we will be reviewing the 445 South B Street project known as Bespoke. So, the location of this project is here outlined in red. It actually consists of four parcels that occupy an entire city block. It's bounded by East Fourth Avenue to the northwest, South Railroad Avenue, and the Cal Train Rightway to the northeast, South B Street to the southwest, and East Fifth Avenue to the southeast. It's also, as you can see, adjacent to Kiku Crossing. That's the um affordable housing development in the downtown. And it also is within a half mile of the Cal Train, a downtown Cal Train station. It's currently uh developed with four commercial buildings and um the yellow outlined portion is the city-owned surface parking lot. Um it is a 1.16 acre site. It has a general planned land use designation of downtown retail core and a zoning designation of central business residential excuse me central central business district with a residential overlay. Um it is also one block south of the downtown historic district. So I'll provide you with some background on this project um which is referred to as a public private partnership. It kicked off really in January 2021 when the city declared that surface parking lot outlined in yellow uh referred to also as the Talbitz lot because of the um Talbitz toy store that was for formerly uh occupied that property. The um or adjacent to that property in in

January 21, the city declared that site surplus land. So under the surplus lands act um the city released a notice of surplus lands availability which was then distributed or circulated among interested parties that had registered with the department of housing and community development or HCD and the city received proposals development proposals in response and of the the three received for uh development of that Talbot's lot the city selected Prometheus Real Estate Group Harvest Properties and Alta Housing that's a developer team consisting of um Prometheus and Harvest and Alta Housing as an affordable housing developer to develop not only the Talbot site but also um because um Harvest and Prometheus were able to acquire the adjacent sites that that entire block that we see that we showed in the first slide. The city council also directed staff at that time to enter into an exclusive negotiating agreement with the those parties and we have been in that um ENA as it's referred to ever since. And um just pointing out some some key milestones but not by no means the only milestones in the process. In the September and October 2022, there was um community a community meeting. There was a planning commission study session on the potential project and the initial concept for this project and uh this project really evolved over time to result in the proposal that you see today. In May 2023 and September 2024, there were uh two city council study sessions where project deal terms were refined. Uh this is a fairly complex undertaking with multiple parties involved and so it has taken um many um iterations of agreements to arrive where we are today. And so from September 2024 to the present [clears throat] there's been a a revision of those deal terms and finally drafting of the of the

complex legal agreements that we need um to make this project happen. So in summary, yeah, we just go back to slide for just a second. In in summary in summary um as I said the exclusive negotiation period has been um extended on multiple occasions um to now um and this has been a multi-party negotiation where the city is playing multiple roles. It's both a property owner and a and a partner, development partner, also a regulatory authority. Um, and it has resulted in this project which is uh as we will detail u mixed use with a an affordable housing site that consists of 71 units and that is far and above more units than were initially proposed by any of those responses to the notice of surplus lands availability. And it has to do with um the way this project has evolved and the ability of the developer team um to acquire those additional sites and work with the city to get to where we are today. Next slide. Um an important aspect of this project um which is not under review tonight but is is part of the project background uh is the many agreements and asurances. Um because this is a phased construction on a shared podium. There's going to be an underground parking garage and podium upon which the residential superructure will be built and also the commercial superructure. That means that the affordable housing depends on the completion of that garage and it also depends on its ability to assemble public financing um not only low-income housing tax credits but also um you know state and local um uh financing for the project. So the developer team and the city share a need for uh certainty that the affordable housing will be built and also that there will be a regulatory environment and conditions that allow this project to come to fruition. So just pointing out some key terms which are by no means the only terms uh here but are those that kind of um provide that the the outline for how this

project will will come into being. There is a a 99-year ground lease that the city will enter into with the uh residential developer for the city site. The city will be loaning $3 million to the affordable housing. The commercial developer will be building that parking garage and podium on which the affordable housing will be built. The commercial developer is also making a $2.9 million contribution to the affordable housing which will be used for pre-development costs. And then here we're calling them project as assurances, but these are um as you can see commitments from the commercial developer to to help um create that certainty for that the affordable housing will be built. So the $3 million deposit and $3.5 million additional deposit made at different points along the way in the development schedule, which I will go over in a subsequent slide briefly. um those are there um and will stay in an interest bearing account until the um the residential is is under construction. So the the um the intent there is to to give those back um and they are there simply to again create that assurance that the residential will be built. The 100,000 per year they're calling it deposit. This is this is somewhat of a it's like a rent payment for the city land which is being tied up during this time these these multiple years until uh it is developed into affordable housing. And so the commercial developer is making that $100,000 a year uh a payment up to four years which is um in the development schedule the time by which the uh building permit for the garage must be pulled. Um that would also be returned uh once that uh permit is pulled. So, and as I've mentioned multiple times in this slide, there's a schedule of performance that is contained in the disposition and development agreement. Um, not in the development agreement which is before you this evening. Um, but it is important to point that out because it also sets the term for the development agreement. So, briefly, I'll

go over in this slide the next one a very simplified performance schedule which has not been adapted to today's date. This is what was put before council at the last uh meeting when the ENA was extended. This also does not contain all of the milestones, but it does illustrate for you um the many points along the way where the project um pursuant to this agreement between all the parties um the point that the that the development has to reach. Now, there's a the target completion date and then there's kind of as we call an outside date, right? So there's the um uh hopefully we reach these milestones by that first column and if not um then we have that outside date of that other column. And so as you can see those as time goes on there can be quite a divergence in those in those two columns. And so we could um see a residential project which is completed by January 2035 or at the very latest that's why we're seeing a 14 and a half year um term October 2040. And um in between you can see the points at which um the deposits are made um that that the time that the parking garage construction starts when um when uh the residential developer closes on their financing so on and so forth. So this is again part of the disposition and development agreement. Uh next slide. So the development agreement is what is before you this evening that um would be adopted via ordinance of the city council and that approves the [clears throat] development agreement which is an agreement between all parties the city the developer team and also the owner of the property that the commercial developer is ground leasing to build the project and it it the intent is to provide assurance that the project can be built as entitled and importantly that the project will be subject only to the laws policies and regulations that are in place on the effective date of the DA. So that term of the DA is as you were shown in that

uh sort of um simplified performance schedule uh is up to 14 and a half years with um an extension for what are referred to as force measure events. So those are that um defined as those events which are outside the control of the developer. Um so that hopefully gives you some context for um one of the items which is before you this evening and its purpose. And now I'm going to hand it over to Elaine.

Thank you, Rachel. Now we're moving on to project description. The application included a sevenstory 100% affordable housing as shown on the left side of the rendering and a six-story office building as shown on the right side of this rendering. The project also includes improvement in the city's rightway and an underground parking garage that spans both residential and commercial parcels. staff want to make a clerical clarification for the general report. The project proposed a total of 137 parking spaces instead of 128 parking spaces as identified in the general report. 37 of the spaces will be dedicated for residential uses and a 100 of those unit um spaces will be dedicated for commercial uses. Among the commercial spaces, 25 will be dedicated or available for residential use and another 37 will be for general public use during after hours. After hours typically means in the evening of weekdays and all day on weekends. The residential building as shown on the rendering occupies the city surface parking lot which is located at the intersection of 4th Avenue and railroad track. The project contain a total of 72 units including 71 affordable units and one manager unit. Among the affordable units, there are a total of three studio units and approximately similar portion of the remaining units for onebedroom, two-bedroom and three-bedroom units. At the ground level, approximately 6,000 square feet floor area is dedicated for self-help for elderly which is nonprofit organization.

The office building include approximately 149,000 square feet floor area for office located from the second to six floors and approximately 14,000 square ft ground level retail. The L-shaped building occupies the remaining of the block wrapping around the residential building. The architectural style of both building can be characterized as contemporary. The residential building is featured by dark cream and a green colored cement plaster accented with metal panels on the first and the second level. The office building is featured with intensive glazing uh top level stepback and a variety of material and massings to reduce the total bulk and increase the visual impact and interest. A total of 23 trees will be removed including 18 street trees. Those trees will be replaced by new landscape including a total of 29 street trees. The project will also be paying the park inloo fees for removal of existing trees. The residential and commercial rooftop patios will accommodate 14 and 10 trees separately. The application will include a development agreement and ordinance as discussed in detail in earlier of the presentation, a site plan architectural review for the mix use project and exemption of requirement for on-site loading zones. The project will require a total of four on-site loading zones and the project only provide a total of two offsite loading zones within the city's

rightway. The application also include require a site development planning application for removal of the existing outside trees and a special use permit for the ground level community service and a nonprofit use as the project is located in an area that require ground level retail frontage. The project will utilize provision of state density bonus law. To comply with the state law, the city must grant an increase of the density, reduction of parking and a grant waiver and concessions. As a project provide 100% affordable housing, it is eligible for unlimited density bonus up to four concessions, unlimited waiverss, and a reduction of parking requirement. The project base density is 58 for the site. As the project proposed a total of 71 units, it requires a total of 22% density bonus increase. The project also include two concessions and six waivers as identified on the current slides. Detailed analysis and discussion is included in attachment five of the gender report. The project is subject to local plans policies as identified on the current slides. As the project is submitted prior to general plan 20 240 effective date, the project is subject to general plan 2030 according to city council resolution. As a project provide a diverse use including commercial residential especially ground level retail. E provide downtown vitality and enhanced

pedestrian environment in the area which is consistent with general plan 2030 and downtown area plan policies. With the implementation of concession waiverss, this project's consistent with all policy and plan as identified on the current slides. The detailed discussion analysis are included in agenda report and as well as the draft city council resolution. A traffic impact analysis report has been prepared by FEM peers for the project in accordance with California environmental quality act SQA general plan 2030 and the city's TIA guideline. Senate bill 743 have established a new matrix vehicle miles traveled which is known as WMT as a new matrix to analyze traffic impact under SQA. The governor office of land use and climate innovation has established a guideline which assumed any project within half a mile of major transit will generate less than significant WMT impact. Therefore, the TIA concluded that the project will generally lessen significant way impact which is inconsistent with the guideline. In addition, the TIA included a level of service analysis with close at six intersections within the project vicinity. The TIA concluded that the traffic condition in this area will be worsened. However, it can continuously operate at acceptable level at AM and PM hours during rush hours. Therefore, this project won't generate um significant level adverse impact in

traffic. Trash pickup and loading zones won't create a significant level adverse impact and it won't significantly interfere with wayload travel within the city right away. An initial study and a mitigated neg neg ne negative declaration has been prepared which has been circulated according to the state law. A total of 10 public comments have been received which has been incorporated into the response to public comments. We haven't received any new comments require further analysis and any of these comments have not result in any identification of a new information to generate further analysis. The medicated negative declaration also include a mitigation measure um monitoring and reporting program. The summary of that program have been identified in the current slides. Public notice of this public hearing have been sent out 20 days prior to tonight's hearing. It also has been published in local newspaper. All interested parties and email subscribers have been notified via email. One public comments received during review of the project which is in support of this project and another 13 public comments has been received after the publication of this general report. Majority of those comments are in support of this application. Therefore, staff recommend the planning commission make a recommendation to city council to adopt the ordinance and approve the development agreement to adopt a resolution to approve the

project and adopt the mitigated negative declaration and mitigation monitoring and reporting program. With that, staff concludes tonight's presentation and are happy to answer any questions.

Thank you so much. Can we go ahead and have the applicant's presentation? Okay,

wonderful. Thank you. [snorts]

All right. just and this works. Does wonderful. Great. All right. Good evening, Chair Patel and members of the commission. My name is Kevin Choy and I'm here on behalf of Harvest Properties. Uh joining me today is Daisy Madreal from Alta Housing. Thank you for hearing us tonight. We are excited to walk you through Bespoke, a fullbl mixeduse project bounded by Railroad, Fourth, Fifth, and B Street. It is the product of a true public private collaboration between Harvest Properties, Prometheus Real Estate Group, Alta Housing, Self-Help for the Elderly, and the city of Sonteo. Before we dive in, here's a quick road map of what we will hear tonight. We will introduce the partnership, walk through the program and the development agreement, then step through the design, how we got to today, the community input that shaped it, and the benefits it delivers. We'll leave meaningful time to answer questions as well. A project of this complexity only works with the right team. Harvest and Prometheus are experienced local developers sponsoring the commercial component of the of the project. Between our two groups, we bring significant directly relevant experience to a site like this. And we'll uh and I would now like to hand it on over to our affordable housing partner, Alta Housing, to introduce the rest of the team.

Thanks.

Good evening, commissioners. As mentioned, Alta Housing will serve as a residential developer for the bespoke project. We are 100% affordable housing based in the heart of Silicon Valley focusing on Santa Clara County and Sonteo County. We have over 50 years of experience and in addition to our affordable housing development, we provide in-house resident services and property management. Our extensive experience ensures highquality housing in the communities we build. Working alongside us, we have Self-Help for the Elderly, a highly respected nonprofit that provides social services to seniors across the Bay Area. Self-help for the Elderly will have a home on our ground floor of our residential building covering around 6,000 square ft, ensuring that the essential services our seniors depend on will be available in downtown Sonteo for the long term. And of course, none of this happens without the city of Sonteo. The city has been a proactive partner from the beginning, contributing land and shaping this project to advance the community's goals in housing, transit, and a lively downtown. Rounding out the team in our expert design bench. Leading the commercial design is RMW architecture. Our lead leading the residential design is BDE architecture. We have Sherwood design engineers for civil plays for landscape. This is a team that has worked together for years now and is well equipped to deliver a successful project in the city of Sonteo.

Thanks.

Thank you, Daisy. Alongside the residential building, the commercial component delivers about 149,000 square feet of class A office across six stories. a 70 foot street wall stepping up to 85 ft in the interior designed to concentrate highquality jobs immediately adjacent to Cal Train in downtown. At the ground plane, we are delivering 18,000 square ft of community and retail use, roughly 13,000 square ft of curated retail to Energize B Street, Fourth Avenue, and Fifth Avenue, and a 5,000 square foot permanent home for self-help for the elderly. Below a shared parking garage serves both buildings and importantly provides after hours public parking access via 37 shared stalls, adding a real community benefit to the downtown core. All of this sits on a full block site with enhanced 16ft sidewalks and a new public corner plaza at 4th and B. The development agreement, as staff has mentioned, sets out clear a clear schedule of performance. And let's be clear, our baseline target is to deliver a fully completed project in under 10 years uh with contractual benefits and buffers that extend the outside data approximately 14 years to account for market cycles and financing conditions outside of any developer control. The schedule concludes includes concrete sequence milestones, things like permit submissions, construction start, residential funding and completion, each tied to deadlines and are backed by financial deposits by the commercial developer that gives the city real certainty of execution. Now to design. The single most important thing that we can do on a site like this is get the ground plane right because that is what the community actually

experiences every day. At the ground plane along fourth B and fifth, we are delivering 13,000 square ft of curated retail with 16 ft widened sidewalks, outdoor seating, and lush landscaping. The intent is a premier destination. The kind of street life that turns a block into a place people want to linger rather than just walk past. At the corner of Fourth and B, we are creating a new 1,800 foot plaza, a true space for gathering anchored by retail frontage on both sides. This matters strategically. The plaza serves as a bookend for South B Street, anchoring and continuing the growth of downtown in a direction the city's general plan has long identified as a priority. Stepping back and looking at the commercial building as a whole, the 149,000 ft of class A office is intentionally broken down into two main blocks centered on the leasing lobby at the midblock. That split in massing is then accentuated by materiality. The way the brick, glass, and metal panel work together to give each block its own identity while still reading as a coherent building. Bespoke's massing and height fit comfortably within the established neighborhood fabric. For context, Kiku crossings is seven stories, Grammarcy is six, B Street South is five, and the Stratford is 10. Sustainability has been a priority for our team from the outset. It has shaped the way we approach the structural system, the building envelope, and the materials. As one expression of these goals, the commercial building is targeting lead gold certification. Turning to Fifth and Railroad side, the project carries the same design language present on B Street and replicates it along Fifth and Railroad Avenue. The same approach of breaking up the massing

directly and accentuating that articulation through materiality was an was a goal of ours. The building reads as one coherent project on every face. As you can see in the rendering, this project sits adjacent to Cal Train. This makes it exactly the kind of location and project the region needs to be concentrating jobs and housing on. As mentioned in my previous slide, sustainability has been a priority for this team and this project. One of the most impactful ways that this project exhibits sustainability is by the selection of mass timber as its structural system. Mass timber is the sustainable structural choice that is still rare at this scale in the Bay Area and one that we believe is the right choice for a transit served commercial office building in 2026. With that, I'll hand it back to Daisy to walk you through the residential building. Thanks, Kevin. We take great pride in the residential building at Bespoke, a seven-story development with the 71 affordable units designed for large families. The apartments range from studios to three bedrooms offering a variety of living options. We will provide a generous outdoor courtyard, a dedicated play area, and community gathering space to our residents. amenities that residents truly benefit from. This development will give individuals and families in Sanonteo the opportunity to remain rooted in their community. What makes this project uniquely feasible is the partnership itself. Because the commercial developer is contributing the shared parking garage and providing financial assistance to the residential component, our project is competitively positioned to secure state and federal affordable housing financing, which in today's funding environment is a difference between a project that gets built and one that sits on paper. Back to

Thank you, Daisy. This project has been years in the making. It started in 2021 when our team competed and was selected through the city's surplus lands act process as staff mentioned. In late 2021, we assembled the remaining parcels to create a fullbox site and in doing so grew the affordable count from 50 to 60 units. We submitted our pre-application in October of 2022 and in 2023 we are realigned the design uh and density to bring the affordable count to 71 units close to a 50% increase on the original submission. Our application was deemed complete in July of 2024. And in September of that year, we refined the business deal to provide the community with an even greater certainty of execution, backstopped by additional financial deposits. Tonight is the culmination of that work. And throughout that journey, we listened. The community asked for affordable housing. We are delivering 71 units that are all affordable. They asked us to champion local nonprofits. Self up for the elderly has a permanent home here. They asked for an active retail environment. Our B Street strategy is built around that. And they asked us to concentrate jobs near transit and respect the neighborhood fabric. And the project's scale, articulation, and location do exactly that. Additionally, and because we knew it was coming, the bespoke project is largely consistent with the vision the city laid out within the general plan 20 240. I'll close out with the bottom line. Bespoke delivers 71 affordable units, a new permanent home for self-help for the elderly, an organization that has been serving Sonteo for three decades. And through this project, we'll be able to continue serving Sanonteo for many more. It delivers a parking garage to serve

the residential and the public worth roughly about $10 million. It also includes $10.9 million in direct financial contributions, including $2.9 million in cash and $8 million in impact fees. There's a $6.5 million residential backs stop deposit. We are committing uh to prevailing wage for the entirety of the project. And finally, the property tax increase of approximately $1.2 million per year associated with this project is approximately a 540% increase over the current baseline today. This is a project that was shaped by the community, backstopped by real financial commitments, and ready to deliver housing, jobs, and ground flooror vitality to downtown Samonteo. On behalf of the entire partnership, we respectly request your approval. Thank you. I'm looking forward to your questions.

Thank you. Next, we will have public comment. Anyone in chambers who wishes to speak on this item should submit a yellow speak speaker form now. Anyone watching virtually who wishes to speak on this item should raise your hand now. through the chair. We have nine public commenters both in person and in our virtual environment.

Okay. Thank you. I believe with our time limits that puts us at 2 minutes a comment if I remember correctly. Three minutes a comment. We will begin with Elquin and Haley Daza. And to follow in this order, Scott Bill, Debbie Soon, Nells, Dander, and I will mention the remaining order then. [clears throat] Uh, good evening, commissioners. Uh, my name is Elwandaza. I'm a member of IBW617 in Satel. I've been a resident of Sonteo for 35 years.

Hello commissioners. My name is Haley Daza and I'm an apprentice with the IBW local 617 and I am with my dad. So, I've been able to raise my family in San Mato uh because of all the partnerships my union uh has been uh with local developers who have hired local construction workforce

and I am getting the chance to be one of the most skilled construction workers uh in this country because of developers and how they have done right the right thing and used apprentices like me um to build their projects. So, unfortunately, the developer for this project will not be using the local construction workforce. Uh, which means that millions in construction wages earned on this project will be spent in other areas in other communities.

And it also means that other young workers like me in San Mato will lose the chance to get what I've gotten, which we feel is just not right. So, please send a message to the developer that we want the project built correctly. We want it built right. Um, use a local construction workforce, hire our young apprentices that live in the community, and have the community build this project. Thank you.

Thank you. Thank you for your comment. Oh, good evening, Commissioner Patel, other commissioners. Um, my name is Debbie Sunn and I am also a a native of um the city of Sonteo. I am uh on the advisory board of self-help for the elderly here in Sonteo as well as a board member of the corporate uh group which is a 501c3 in San Francisco also self-help self-help was founded in 1966 and promotes independence well-being and dignity for older adults through culturally aligned programs and services which now serve over 50,000 seniors every year in the peninsula and the east bay at the Sanonteo Center in the central park which was established by my mother Ros coup in 1992. Its primary focus has been to combat food insecurity experienced by financially challenged seniors, many of them homebound. We do this through our incenter and home delivery programs which will serve about 23,000 seniors this year. Additionally, through consistent human contact and providing emotional touchstone for each of those seniors, we try to minimize the loneliness and isolation felt by so many of our older citizens. Since our founding, Samale self-help has broadened our services to include free periodic health checks, in-person

virtual classes, especially during the pandemic, which range from peing opera to ballroom dancing, from pingpong to Chinese literature, classes that are open to all to create a vigorous and stimulating environment. We have also actively engaged with the site community at large helping to found the now annual lunar new year celebration on be street. I hope many of you have come and the August moon festival and walkthought in Central Park. We wanted to take this opportunity to thank you for your support all these years. Ironically, as this project kicked off was the moment when my mother passed, but I know that she's very happy right now. You are helping to ensure that Satel Self-Help has a permanent home within the bespoke project to allow us to continue to fight loneliness and isolation felt by too many seniors and to promote their health, their independence and dignity in years to come. Time waits for no one. Please act now to eliminate the uncertainty of our future. Thank you so much.

Thank you for your comment. Scott Bill, if you're still here, you can come to the podium. Thank you. [clears throat]

Well, I discovered that I need to graduate from one and a half to twos. Bear with me. I'm reading. Good evening, commissioners. I'm Scott Beiel and I'm a business representative for UA Plumbers Local 467. I'm speaking tonight for a few hundred Santo uh residents who are members of my union along with the electricians, sheet metal and sprinkler fitters here in Santo. Our group is known as MEPS. These residents have entrusted me to be an advocate for the projects that promote sustainability, equity, and help create a robust robust local economy. We have been one of the region's strongest advocates for policies that encourages the construction of more uh housing. We would have liked to uh be here today in support of this project, but instead I'm here tonight asking you to closely look at the missed opportunity that the bespoke project presents by not securing an agreement with the plumbing, electrical, and mechanical crafts um for the unions that we represent. Despite the fact this project will be built with prevailing wages and using union carpenters, the developer has not has chosen not to work with us. This project being prevailing wage uh should make for a light lift for the developer um of bespoke to secure an agreement and provide opportunities for all crafts. a community benefit that will continue to pay dividends long after the projects get get built. I thank you tonight for listening and that's it.

Thank you for your comment. to follow Scott. We'll have Nells Dander, Arando, and Tom Trareer. [sighs] Good evening, chair and count and commissioners. My name is Nel Zander. I was born here in Sonteo. I'm proud to be here on behalf of the Carver's logo 217. We represent 35,000 members in Northern California. We in full support of the mixed use development located at 445 South B Street in San Monteo. For the working class we represent, this project isn't just about a construction is about dignity, opportunity, and belonging. By selecting a responsible general contractor, the developers will positive positively investing in our community. That choice sends a clear message to the workforce building our community matters. Union jobs mean more than just a good wage. It means families actually being covered by their own health care. It means safer job sites and apprentichip opportunities that allow young people to build the future without leaving the place they call home. These are workers that show every day faithfully and care deeply about the neighborhoods they grew up in. Inclusion, the affordable housing units makes this project even more meaningful. These homes will give working families, seniors, and essential workers a chance to stay rooted in Sonteo and Unit Craftsmanship ensures that the homes are being built with care, quality, and respect for people who live in them. We respectfully urge you to prove this project, not for just what it builds, but for lives and supports, and the community helps keep whole. We thank you for your time and allowing us to be heard. Thank you.

Thank you for your comment. Good evening, chair, fellow planning commissioners, staff, and all in attendance this evening. My name is Armando Mario. I'm a field representative for Carpenters Local 217, which covers the beautiful city of San Mateo. [clears throat] I'm here this evening to express support for the affordable housing project at 445 South B Street and to commend you all for doing the right thing by your citizens and neighbors alike by adopting this ordinance to approve the development agreement associated with the construction of this development. The planning commission will help to alleviate San Mato's housing need and is also showing the community that it understands that projects like this one, which will use a responsible general contractor, one who is and has been committed to supporting its workers by providing uh livable area standard wages and benefits along with a board uh excuse me, along with affordable health care and also supports our state certified apprenticeship programs. We need to keep in mind that the men and women who will build this project are not just a hired hand. They are our neighbors, too. Thank you very much.

Thank you for your comment.

Y Good evening, commissioners. Thank you for allowing me to speak tonight. My name is Tom Trayer. I represent Sheet Metal Workers Local Union number 104. Uh I'm the local business rep. I cover Santo County. I'm a second generation sheet metal worker and uh I've been in Sonteo County my entire life. Um I'd love to be in support of this project right now, but um as some of my partners said earlier, unfortunately the developer has to date refused to come to an agreement with the mechanical crafts. Uh as much as I'm glad to see this job going prevailing wage, prevailing wage does leave a lot of opportunities for there to be cheating and fraud and low road contractors. I'd love to see the developer come to an agreement with the MEPS group. That's the mechanical, electrical, plumbing, and sprinkler fitters, including sheet metal workers, and helping putting all union families to work. Thank you so much for considering that.

Thank you for your comment.

Our last two remaining public speakers in person are Scott Rathjen and Lori Watanuki. [snorts] Good evening, commission. Um, thank you for the opportunity to speak. Um, I'm speaking in support of this project. Um, I have lived in Simontel County my entire life. I'm currently a resident Belmont and, um, my daughter's 18, my son is 15, my wife was a stay-at-home mom for well over 13 years. That does not happen in Sanit County without prevailing wage and without standards that give health care to not only the worker but all of his family members. And um that's why I appreciate you guys backing this project. Thank you.

Thank you for your comment. [clears throat] Good evening chair chairperson Patel and members of the planning commission. My name is Lori Watanuki. The admin report recommended class 2 bike lanes on East Fifth Avenue and currently Fifth Avenue from Delaware to Anflip is a class three bike lane with parking on both sides. 60 residential parking spaces would be displaced as Fifth Avenue is converted to a class 2. That would be an issue. Fifth Avenue should remain a class 3 bike lane and keep the parking on both sides. Currently, Fifth Avenue is being used by construction trucks and commercial trucks making deliveries to the downtown, which makes the street unsafe for pedestrians. We need stronger mitigation measures to address this cut through traffic. Other questions with bespoke include the CPID says 427 parking spaces are required for bespoke, but state law relieves any parking requirements for bespoke. There are only 137 on-site parking spaces. Where do the other 290 cars park with only 137 on-site parking spaces? We feel the parking is inadequate for this development. There will be parking overflows. We would like to request the RPP for Delaware Street, 5th Avenue to 9th Avenue from the transportation impact fees. Other residential streets in Central may want the RPP as well, and the RPP stands for the residential

parking permit program. Thank you. Thank you for your comment. And lastly, our public commenter participating via Zoom. Ali, you may unmute yourself.

Good evening, chair and members of the commission. My name is Ally Saberman and I'm here on behalf of the housing action coalition. Hack is here tonight in strong support of the bespoke project at 445 South B Street and we urge you to approve it. This project delivers 71 new homes, 100% affordable for families and individuals earning between 30 and 80% of the AMI. There are homes for the people who keep this community running. Teachers, caregivers, service workers, seniors. What makes Bespoke stand out is the partnership behind it. The city contributed the land. Harvest Properties has committed $9.4 4 million in equity, an additional 6.5 million guarantee as a financial backs stop for the affordable housing component. That kind of commitment from a commercial developer is rare and it should give this commission real confidence that this project will deliver. Beyond housing, this is a full block reinvestment in downtown Sonteo. 155,000 square feet of sustainable class A office space built with mass timber. 12,000 square feet of ground flooror retail to activate B Street and a permanent home for self-help for the elderly. The project team has committed to prevailing wages and has been through the years of community outreach and design refinement to get here. This project has been in the works since 2021. The application has been complete. The environmental review is done and the deal and terms have been approved by your city council. Uh further delay puts 71 affordable homes at risk in this housing cycle. Tonight you have the opportunity to turn years of planning and partnership into homes. We urge you to take it. Thank you so much. Thank you for your comment. [snorts] That was our last commenter. Correct. Okay. And with that I will go ahead and

close the public comment. So next up we have clarifying questions from the commission. I think since we have a remote participant tonight in general, um Max, I'm going to suggest that you go first if that's okay with you. [snorts]

Yes, that's fine. Um good evening everyone. Thank you staff for the uh detailed um presentation as well as to the applicant. [clears throat] Um just a clarifying question for staff. Um I heard mentioned um just wasn't if you could elaborate a little bit more in regards to the um the um the effect of the traffic [clears throat] um that it'll be worse at some periods um during the day in the morning or in the evenings. Um could you speak to that again please? because of the density and the flow area of the commercial component as well. Um there will be added traffic however that won't impact the AM and PM rash hour operation and the project will not generate significant level of traffic impact.

Okay. Uh thank you uh Sema. Are we also asking questions to the applicant right now or just Yes. Yeah. Why don't you go ahead and ask all questions right now? Um just a question for the applicant um in regards to um self-help for elderly. Um just curious uh what other um nonprofits uh were engaged? Um how did you come about selecting um self-help for the elderly? Um just uh curious about that.

Thank you, Commissioner. You're testing my memory here a little bit going back uh almost 5 years. Uh I think the short answer to your question is uh when we originally came together as a partnership between us Alta and Alta Housing um we also knew that it was important to bring a um nonprofit partner. Um and we also knew that Self-Help for the Elderly was going to be losing their space in Central Park here due to the um redevelopment that's happening there. Um and so it was a frankly a perfect opportunity for us to meld um these projects together and and really create some synergy.

Thank you. Um before I continue, I just want to be uh fully transparent. Um last week I was able to um have a meeting um with Alta Housing um Prometheus and also with um Harvest um and I was able to get updates on the project and um I was able to ask a lot of clarifying questions and um so I'm just being fully transparent and letting the public know that I did meet with u the applicant And um the one more question uh in regards to the 37 spaces for [clears throat] after hours. Um could there be a consideration for opening that up for more than 37 for after hours parking? So the commercial component includes 100 stalls in total. Um of that I believe the breakdown includes [clears throat] 25 stalls right that are going to be shared with the residential. So there's 25 in addition to that 37 that you just mentioned that are being shared. Um they're just being shared directly with the residential use. um which we felt was really important and staff felt was important um to meet the parking requirements for the affordable housing. Um then beyond that uh 25 so we're down at 75 right now. There were um approximately 20ome uh 28 spaces I believe that are stacker stalls. um those stalls are just um not really fit for sharing with the public just due to the mechanical nature and the um the way those stalls need to be used from a functional perspective. Um and then finally, there were just a few remaining stalls um that were set aside for the

commercial development that would allow commercial users to be able to um have a place to park um and go to work after hours if they needed to do something like that. So, um, that left us with the 37, um, which is what we're, um, able to offer.

Thank you. And while I got you up there, just one more followup regarding the, um, maybe Alta could speak to this a little bit, but, um, the affordable housing state funding. Um, and I know that there's certain type of ranking for different projects. um is are are you all confident that this project will be uh among those at the top of that list for securing that funding from the state?

Yeah. So, the timeline that was proposed was something that included a buffer which pretty much allows you to give you a second shot at um spec some of the funding applications that we'll be going for. Unfortunately, a few of our funding applications only come once a year. So, that timeline that we propose does include buffer. So, if we for some reason don't happen to get um the first round of funding, we'll be have we'll be able to have some buffer to kind of wrap that up in the second round for both state and tax credits.

Thank you. Yeah, those are my questions for now. Suma. Thank you, Commissioner Shankl. Um, who on the DIS would like to go next? Commissioner Williams,

I can go next. Um, let's see. Thank you for the presentations. And I also uh met with the applicants and got and the team including Prometheus, Alta, and Harvest representatives and got a preview of the project. um at the time um you know it's a brief overview and you know I gained so much more detail reviewing the packet now so I have a few questions um one thing that's kind of near and dear to my [laughter] heart is windows so looking at the floor plans um and the design of the residential units I have a question related to um one of the units which I brought up when I saw this project I don't know how many years ago it was Um, and my question is, could a one-bedroom unit be modified for a to be a studio unit? Um, there are five um one-bedroom units that have um an unusual little dog leg in the bedroom floor plan. And if that was a studio unit, the bedroom would have an adequate window and um you know visibility to that window from the rest of the bedroom. Um I mean from the rest of the space. So I guess that's a question for the applicant. Probably it can can a one can the I think it would be a total of five one-bedroom units that would be revised to a studio.

Yeah. So, in our experience, um, onebedrooms are a little bit more desirable than studios. And it does become a lot easier for our resident service team to lease up a onebedroom versus a studio. Um, when that time does come, even with, you know, a minimal window, a tiny window in the bedroom, there's one there's one floor plan. Yeah. in the corner which I remember remember it you know came up previously and it has a um it must meet egress or it wouldn't be in the plans I'm sure but it's a you know that's a basic thing but um anyway it yeah it's it's a lot

because the studio does limit the amount of individuals that can be in um a studio bedroom versus a onebedroom a onebedroom usually allows up to three people which is a a little bit more than what a studio allows. So that's why it would be it'd be more desirable for applicants. Okay. Was there anything else related to that?

Um I just wanted to my name is Carlos Castanos, vice president real estate development at Alta Housing. And I wanted to just also mention that the the difference between a studio and a one-bedroom affects the ability of uh for us to gather some of the financing and that the uh onebedroom does allow us to u be able to leverage more of the state I mean the state tax credit federal tax credits and so it it does make a difference as to whether it's a studio as well for the financing aspect too.

Okay. Okay. Thank you for that. Um, let's see. I mean, I think these other things were kind of answered. Um, oh, okay. I did have a question about the schedule because the slide went by kind of quickly and I missed what is the starting point of the 10-year time frame. It's it's kind of, you know, it's a long time for construction of a project and I was wondering when does that 10year start?

Um, thank you. I can help answer that. Um the the timeline starts on the effective date of the and I might need a little help in actually defining when that effective date is. So it's of the development agreement. So this project goes to city council on May 18th. The city council has to adopt an ordinance for the development agreement and then it becomes effective 60 days later. I'm looking at legal or 30 days later. 30 days later. Um and that so we're working from that effective date. Okay. Yeah. Okay. So it's not simply a construction schedule obviously, right?

Yeah. Okay. Um uh oh, the other question I had, where is the um self-help for the elderly space located? It's in I think it's in the residential building. feel like I saw it in my review of the plans, but then I couldn't find it again when I was just looking for it through the chair. It's located at a ground level of the residential building. Okay. And it's an interior space. There are no, you know, there's no there's corridors obviously, but there's no access to there's no windows in this space. No windows. It's like a fully interior space as I recall. There's windows.

Okay. I couldn't find it. There's windows. It's on the ground floor and it's it has street facing frontages and there's there's access to the outside. There's a volunteer component to self-help, so it has to be accessible to the streets. Okay. I must have misread something when I was looking earlier. Okay. Thank you. That's all the questions I have. Thank you, Commissioner Williams. Um, Commissioner Bush or Commissioner Clef, would you like to go next?

Uh, yeah. So um I want to thank you. Um was it okay? Um yeah so uh I also um had an opportunity to meet with the applicants um prior to this and got basically a preview of the presentation which we saw this evening. Uh and I did ask a few questions at that time. Uh and of course I'm hearing some answers to some thoughts I was having. I I did have one question um was curious about suddenly um regarding the um I know that the the kind of the sequencing is going to be the podium and then the uh commercial uh structure will uh get underway and then uh as the financing becomes available the uh the housing component. Uh I know the the ramp for the parking podium the down into the underground parking is in the housing component. Um, is the parking uh going to be open in the interim or is it expected that it will just be opened um uh when the whole project is complete?

Through the chair, there will be a conditional approval requiring a temporary cap if the residential building pass construction after the podium is finished. So, so the parking uh is going to be the ramp will be covered by a temporary cover installed by the commercial developer. Okay. So, the parking will be inaccessible until the completion of the other portion. The parking will be accessible. Um the only the top of the ramp will be covered. Okay.

Oh, okay. I understand now. Okay. Okay. So, the ramp there will be a roof over the ramp and then there will be Yes. Yes. Thank you, Elaine. Um so yeah the the parking will be completed along with the commercial structure right so when the occupancy of the commercial structure is requested that would be when the occupancy of the parking would be u requested as well um sorry for the feedback um and that would be at the point in which the parking would be u available thanks um I don't think I have any more questions at the moment

great commissioner Bush thank Thank you. I also had the chance to meet with the applicants about the projects. I appreciate that. Um I have a few questions um for for the applicant. I was just um the presentation describes um multiple series or sets of deposits for particular purposes that I gather are intended to help to ensure that the affordable housing component gets built um when the time comes. And I was just wondering if you could talk a little bit about how exactly that functions. Is it that that money can be used by them for the development and or is it intended to incentivize the commercial developer to finish things timely or combination of something else? [clears throat]

This could be a very long answer, so we'll make it we'll try to make it brief. Um, so what you're speaking to specifically are the deposits, right? So there's an initial deposit $3 million, right? And then there's a secondary deposit three and a half, right? So the initial deposit goes in when we start construction, right? The three and a half would come in um if we requested an occupancy for a commercial office tenant. Um the intention of those monies, right, is because um the nature of affordable financing, right, and the unknown about that as to when it will occur. Um the you know, I think city and US negotiated pretty heavily on this. There's some benefits, right, that the commercial development is receiving. uh by being linked to the residential project and the city is really um you know the city really wants to see the the residential built as do we. Um and so um in this scenario right where the commercial project is built and it's functioning and all that um the city wanted to have some monies available in the event that the residential financing failed. So those monies wouldn't be available to the city up until the residential fails to receive its financing. um which long story short is in the schedule performance. They have multiple bites at the apple to do that, right? And so um the intent is not for those dollars to be used, right? The intent is those dollars to be there as a back stop in case something um frankly went terribly wrong with the with the financing.

Okay? And so then those monies would just go to the city as sort of a recompense for not having had the housing be built. uh the monies would be returned back to the commercial developer once the residential commences construction. If it didn't commence construction by the timeline stated within the schedule of performance, that's when those monies would be made available to the city to be used at their discretion. Okay, got it. Thank you. Yeah.

So, sorry. um through the chair. I think I would just make a little bit of clarification because there are different pots of of money that we're referring to. So, there's the $400,000 pot of money that we're talking about. And so, that would be refunded to the developer when the permits are issued for the underground garage to go vertical. And that would be basically the assurance that the commencement of that structure begins. construction begins because that's what enables the residential to take place. And so the city would consider that the assurance that we're moving forward on that and we would refund that once that begins. Otherwise, we would keep it for having held up the land and no project happening there at all as basically rent. the other monies that we're talking about, it wouldn't just um either be refunded or kept. The idea is that if the all things ago, the project happens and we don't have to have this discussion at all. But if we were in a situation where there was an issue with the residential, the first line of defense would be that the commercial developer finds a replacement residential developer. So that's the fir that that that would be, I guess, plan B cuz plan A is that Ulta builds the residential and plan C would be that the city takes that money and finds a replacement residential developer if the commercial developer is unable to do so. So, I think that in an ideal situation, there is always going to be a residential development there. Not that the city would take the money and that we would just have a commercial development and a garage, but that there's going to be some kind of residential development on that site. And so that's what what we were looking

for the assurance for is that we don't have a a commercial development and a garage that utilize density bonus but there's no residential development. So that's that's the objective.

Great. That that was super helpful. Thank you. And it sounds like that money none of those pots of monies would be used by Alta Housing if they were just six million short of Okay. All right. Thank you. Um, [clears throat] and it also sounds like if the um, one of my other questions is what happens if no housing is built there, the city owns the portion of the land that the housing development is going to go on and if for whatever reason it takes it doesn't get built at the on the timeline. That's the city's land, right? Okay, perfect. Thank you'all. Um I [clears throat] had a question for um the Ala Alta housing about um you mentioned in your presentation about how um the I guess the project the development is targeted towards families and trying to have large families. Could you talk a little bit more about about that? And um because I saw, you know, there are a decent number of studios and one-bedroom uh apartments and so how are you all thinking about um about making it um attractive to larger families?

Yeah. So, um, large families is what TAK is, uh, requiring at the moment to be a little bit more competitive. Uh, specifically, more than 50% of them need to be two bedrooms and three bedrooms. Okay, great. And then, and then like with some of the amenities too, like the playground and things like that, are there other sort of things that you guys think about when you're thinking about making some, you know, development familyfriendly?

Um, yeah. Yeah. So, the amenities that we do provide um are keeping in mind that it is going to be serving individuals as well as families. So, like we've mentioned, our in-house resident service teams, uh, coordinators, they do provide additional programs, um, for all of our residents, whether that's after school programs for the kids or it's specific, uh, needs from families, they will go ahead and reach out to our resident service coordinator and property managers to get that situated. So, um, it allows families to be able to you the large families to be able to use resources and the amenities that are being provided. Awesome. Thanks.

And can I just add chair that um, TAC is the California tax credit allocation committee just for those of us Yeah, I just accept that the acrony I just try and use the context is. Um, another question for the applicant. I've heard several um comments from from um folks who are members of unions. Could you just describe kind of what the um nature of the agreement is with respect to prevailing wage with respect to union shops just so we're all clear?

Yeah. So I'm happy to speak to that and thank you commissioner. Um the project as I mentioned in my presentation is um committing to prevailing wage labor for the entirety of the project. Um the city requirement right is is prevailing wage. So if the city was doing a project by themselves right their standard and their requirement would be prevailing wage for this particular project that would translate to the affordable housing right as being prevailing wage. And so we as the commercial developer um chose to uh include prevailing wage as a requirement for the commercial component um which was another benefit that we chose to offer.

When I think one of the comments mentioned that you um have committed to using union carpenters but not union mechanical engineers or workers forget mess. Um could you talk to that?

That is correct. We do have an agreement with the carpenters. Um and as it relates to the MEPS, we have been engaging with them and talking with them. Um and as mentioned, we um have not um come to agreement um from that is as you know um the the project uh you know financial feasibility is something that we're always considering as well. Um we are happy to continue those conversations with those groups. Um, frankly, when when it comes to the um pre-development of the project, um, we've hired a a union contractor, Swton, to help us with the pre-development component and and pre-construction. Um, and plan to continue to use them kind of moving into the future. Um, and yeah.

Okay, great. And that was one of the questions I had was the a few of the comments were about having hired a responsible general contractor, I think, is the framing that they used. Is that that's who you're speaking about, the union contractor job? Yeah. So, Swinton um is does utilize union labor for a lot of the work that they complete, right? And so, that's one of the groups that we've engaged with from a pre-construction perspective. Okay, great. Thank you. And those are my questions. Thank you, Commissioner Bush. Commissioner Clefer,

I just one more question. Um I just wanted to um follow up with some regards to some public comments that we received um prior to the meeting and this evening just about um bike lanes. And I think that's probably there was some concerns about bike lanes on Fifth Avenue, but I I think if my understanding is correct that that's a little outside of the the the scope of what we're looking at with regards to the project this evening. I don't know if staff could speak to that a little bit or how that relates to the project because I I didn't see any changes being paired to Fifth Avenue um with the project itself

through the chair. That is correct. there's no changes to Fifth Avenue and then that street will remain as a shared passrough um between vehicle and bike and the parking won't be impacted on that street. Thank you. If I may add to that, I think what the agenda report was trying to say is that the bicycle master plan calls for um class 2 bike lanes and that the construction of this project will not impact a future implementation of those bike lanes. Commissioner Williams,

uh I had one more question about the um prevailing wage versus labor or versus um union labor. Um, so if you're using Swinton for precon services, I'm assuming that they are, you know, assisting with uh, you know, construction cost estimates as the project goes along. And, um, are they able to provide I I would assume they're able to provide um, comparisons of union labor versus pre prevailing wage as per the city requirements. So you're able to compare those. Okay. Is there anything else you want to say about that? I guess just to enlighten us on that.

Oh, no. I was just coming up here to say yes, just to make sure it was on the record. Uh, but yes, the it they um they can provide estimates, right? Um they can bring in uh design build groups, right, to help us with design and stuff like that. Um and they can definitely provide um cost estimates for us utilizing prevailing wage um or union labor. And then um if this was a normal like public agency project like the city of Sanonteo, it would be a a competitively bid project I assume, but that's not going to be the case here.

I Well, so I would assume yes. I having not been involved in a public agency project, I can't necessarily say. I'm assuming the answer is yes. Um [laughter] for our project, we will competitively bid it. Um that is part of our duty as a as a fiduciary, right? with uh you know receiving um funds from other groups that are backing us. Um so we will competitively bid the project um when it comes time to construct. Okay. Okay. Thank you.

Sorry, I have Commissioner Bush. Sorry, I had one more question about um the the city had this um design consultant uh review some of the things and made some as a as a non construction person some suggestions on design that seemed like lowhanging fruit, but I I was wondering if you had had a chance to look at that and like if you had responses to some of the suggestions, whether they're feasible or not, whether they're That's from um like I don't know a few years ago I think and that

I should let them say this but they presented to me in the meeting last week that I had that that they had you know that this ways that they had addressed all of that so I don't know if they oh I had I had caught that and I'll add to that those comments were discussed at the study session before planning commission in 2022 when I was not a member just to be [laughter] clear just was not there okay never mind that I but Thank you for clarifying cuz there was that was uh in the agenda packet. So I'm glad to hear that. Yeah. And it was like a point that they specifically made to me like we addressed all these. So perfect. Thank you so much.

Any other questions for my fellow commissioners? Seeing none, I have a few questions. Um I think my fellow Oh, first I'll note that I also met with the project applicants and got a preview of this presentation and had the opportunity to ask some questions ahead of time. Um but now I have more questions after hearing some of the questions and comments from my fellow commissioners. I think um many of you already covered the questions I had regarding city policies in terms of prevailing wage or PLA agreements on public projects. I think one thing I'll add to your question, Commissioner Williams, is that prevailing wage is the union labor rate, but there are other benefits that come along with using union labor. [snorts] Um the question for the staff um is this project covered by the housing accountability act.

It is not because the housing component does not accom um count up to twothirds of the floor area. Okay. Thank you. There was a reference in the agenda report to both the development agreement and a disposition and development agreement. Are those the same document? Are those different documents? They are not the same document. Okay.

The development agreement is what is um in the packet tonight. Um the it's adopted via ordinance. Um and that primarily speaks to the term of the development. So as we've said, it runs with that schedule of performance the 10 to 14 and a half years. Um and it has to do primarily with the regulations or or the fees the policies that are in place at the time of the effective date. Um the developer has then is entitled to build the project under those um with some so it outlines exactly you know for example taking an impact fee right the city could not um exact a new impact fee that came about after the development agreement effective date. Um so it really um it has to do with the uh yeah with the conditions with the with the regulatory environment around the project I would say. Um and the disposition development agreement goes beyond that. It has to do with the obligations of all of the parties involved. It has it contains the schedule of performance. It says what happens if the project doesn't meet those milestones. What happens if one of the party defaults? Um so it's a much larger you know contract between um all of the parties and is a much it's a longer document and has u more detail um about all of those um potential scenarios. Um and it is not um included in in the packet tonight. Thank you. That was very helpful. Um, this is a very tactical design question, but I noticed in one of the materials we reviewed, it may have been the agenda report or it may have been the development agreement. I can't quite remember. Um, there was a there was some text that stated that the zoning code requires that new developments in the

zoning district be built to the property line unless building setbacks are for the provision of open space or landscaping. This project has a few um I don't know if I would call them a setback or like an indentation uh facing B Street and Fifth Avenue. That is to say like the building um plane is is not built to the property line. Is that okay? Or does the entire elevation have to be sitting on the property line? Generally,

generally speaking through the chair, the building is designed built to property line and then some of the architectural articulation either to provide more open space or create more visual interest to the pedestrian environment that is allowed. Okay, so vis to create visual interest is allowed cuz I was looking at the plans and I was like I don't think that's really open space and it's not landscaped. So, I just wanted to confirm it was okay for the design to be that way. That is correct.

Okay, great. Um, uh, the bike lane issue was already addressed, I think. So, I have one question for the applicant. Um, actually this is for Alta Housing. Under AB1 1763, 100% affordable housing projects within a half mile of major public transit are entitled to unlimited density bonus and an additional 33 ft of height. Um, I believe that's what Kiku Crossing utilized to build out I think at four times base density. I'm curious why this project is only utilizing a 22% density bonus. Is there a reason um given that unlimited bonus is allowed why there weren't a higher number of affordable units in this project?

Yeah. So, uh, anything higher becomes a high-rise, uh, which does increase our total construction cost, which makes it a lot more expensive for us. Yeah. Yeah. So, it's basically the going to steel frame is is the limit there. Uh, yeah.

Okay. Okay. Thank you. That was helpful. Um, I believe those were all of my questions. Any final questions from my fellow commissioners? Now, seeing that we're 90 minutes in, I'm going to suggest that we take a um 5 minute break and reconvene at 8:36 if that's okay. All right. Thank you.

Yep. Doo. Heat. Heat.

[music]

through the chair. We're ready to begin. All right. Thank you. So, we are on to the discussion portion of this agenda item. Um, do any of my fellow commissioners have comments on this project that they would like to discuss? Oh, yes, actually. Thank you. Um, let's start with Commissioner Shel.

Thank you, Chair Patel. Um, yeah. [clears throat] Um, overall, I think this is a project win for Sato uh and and its residents. Um, I like the 100% affordability [clears throat] aspect. Um, I really like the two to threebedroom um, expansion [clears throat] on this project. Um, that's a missing piece to a lot of affordable housing is the larger [clears throat] units. Um, so I'm happy to see that on on this project. Um I think uh the mixed use um is a great fit right there with the first floor retail. Um we can see a track record of uh the brick line um project and um having a reposado on the first floor. [clears throat] It's a nice little bookend to B Street on that side. And then now we're going to have another beautiful bookend on the other side of B Street. As [clears throat] you're coming and going, exiting and coming out of uh B Street, um you get to pass through um these two um very nice uh projects and um kind of left with that taste as you as you exit out or enter into um the downtown. Um, [clears throat] I appreciate the certainties and assurances and the monetary deposits that'll be uh back stops to just in case rainy day um things don't pan out. Um, I think it shows a level of um commitment that the applicant has um to making sure this uh brought this project is brought to fruition. [clears throat] Um

really like the uh the overall project, the 16 foot widened sidewalks, the the open plaza. Um I think it really um invites uh more pedestrian traffic right into that downtown area. Uh so excited to see that. Um per per the uh applicant's comments um I was uh happy to hear that um they would like to continue conversations um um as a community benefit for local workforce. Um I think it's important to highlight um that agreements like that um like chair Patel had mentioned um the prevailing wage is basically the union rate wage uh determination from California for public works projects. But [clears throat] um something I want to highlight is that um these type of agreements also allow for uh training and um local apprenticeship and and other training that uh so it provides a a benefit to those who are looking into get into um the industry. Um and so it's a um it's a great piece um that's an added benefit and so glad to hear that the applicant um would like to continue those conversations. Um [clears throat] overall I think this is a uh yeah wonderful project um and um glad to be here in support of it.

Thank you. Would any other commissioners like to share some comments or have any questions for discussion? Commissioner Bush.

Sure. I'll just echo everything that Commissioner Shamol said. Um, every single point you made I agree with. [laughter] Um, I'll also just say, um, you can really tell the the work that staff and the development team have put into this. Um, and appreciate the community outreach and the response to community input and um, sticking with it over a long period of time to get to this point. Um, it really seems like a a a great project um, that's going to do a lot of great things for our city. So, I appreciate that. Um, I'll just note too that the Kiku crossing site, which is right across the tracks, um, has a significant number of public parking spaces, uh, that have opened somewhat recently. And so, um, heard some concerns about parking, but hopefully that will help to alleviate and appreciate that this project even has parking when, um, it's not required. So, and then lastly, I uh really love reading those density bonus letters with a fine tooth comb. And I just want to salute your density bonus letter here because um it makes clear that you are entitled to those things. I I can't see you, but congrats to you. Apparently, you wrote it. Um this is the type of detail that I I would like to see in density bonus letters really justifying the waiverss and concessions in a meaningful way. So, just wanted to applaud that as well.

Thank you, Commissioners Clifter Williams. [snorts]

Um, yeah. So, um, first of all, I just want to say, um, you know, big congratulations to everyone who has put in so many years of work to get this project to this point. Uh, you know, I think I first heard about this project, uh, you know, two years ago, um, right when I was, uh, joining the, uh, commission and, um, got a little bit of a teaser and I've just sort of been waiting for to see when this would reappear and it's great to see it again. Um, I think there's a lot that I I like about the project, the architecture. Um, I remember when I first saw the kind of the current iteration of the uh public housing portion, I said, "Oh, that looks really nice." Uh, I I looked at and said, you know, that terms of the the architecture really kind of I think it was described as contemporary earlier. Um, but I also actually see a certain amount of sort of uh um sort of neocclassical almost uh kind of to me reads almost like a sort of a early 20th century sort of uh kind of apartment building like you might see up in San Francisco or in some other cities. And I think that's a nice be nice addition. And of course the whole the whole project um I think uh is is pretty attractive. Um I have obviously also I grew up here. Uh so I know that block very well. Um you know I'm many times you know visiting Talbitz and things like that. It's uh a lot of happy memories going to the store there. Um I used to frequent other uh you know places on the block there and um that parking lot has always been my my go-to parking lot when I come downtown to buy a burrito. [laughter] Um but you know obviously uh with Talbitz um going out you know a lot of the energy in that block has been lost for a number of years now. Um and uh I've always thought that the connection

between our really successful several blocks of B Street um above fourth um has never quite translated south to the other section of be there. And I and I feel like this project has an opportunity to kind of tie the two parts of B Street together better in a way that they haven't been in the past. Uh so, you know, obviously it's going to be a few more years uh until that would happen, but I'm I'm think that that has that potential and I'd be looking forward to that. Um, in terms of parking and that parking lot going away, um, you know, as as others have pointed out, uh, obviously we have a brand new parking garage, uh, just across the railroad tracks there, which, uh, continues to be underutilized. So, I feel like, you know, there's an opportunity for people who are coming to this, uh, this building to use that. And, of course, um, I think again, as we extending that commercial down, it'll uh, encourage more people to to park there and walk up the street. Um so yeah overall um you know I feel very positive about this uh and um there's still a ways to go um as this proceeds but um I look forward to to seeing that uh progress.

Thank you Commissioner Williams.

Sure. Thank you. Um, uh, thank you to planning staff and to the applicants team and, uh, and to all the public speakers and people that wrote in. Um, lots of really good information all the way around. Um, I think this is a great project for the city. Um I think as everyone has been saying, yeah, it there's they're, you know, addressing housing and as you said, you know, a block that really is um in need of, you know, revitalization. So um I think there's a lot uh a lot here that that we'll the city will benefit from. um from my point of view the development application uh or I mean um the the the agreement um is seems to be a good partnership um uh that you know appears to be well while well while protecting the city and providing housing and commercial and of course nonprofit uses. So um yeah, as I said I think there's a lot of benefits for the people of Sonteo. Um I appreciate the speakers um that commented on the um specifics about union well and and also at the dis here people that spoke about the um specifics of union labor. Um I'm glad also that the conversation's continuing. It seems that um you know as we heard it it may not I don't know if it's a you know a big jump from one to the other but um but I think considering that uh union labor um is definitely a good conversation to be continuing with the community. Um, also just wanted to note that um, as part of the packet, the previous design review from Larry Cannon was included, which dates back to, I think, 2023. Um, and I just was reading it and I kind

of wrote a quote down here, um, or kind of a paraphrased what Larry Cannon, the design consultant, said. He said, "The design, which is what we're seeing now, is much more compatible and has more design unity with the surrounding downtown fabric." and its historic buildings. Box over box has been eliminated and the buildings are more cohesive. Um, so you know, there's been several iterations of this and what we're seeing today is really quite different than what I saw, I don't know, a number of years ago. Um, and then what Larry Cannon was commenting on as well. So, um I think the level of detail and articulation has increased, adding somewhat of a more traditional design in keeping with our downtown historic downtown district. So, um yeah, I think the parking um given that no, as I say [laughter] many times, given that no parking is required for this project, I think parking has been addressed pretty well here um with the stacking parking and the possible shifts and um and that um that you know that's it's good to get that. Um, I um I think I made a note here about concessions and waivers. Um, I mean, yeah, I guess they all they were all they were all clearly laid out in the letter now that you mentioned it. So, so yeah, I'm excited um excited to see the project move forward. It's been a long process and looks like a lot of work's been put into it. So, I appreciate that. Yeah, that's all.

Thank you. any other comments from my fellow commissioners? Um, otherwise I'll I'll share some of my comments. So, like everyone else, I want to thank everyone who um has worked on this project to date. I you know, I was reading that the Surplus Land Act notice went out in January of 2021. So, we're 5 years in at this point. And I I know that there's been a lot of work behind the scenes to move this forward. So, I'm very grateful for that. Thank you to all of our friends from labor who came to speak about the benefits of utilizing um labor on projects like this. I think that's really important and so um I appreciate your comments and thank you to all of the comments from the community. Um we had uh quite a few comments submitted uh electronically which I know we all read and so it's always good to hear the feedback from the community on projects like this. Um, so I mean I have some aesthetic comments, but we're pretty far along at this point. [laughter] Um, I would I would say that I really I I love that this is going to be a mass timber building. It's going to be beautiful. I love the brick wrap around the building. In many ways, when you zoom out, it looks like a pre-war building, which I think fits in very well with the um historic aesthetic of our downtown. I personally don't love that the corner chunks are kind of taken out um because to me that it takes away from the pre-war feel, but I understand why that was done to create some additional outdoor open space. Um, I I brought this up when this came before us as a study session in 2022 that this project is a mixeduse project that is going to create somewhere between 750 to 900 office jobs and it's going to provide 71 new units of housing. That is somewhere at best case

scenario a 10:1 jobs housing ratio. And I worry that, you know, in San Monteo, we continue to see an imbalance in the amount of jobs that we are producing relative to the amount of housing we're producing. Since this project was submitted, um, we've enacted some minimum residential densities for mixeduse projects, which I believe for this site would be 50 units an acre, but this project is actually coming in at 61 units an acre. So, it's coming in higher than the minimum residential densities that we have since enacted and we're still seeing a 10 to1 um jobs to housing ratio on this project with which I think to me just shows that we're we're still figuring out the right answer in in how to enable balanced jobs and housing growth in this city. So, I do wish there was more housing attached to this project. I understand why there's not. Um, and and you know, I know city council defined and set the terms of this agreement and specifically approved the range of office and the range of housing use on this project. So, they they were okay with these ratios. And I think the other thing that I would mention is um the potential development timeline is really long, right? The surplus land act is notice was issued in 2021. The uh project schedule that is in place in the development agreement could potentially go up to 2040. That's 19 years for an office building and a housing building. And I have to say I'm not quite sure why. And I probably like it's probably too complex to get into at this meeting and you know it's probably not going to change like the decision we make here. But I I'm not sure why this one is taking so long. And you know, I went back and looked at Kiku Crossing for comparison and that project was

approved in 2020 and residents started moving in in 2024. And I'm not sure why this one is 14 years compared to four. And I realize that there's sequencing aspect to it, right? That the garage has to go first and then the commercial goes and then the residential goes. But still, it seems like a really long time. Um, but then again, this, you know, schedule was considered and approved by city council and and I don't know if it's if there's anything possible to do to accelerate it. But I guess that is all to say that the need is great in our community for housing. I wish there was more housing. I wish we could build it faster, but [laughter] I understand that there are some limitations at place. Um, and I am very excited to see this project come to that block. Um, my kids uh are 10 and nine and they barely remember when Talbitz was open. We walk by that building and they're like, I think I remember going here. And I'm like, yes, we used to spend a ton of time here actually. [gasps] And I think about the fact that um, you know, they may be in college [laughter] when this project finishes. And um I I think the community will be really happy to see something happen with that site because something I hear a lot from my neighbors is like what is going on with that site? It's got boards in the windows for the last 5 years. Is anything being done? So I think anything we can do to make it look active and to make it look like progress is happening would be really great. But once it's finished, it's going to add um a really great feel to that end of Bee Street, which is a little bit quiet right now with both Talbetts and Drager's being closed. So, I'm excited to see that side of B Street come back to life. Any other comments from my fellow commissioners? If not, can we see the text of the resolution on the screen?

Um did I just want to add one thing? I sure u this is like this is not something that I propose as any sort of condition. It's not um uh it's just this probably the most minor of minor points but I just remembered because it was something I had asked about um with staff earlier which is uh I had when I was reading the mitigated negative declaration and they were talking about historic resources and things. I did remember that there's there's a pair of uh like brass plaques and some concrete signatures and things on the ground in front of the former Talbot Cyclery and I think it's related to this attempt. There was an attempt to create a San Mateo Hall of Fame

and I don't think it ever advanced beyond that one set of of installations there. And um I would just um uh ask if the if the applicant I I don't even know that it necessarily something that needs to be saved or could be saved. I know the sidewalk is coming up. Um but it would be great to get some photos of that for the public library just for

I would I would go one step further. Thank you for bringing that up. Um, I had that in my notes and forgot to mention it, but that plaque, if that plaque could be reinstalled, that would be ideal. Um, if it can't be reinstalled, if it could be uh given to either the San Mo County Museum or the public library or some other institution that preserves the city history, it would be really great. So, so Chair Patel is uh going a step further. I'm I'm saying photographs and [laughter] uh uh you're you're requesting the the concrete be removed. I'm sure someone would be happy to have that plaque. Like if if not the museum or the library, I'm sure the Heritage Alliance would would know what to do with it. So we we it should not end up in the dumpster is what I'm saying. Yeah.

All right. Would um someone like to make a motion? Yeah. I move I move to recommend to the city council one, two, and three on the slide. Perfect. I'll second that. Great. Hello. May we have a roll call vote, please? Commissioner Bush, yes. Commissioner Williams, yes. Chair Patel, yes. Vice Chair Cler, yes. And Commissioner Shumple, yes.

Motion passes 5-0. Thank you so much. Thank you to everyone who came for this item. [applause and cheering] Helva, do we have um anyone from it who might be able to help with the screen issue up here? Thank you.

through the chair. Uh we'll continue to item two.

Thank you. Item two is a public hearing for 2015 Pioneer Court Multif Family Residential Development PA 2025 040. We will start with a staff presentation and then an applicant presentation followed by public comments. Members of the public will be given two to three minutes to speak depending on the number of speakers. Once the public hearing is closed, I may ask staff to respond to any public comments. The commission will ask clarifying questions. Then we will deliberate and render a decision. If a decision is made tonight, the decision um can be appealed to the city council within 10 calendar days. Can we go ahead and start with the staff presentation? Okay. Good evening, [clears throat] Chair Patel and members of the planning commission. My name is Steven Lzarago, assistant planner and staff planner for the item before you this evening. This is a public hearing for 2015 Pioneer Court, a residential town home style development. Here's a quick overview of tonight's presentation. Starting with the project background before going into code and policy review before moving on to public notice and staff recommendation. Beginning with the project history, the applicant held a neighborhood meeting back in February of 2025 and then filed a formal planning application in May of 2025. The project is located at 2015 Pioneer Court shown on red in the in this aerial map. The Hayward Park Cal Train station is shown in the yellow circle and that is located a half mile away or the project is within a half mile of that train transit station. Additionally, the site is close by city hall and Sarah High School right down the street. And the site is currently developed with a three-story office building with the ground floor utilized as parking. The

surrounding land uses include offices, single family residential, and multif family residential. Uh here is a overview um showing the project location uh just showing the context of the general neighborhood. And then here's also an image uh showing uh what the existing bu building looks like. The site is just under a half an acre in size and has a general plan land use designation of mixeduse medium 1 and a zoning designation of E1-1 executive office with an R4 highdensity multif family residential overlay. The project proposes to demo the existing vacant office building and redevelop with 10 for sale town homestyle uh residential units within a single structure. The units contain a variety of three, four and five bedroomedroom floor plans and one unit uh 10% of the project is designated as an affordable for moderate income household. The proposed project will include include two parking spaces per unit and both side by side uh or tandem configurations. Uh in order to access these garage spaces, existing driveways on the sides of the property will be retained and additional driveways will be installed along the front facade or frontage along Pioneer Court. Six units are going to be accessed uh by pedestrians directly from Pioneer Court while the while four units will be accessed um by a pedestrian path uh at the rear of that goes along the side into the rear of the structure uh along here. Uh the project also proposes two new street trees. Uh but staff uh is recommending that a third street tree tree be added uh right here in the center of the uh frontage.

Uh this table shows how the units are divided. Uh there are four threebedrooms, four fourbedrooms and two five- bedroomedroom units. Uh and then one of the fourbedroom units is proposed to be the moderate income. uh household. The following entitlements are required for the project. A site plan and architectural review or spar permit and a tenative map uh in order to subdivide. Uh next I'll dive into the analysis of various codes and policies that apply to this project uh including both local policies and state law. A number of state laws are applicable to this project, including Senate Bill 330, the Housing Accountability Act, Assembly Bill 2097, and Assembly Bill 130. Uh, the project was submitted under the state density bonus law. Since the project uh the proposed density is below the maximum density allowed by the general plan, the applicant is not requesting to increase the density of the site. The project is requesting a concession for construction within a setback and a number of waiverss for construction within the other setbacks and for other objective design standards pertaining to driveways, parking, uh and open space. And I'll go into more detail about the waiverss later in the presentation. Uh next with the general plan uh the project is reviewed under the mixeduse medium one designation and then for zoning it has the executive office and high density multif family residential um zoning district designations. Since this is a residential project, the R4 standards are applicable. Um under this land use designation, it allows for a

maximum of 50 units per acre and this project proposes 22. The project also meets the height requirements uh for under this land use designation. Uh and continuing on with the zoning requirements uh the project uh does not meet the setbacks but we'll talk about waiverss later on in the in the presentation. Um the project proposes over 1100 ft of landscaped area and then additionally it proposes over 11,000 square ft of private outdoor patio spaces um for each unit. And that's 11,000 square feet total divided among like the 10 units. Uh no parking is required due to the project's location within a half mile of a transit stop. Um but the project does include two parking spaces per unit and the project also exceeds the minimum bike uh parking requirements as well. uh the project is subject to the city's uh below market rate or BMR program for projects between five and 10 units. A developer can pay a fractional unit in Luffy. Um instead, the applicant is proposing one unit as a moderate income BMR unit to satisfy the BMR requirements and receive benefits under state density bonus law. Uh and the project is also subject to the objective design standards. And then looking at the objective design standards, um it was reviewed against the ODS standards for multif family residential. The proposed architectural style is best described as contemporary with uh combination of wood composite and aluminum siding. Um the color scheme uh has a number of like neutral tones such as tan and gray along with wood accented garage doors and parapits up on the roof. Uh the building is three

stories plus a covered rooftop deck and is approximately 43 feet 10 in tall meaning the structure falls under the midrise standards under the ODS. Uh this slide is uh includes a summary of waivers and concession uh for the project. Uh the applicants have sought a concession for the front setback uh while waivers are requested for the side and rear setbacks. Additional waiverss are sought for parking and driveway areas within the front setback, residential entryways, garage doors, a pedestrian path with and open state open space standards. Uh moving along, uh here are some of the renderings showing the front and uh rear uh view of the building. Uh next we have some renderings showing the sides of the building. Here as you could see um here are the tandem garages and along here is the uh pathway um for the rear the units located at the rear of the building. And then here is an aerial uh rendering showing the rooftop decks for each unit as well as the second level outdoor patios for each unit. Uh next, here's a snippet of the uh materials and site features that are proposed to be used on the site, including the wood composite, aluminum composite, uh glass accents, as well as other uh finishes um uh around the property. Uh next, uh here is an image of the first floor plan. Um I want to do call out the garage layout. So, the front six units here um have a side by side uh two-car garage configuration, while the uh four units along the rear, they do

have the tandem uh garages that are accessed by these side driveways. Um and then again here, just calling out the pedestrian path that goes along to the rear um for the four back units. Um and and additionally, there is um living space located on this uh ground level uh as well. Uh next for the second floor um this is every unit where the kitchen, living room, dining room is located. Uh in addition, this is where the first private outdoor patio space is located um for each unit. Uh the third floor uh that is where um the bedrooms are located for most units or all the units have their bedrooms located here. And then lastly, uh this is the rooftop showing both covered and uncovered uh outdoor spaces. And then the units also have uh mechanical equipment. Um mainly HVAC equipment will be located up here. Um for the uh transportation analysis, since the project is located within a half mile of a transit stop, uh it's not subject to provide parking under AB 2097 and is screened out from a VMT analysis. Staff has also determined that an LTA is not warranted since the estimated daily trips would be a net reduction from the existing office use. Uh for example, the staff found that it would be 72 daily net trip daily trips for residential use um compared to 141 trips uh for an occupied office building. Uh the project is subject to these impact fees including the child care development fee, park impact fee, wastewater capacity charge, school

impact fees, landscape inloo fee, and public art fee. Uh and then the city reviewed the project in accordance with the California Environmental Quality Act uh and determined that the project meets the criteria to be statutoily exempt from SQA pursuant to the public resources code section 2180.66 or otherwise known as AB130. The project meets the location requirements and a tribal consultation was performed and completed and the conditions include statutory and specific conditions based off of this cons consultation process. There are other conditions also included based on environmental protection and in accordance with state law in order to mitigate environmental impacts. Uh, in regards to public comments, um, five neighbors attended the neighborhood meeting that the applicant held in February of 2025. They made comments related to the parking, uh, construction disturbances, uh, and sewer line impacts. And for tonight's meeting, uh, staff completed all the standard noticing procedures listed on this slide. And at the time the staff report was published, staff did not receive any written comments. Um, but one comment was received today and made available to the commission. um prior to this meeting. And with that, staff recommends that the planning commission um adopt a resolution approving the site plan and architectural review and tenative map for the construction of a new 10-unit residential conominian development located at 2015 Pioneer Court and find that the project is statutoily exempt from the California Environmental Quality Act pursuant to public resources code section 211080.6. 66 based on the findings for approval and subject to the conditions of approval and plus an additional staff recommendation to include an additional

street tree. And this concludes staff's presentation. I am available to answer any questions and the applicant is also here this evening and will be providing a presentation.

Thank you so much. Let's go ahead and have the applicant's presentation. you commission person Patel and the rest of the commission. Um, I am Jack Boyagian. I am the president of the Hutton Group and I'm here to just add to a few uh comments that uh staff has uh already presented to you. Uh this is uh we call it Pioneer Vista. Um we we may call it something else, but right now that's the working title of the project. It's a 10 forale family townhouse um in in Pioneer on Pioneer Court, which is not very far from where we're sitting here tonight. And it is a 10-unit, three-story, 20 car garage uh proposed with one moderate uh BMR unit uh to be provided. These are some additional pictures uh beyond what was presented to you by staff. Um the uh in fact the front view of the courtyard, I'm sorry, the front view of the property is dramatically different than what's obviously at the property now. The building is a 1960 building that is completely vacant at the moment and has been vacant for approximately a year. Um the rear uh

side is also a three-story uh massing and the rooftop aerial uh is is is slightly better than I think than what was presented by staff. And then this is a rooftop living interior rendering of what we envision um after completion. So um transforming this property from what is essentially now a 65year-old vacant property uh uh commercial building in a in a street that is all commercial uh is a challenge. Um but we feel that this is um appropriately called the pioneers courtyard. is a pioneer effort to begin to potentially provide residential uh community here in this area. Um so we u I think what's important is that as staff has mentioned uh under the current general plan the site could accommodate up to 22 units. We're quite well aware of that uh and up to five stories with no parking uh under AB2 uh 2097, but we chose not to do that. And instead of putting 22 units on five stories with zero parking and probably one to twobedroom units with no familysized homes and no car, no twocar garage. Uh it and essentially a mass maximum massing and maximum density. We chose to do something else. We chose to build 10 town homes, three to five bedrooms, three stories that matches the street because there's nothing on that street that has more than three stories. In fact, most of them are one and twostory buildings. Um providing 20 car garage 20 garage spaces unlike what essentially

could be zero garage. We think that that was very important for the community and the neighborhood and which we'll talk about in a moment. These are 3 to 3,700 square foot homes. They do include I believe that does include the garage spaces. So, it's a little bit important for us to note that uh it doesn't include outside space. Um it is family scale and it it is intended to be owner occupied and it does provide one moderate income a moderate income BMR unit which which would be a four bedroomedroom unit which is unusual uh for this uh community and it is compatible with the neighborhood. So um the neighborhood compatibilities was important to us and we fit it. Um it's a low-rise family scale neighborhood. Every building on the block is at least no more than three stories as I mentioned. And um you know by providing this with limited scale, we think we fit better into that neighborhood and hopefully begin uh to establish and pioneer essentially a a similar transformation by others. Um so we're solving a real need here which is familys sized for sale housing in this market. Um notably most other than the previous applicant that was here u where they did provide two and threebedrooms I believe half the units um we are essentially seeing that most Sanonteo product is is only providing one and twobedroom units. So we think that families need space and they need garages and they need outdoor areas uh to provide for their families. So what Pioneer Vista delivers is essentially uh private rooftop deck units, private second floor terrace terraces per unit,

uh twocar enclosed garages, three to five bedrooms versus the typical one to two. again for sale ownership, not rental. Although we won't restrict rentals, but we do plan to uh target the forale uh market. And as um uh uh the planner provided to you, that's the breakdown. Uh 10 units, two bedrooms, uh two two five- bedroomedroom units, uh four four bedrooms, uh and and the average is approximately 3,300 square feet. Um, a couple of sustainable features and family-friendly features to note. Um, solar will be on every unit above that covered area of the rooftop. uh private vegetation gardens, vegetable gardens will be installed in every one of those rooftop units uh with irrigation so that the residents can actually grow their own uh you know necessarily not necessarily their over all their food but uh whatever they wish to to grow over there. It is a half mile from the Hayward Park uh Calran as well. And as mentioned by um Steve, he Stephen, he he mentioned that there's 141 trips based on office use where it's only 72 trips uh based on residential use. So we're actually reducing traffic on the street. Um the 20 enclosed car garages were really important to the neighborhood. We delivered on that and uh it is a drought tolerant landscaping uh with approximately 1100 11,000 total square feet of outside private patios. Um so why do we need the waiverss? Uh well and we know that the state law requires it and the way to kind of look at this is that by delivering 10 units we are able

to deliver one unit of an actual unit rather than a fee in L. So we the whole target here is to at least establish 10 units and by and in order to do that we need the waiverss and I'll go over that in a moment why. Um so it starts with the affordability commitment as I mentioned one unit we want to deliver one unit the density bonus law is triggered as a result uh under 59915 and what that gives us is one concession and unlimited waiverss uh and the waiverss must be granted uh unless the city is able to prove that a specific adverse impact uh is actually going to occur on any one of those waivers and and such proof just doesn't exist here. Um, and the city bears that that burden of showing that that fact and um and that's been uh supported under uh Shriber versus the city of Los Angeles which is case law that is still prevailing and effective law. uh and the city staff to their credit has identified and confirmed this um and that they've uh agreed that the project meets the statutory criteria for all for one concession and the unlimited waivers. So the waivers are essenti one concession is the southside uh yard setback and then uh the three additional uh waivers that fall into the setback issue is that we're asking for these waivers u because without them we shrink down to uh less than 10 units. So the only way to really build the 10 units uh is to do it this way and to provide the twocar garages. We've tried every other way but this is the only way to really provide that. Uh and by having less uh units we can't give you you know we can't give the BMR unit you know

available. So the uh the parking in front of the setbacks is also necessary in order to uh uh provide the uh the two-car garage. Otherwise its denial would eliminate another unit and reduce parking. Uh the driveway frontage is also necessary uh with the townhouse uh requiring direct frontage otherwise there would be no way to get the cars in. You know it's important to note that these setbacks are not really very different than what it currently is. Right now there's two uh 10-ft driveways on the sides and otherwise that's the only setback there is. The building literally the the width of the property is 170 ft. the width of the pro is it physical building is 150. So there's only 10 foot of side uh driveways right now and that's what we're retaining. In fact on the south on the north side we're actually increasing it to 13 and 1/2 ft because we're giving that walkway that gets us to the back of the buildings for those other four units in the back rear entry. So it isn't much different than what currently exists. Um those other four uh waiverss from the ODS includes the pedestrian pathway. We're we're even though the uh suggested requirement on the ODS is 6 feet, we're uh we're providing 3T 8 in which is actually you know wide enough for all u um uh ADA compliance issues as well and and still gives us the ability to to provide the the uh uh the the driveway to the uh tandem units in the back. So the back four units get tandem spaces whereas the front uh six units get uh

direct access with sidebyside garages. Um the ground floor entry uh we need the uh sixoot rise in order to uh meet the current site grading requirements and it still provides uh accessibility and feasibility of of access uh especially for an ADA uh unit. Um the garage door orientation, we really need to face the front on the six units uh because otherwise we really can't get the 10 units into the complex. And um on the open space uh the three element requirement waiver is um compensated by hardscape and fixed seating that was presented by uh by plan by the planner. Um so without the waiverss the project really can't be built. Uh so each waiver is really kind of part of the integral integrated design and if you start eliminating one the cascade begins. Uh so for example uh without the reduced setback waiverss the building envelope shrinks we we lose a unit or two. Um if the front setback parking waiver is not granted the garages get eliminated the parking disappears. the uh if the driveway frontage waiver is denied, the vehicle circulation gets blocked, the garages become non-functional and if we therefore have less than 10 units, we cannot give the 10 uh% affordability and therefore the BMR unit is lost. And if that BMR unit is lost and the units can't be built the same way, the project may not be built. It's basically doesn't add to housing. No BMR unit and no improvements. this 1960 building could potentially continue to exist. It has some viability, but it it doesn't necessarily fit into the overall plan uh

for the area. So, as uh Stephen mentioned, I'm not going to go through this. Uh I think everybody knows about the state density bonus law, the HAA, uh the housing crisis act, SB 330, and as I mentioned, the SBER uh versus the city of LA, uh confirmed that the city bears the burden of producing substantial evidence of a specific adverse impact to deny any of those waiverss. And as we discussed, uh and I think it's confirmed, no such evidence exists. So therefore, approval is required by law. I just want to make sure you know that you have one minute and 40 seconds left. I'm almost done. I'm I'm like one one screen away from being finished. Addressing the neighborhood concerns was important to us. Parking was important. Even though we didn't require parking, we wanted to provide it. Uh the construction disturbance I think is addressed in condition 51. The sewer utility impacts will be tested and made sure that it continues. Concerns for building height and massing. As I mentioned, we just wanted to stay under the or within that three-story um total amount. Um transportation again 141 versus 72. It actually reduces. And so the staff recommendation approval we you know obviously we support it. We appreciate if uh the commission also supports it as well. um uh with the SPR tenative map density bonus waiverss and SQA exemption and consistency in the in the letter notes that's been uh derived and then the staff letter notes the standard physical preclude the development as designed the exact nexus for granting the waiverss. So we respectfully ask for the commission to approve it and um and allow us to continue with our project. Thank you very much. I'm here to answer any questions.

Thank you. Um, next we'll actually have public comment. So, any members of the public that are attending in person tonight that wish to speak on this item, please turn in your yellow request to speak slip to the clerk. Now, any members of the public who are joining via Zoom, please raise your hand now. through the chair. We have one request to speak in person. Great. So that will be three minutes.

Good evening. Nice to meet you all. Thank you so much for letting us have this opportunity to speak. Um so I'm Jeff. I live Jeff Smith. I live um at Plaza West. Uh the back of this property abutzar property. So, or the the multif family residential that that's right behind them. Um, I just want to say I actually support this project. I really appreciate they are keeping to a a three-story limit, not going up to five stories. That would kind of loom over us. We are also three stories tall. Um, I think the design is very attractive. I'm glad they in incorporated parking. Um, I I just mentioned two things. Uh, one, we do have a shared fence that is um aging. So if um if there's a need to replace that fence, I just I can put you in touch with our HOA and I think that we usually pay half the cost of that. So we can help with with the cost of that. Um and I would note that the sewer I think there's sewage drains through our property uh because we used to be Wyoming Court. So there's actual main sewer line is actually in our driveway. Um and the trees on our property have been uh invading that. So we have having some issues with that. think I wasn't there for the the um the the hearing they had when they reached out the neighborhood in the past. So, I'm not sure if that was what was mentioned, but I know that there's been some sewer issues um that may just need to be looked into to make sure that that needs to be, you know, improved as well if that if that's the case. But other than that, thank you for your time. I support the project.

Thank you for your comment. Thank you,

the chair. That is all our public speakers. Okay, great. Then we will go ahead and close the public comment. Um, next, are there any clarifying questions from planning commissioners? I'll throw it to Commissioner Shaml first. Thank you, Chair Patel. At this time, I have no clarifying questions. Thank you. Any commissioners on the dis? Yes, Commissioner Williams.

Uh, yes, I have a few questions. Um, so let's see. One of the things, move this a little closer. Um, I I have a question for staff. So, regarding density bonus laws, um these are very big units with a lot of bedrooms and I have a question about one of the couple of units, but um is it true that if units went to let's say reduced bedroom size like threebedroom units from a fourbedroom unit or something that they would still be 10 units and they would still be eligible for the um density bonuses? I mean the number of bedrooms does not prohibit that.

My understanding is the number of bedrooms um do not prohibit that commissioner.

Yeah. Okay. I mean I did a deep dive into the dimensions on the plans and you know they've designed a very tight um set of buildings that you know that there's not a lot of leeway for um and for anything. Um, so the other, so a couple other questions. One of the units is moderate income. We're used to seeing I I'm not used to that terminology, I guess. What exactly does moderate income mix mean? And can you can you explain what that means to in this setting as a as a for purchase unit?

Yeah. You know what? Let me pull up the I can give you an exact through through the chair. Um for a moderate income unit um that is um 80 to 120% of area and media income or AMI and that's that is consistent with our BMR program which when you have for sale units we want to target that moderate income category as opposed to um for rent units which would be um we would shoot for the low or very low income category. Do you know what that number is? I'm just curious. For 80% of AMI, for a family of four in Sonato County, it is $186,600.

Okay, thank you. Um uh then another question I had was um Oh, okay. Um, on the first on the units in the back on the first floor, I guess the middle units, I think it is. I I actually just found it the answer to my question, but I'd been looking at a different floor plan, I guess, that didn't have the room labeled. Um, I was wondering if they were an additional bedroom, but they couldn't be because there's no windows for light and ventilation and egress requirements, but I see now that they're labeled media rooms. What is that exactly? Yes, commissioner. That

Yes. Okay. Uh that is actually a meeting room would be like a a cinema theater room that would be closed and you know uh insulated from sound and light. Okay. So four of the unit four of the 10 units have that. That's correct. And they don't count as bedrooms. They're not in your bedroom count. No, they're not in the bedroom count. No. Okay. Um, then I mean some of these some of these are kind of minor questions, but

they you know it just it just goes to the fact that these are really large homes. They're like 3,000 square feet up to 3,700 square ft. That's a really big home. I guess if you subtract 400 square feet for the garage, it's, you know, actually the the tandem garages actually have about 550 square feet because they're longer than than would normally be required. Okay. But, you know, so I'm wondering about some of these things. Where do garbage and recycling and compost cans go inside the garages? There is an area that we've actually identified where the where the uh trash cans would be stored until they're taken out.

That brings to mind where my daughter lives. She she's in a condo and they have to keep their three containers for trash inside and parking is really something to get in there. And to be to be clear also the those garages are actually a little bit bigger than 400 square ft even in the front because we also have enough room to have the bicycles as well uh parked over there and there's plenty of room for the cars to be u come in and actually have circulation around it.

Okay. So, which is a little bit of a double-edged sword because my other question is um uh you know the front setback. Yeah, I know there I think it said that front setback is supposed to be 15 feet, but really in front of a garage it's supposed to be 20 ft. And so you're asking for 9T I think if I recall. Well, because we're not Yes. on a in a normal uh single family home that may be the case, but we're not actually planning for people to park uh another car in front, which is why normally you'll see 20 feet in front of a

right. I mean, if you were to if you have a two-car garage and you have a 20 foot landing space in the front of it, if you don't have that, you're and you park in front of the car of the garage to, I don't know, wash the car or do something in the garage or whatever, the car will be impeding the pedestrian um sidewalk. If you if you take the car out of the garage completely, that's correct. But so how do you like how will you address that? Because can't be uh can't be blocking the sidewalk for pedestrians,

right? Absolutely not. It's not intended to be. the HOA documents, the CCNRs will actually prohibit the uh the cars to be parked in front of the driveway or even the car being pulled out of the out of the garage halfway is not going to be allowed. So, either you use the garage in its entirety and leave the car inside the garage or you don't have any vehicles outside. The only reason you have that access way is to get into the garage. Okay. And I I did see on the site plan that it was like reduced for a little bit of landscaping or something.

Yes. because we're we're we're putting in two trees. And I I and this gives me an opportunity and I I know I had about 30 seconds left in my presentation. But uh one thing I did uh mention to uh the Stephen the planner uh this afternoon when I saw that the staff is recommending that additional tree in the center which is there's two trees in the sides and then there's a center that isn't a tree. One of the thoughts we have is instead of a tree, we have a public art requirement. We are uh really interested in working with the uh public art uh group to come up with a uh some sort of a a an art product that au something that we can commission and help to to commission that will be in front of there that could speak to uh you know our inspiration of the project. uh uh communal living, humanity, sustainability. Uh this is going to be all smart homes with a solar panel up on top. This is going to have uh uh many uh uh mini HVAC units, which is high efficiency. Um uh

yeah, it's just those those little those areas you're talking about with trees or andor art, are really not very big. So, you're trying to do a lot in a tiny little piece of ground. the the art the art that we envision is going to be more vertical and not very wide. In fact, we had some uh images that we would be happy to share uh with the commission if if they would like. Uh but the uh the goal would be to keep that uh and and the trees also would be intended to be higher and more vertical than than wide and they would be trimmed appropriately.

And there's how many trees? Like four trees. There's there's there's two trees in the front. There's a potent there's a potential tree in the in the rear. Uh and then there would be an art or or a tree potentially, but we prefer an art piece in the front as well. I mean, there's no there's no real trees now except there's only one tree right in the middle uh where it's actually blocked behind the elevator uh which is going to be removed. Okay. I know it's not my time to make comments, but I'll so I'll refrain. But I do have a couple other questions.

Sure. on the site plan on uh A1.02. It calls out pet relief area, but it looks like it's right next door to someone's unit and there is such minimal open space and landscaping on this site. Sure. That you've left that I look like somebody's going to be leaving letting their dog right next to someone's front door. So, where is that supposed to be exactly? Uh the pet rel. Yeah, it it says pet relief area. Yeah. And it's like right there's I can't see the leader line to where it goes. It's actually to the um the south side the east south side of the property. Okay.

It's only about you know probably like 2 to 3 ft wide. It's it's where the current fencing is that we were talk that was the neighbor was mentioning. But um so I think the leader

that may that may actually be re uh uh revisited by our team. Uh my architect may be on the on the uh uh the call here on a virtual level, but his name is uh Bradley Sugarman uh from the YA studios that's actually doing the architectural work. Um but there has been some discussion with building department to possibly change uh the configuration uh of the staircase and possibly the back area will be dedicated more towards a bio uh infilt infiltration system that may require us to eliminate the the pet area up there.

Okay. Um let's see. I won't go too much longer, but I let me see. else.

Uh talked about that skipped around a bit here. Um okay, I had one item that I wanted clarified on the density bonus letter. Let me see if I can find the letter real quick. And it was what happened. Um, so I could see on my screen I think it said I my note says at item nine I question mark. So okay.

Um, okay. Actually I it's been answered. You kind of clarified it already. It was about the landscaping and that that you don't have you're asking for a waiver to not incorporate the three specified design elements which I guess I think I think we met we met two but the third I don't think we were able to um those are all my questions for now. Thank you.

Oh I actually I did have one more that was that I didn't write down. So I do have one other question um and it again it's sort of a comment but I'll provide you with it as a question. Um, so the on the elevations there's um quite a few different materials.

Yes. Was there a like um you know there's a in some cases they're sort of um zoned um vertically like the gray is vertical and then it changes in the middle of the front elevation for instance and then at the rear elevation it sort of changes to like I think it was horizontal and then it um you know it was not consistent and I'm wondering what the kind of concept was

um it was actually a combination of suggested design modifications from uh the planning department and also my architectural team um or our architectural team. And it was also kind of to um enhance the articulation that was uh suggested in the ODS and in the general plan that that uh we we reviewed. Um, so it was kind of to to give it a little different articulation essentially. Okay. All right. Thank you. You're welcome.

Through the chair. Sorry to interrupt. We did receive notice that our stream is having trouble hearing. Just a reminder to speak directly into the mic. Thank you. Thank you, Commissioners Clef or Bush. Um, I did see uh Commissioner Shunle's hand up earlier, like he had an additional question. I don't know if that's the case. Thank you for calling that out. Commissioner Shunle, do you have any other questions? No, [clears throat] I um I had a question and it was answered uh with uh the response. Okay, perfect. Thank you. Commissioner Clafter, would you like to ask your questions?

Um, yeah. I I think I just had the um uh one question when looking at these uh the plans. I was kind of interested in the decision uh to include um these uh kitchenets on the ground floors um and uh kind of what the intention was for because I mean it's a pretty generous kitchenet scene. You got the um looks like full ranges there and like what's kind of with the living room and then there's there's a there's another there's a larger kitchen on the second floors of the units. I was just curious about the design intent.

Our our intent is to attract multi-generational families. Um uh depending on you know uh the family orientation and the size uh you can have potentially we we we actually were involved in the uh u the transformation of 25 mckaker uh which is just a block away uh where it went from rental to condominiums. uh our team actually did that uh conversion and when we sold units we actually saw uh a number of families have three generations uh living and so we tried to be accommodative for that purpose and so that's why we put in a kitchenet on the ground floor in case the grandparents uh wanted to have their own individual kitchen uh items. There's also uh more and more families uh want to have a second kitchen to do certain types of food preparations and then use the upstairs as a more of a serving area. So that's kind of our thinking about the opportunity to have a kitchenet in the down ground floor. So, so in that situation, would you envision like like separate living spaces or something or is that

uh in some cases where the living spaces would allow, we have bedrooms on the ground floor. Other cases it's just a den. Um so it really depends on uh the unit itself and and how what what kind of oper opportunities we had to provide a living space as well as a bedroom. Okay. Thank you. I think that was my only question for now. So, Commissioner Bush, I was just curious about the like [clears throat] materials on the outside if you know um I've been on the block a few times like to the masseuse down the down the lane and uh

um it just doesn't um there aren't other buildings on the block that have really any similar qualities that I have seen or um looking at Google Maps and just wondering if you thought about trying to have it blend a little bit more with their surroundings. You talked a lot about the height which it makes good sense and obviously we don't want to just be matching 1960s architecture but sure

you know maybe there's a middle ground. I think I think to be very candid, we we've used some of the same materials in other developments that we've worked with and we've developed and I I think to some degree the renderings are not quite right in terms of the color shades that it it's a lot more subdued than at the the stark way in which the renderings came out. Um it's not that much of a you know bright contrast. for example, the that red uh it's more of a tea color which is subdued and blends really nicely with with a black and a gray. So, um I wouldn't take too much to heart the renderings. It's it's a lot more it's going to be much more uh less aggressively stated. It's going to be more understated than that those renderings are showing. If that's your thought.

Yeah, that helps. Yeah. Um, teik is my wife's favorite wood, so I know what that looks like. And um, yeah, that sounds good. Okay, cuz I it does just seem like more maybe the word is like saturated than than Yeah, I think so. I think the u I would say the uh the we would it would be much duller in terms of the color uh the colors that are showing up on these renderings.

Okay, thanks. That was my question. Are there any other questions from my fellow commissioners? Nope. Okay. I um do not have any additional questions. I think my fellow commissioners addressed all of mine. So, shall we go into comments and discussion? Um Commissioner Shalco, I'm going to throw it to you first if you have any comments about this project. Yeah. Um I overall um like the project. I think uh [clears throat] appropriately named Pioneer Vista uh the applicant mentioned it. Um trying to get creative with uh what's out there. Um and seeing that [clears throat] there's a building that's um underused and uh kind of sitting vacant. Um, I appreciate the applicant finding a creative way to [clears throat] find um a solution to the other missing piece of housing, which is affordable housing. We need it. We have to have it. Uh, but there's that um middle housing for those who are looking for home ownership. Um, and this addresses that. And I think this is an opportunity for uh families that are looking to um grow and grow into a um a home. I think these are uh a great solution for that problem. Um because the affordable housing is being addressed. Um um and [clears throat] sometimes the the often uh forgotten about housing pieces is is the the middle of housing which is this is supplying. Um, I do like [clears throat]

uh that the applicant I I I appreciate that they didn't opt for the fractional unit in Luffy and instead um is delivering a BMR unit to the inclusionary housing. Um, I really appreciate that. And, uh, there's families who were, um, just short of, um, reaching home ownership and this, um, allows an opportunity for those families and, um, communities and, um, yeah, those are my comments. Uh, I support this project.

Thank you so much, Commissioner Williams. I guess we can go in the order that we ask questions. Yes. Um, thank you for to planning staff and to the applicant uh and uh online as well for the uh presentation. Um, I have been by the site to take a look and um and I've also read the density bonus letter and I'm aware of you know what the requirements are and what planning department can and what the and planning commission can and cannot do. Um, and so, you know, that's clear to us all. Um, I do have some concerns about the overall design and the specifically the site design of the project. I I actually think that you could meet some of the standard basic requirements by reducing the size of the units and, you know, with minimal changes. However, I understand it's difficult because, you know, as I said, I really dug into the math of the dimensions and, you know, a twocar garage. Um, I mean, you could you could minimize the two-car garages a bit, but you've basically minimized already the entryways into each unit there. There's not a lot of, you know, from the front door, there's a rather narrow hallway to the stairways. So you've you've really, you know, fit in all these units and then a driveway on each side and a three and a half foot wide pathway to get to your front door in the back and zero landscaping on the site. So to me, I I just feel that um these are large homes and if I was buying a large home um especially at market rate um which is not going to be affordable, I think there should be some room for some

trees and some landscaping on the site, not just on the balconies or the rooftop areas. Um you know, those are not easy to landscape and garden on shleing, you know, potting soil up to the roof. Um, I mean this could be provided with just a little bit of breathing room. I I think what you would have to do though, I mean, one option is that you reduce one or some of the units and lose a twocar garage and make it a onecar garage. And it's maybe it's not as large of a unit. It's it's not a four or five bedroomedroom house. Um, I mean, I I just think plants and trees provide biophilic design that provides so many benefits to our environment and I mean, you know, providing habitats for pollinators and birds and um, you know, storm water can drain back into the soil. I know you're going to have those planter beds for storm water drainage, but um it it just has very minimal extra room. And one of the things I noticed is that there's this really nice design on the main living level where you go from the kitchen and the dining room side and you go around the stairwell to the living room side. And that could be this lovely open modern space. But on the one side, you've got to go down a step and then up a step because you've got like 10ft ceilings there that you know even if you just went down to 9 foot ceilings, you'd have a shorter run of stairs which would be you know overall reduce the width of the overall building and then you'd have a flow all on one level instead of down one step, up one step. And so I just think that there's sorry

I just think that there are things that could have been done to provide a little bit better site design and it's it doesn't lose everything but you you'd have to lose a little bit here and there. Um, okay. regarding the exterior design of the building. Um I felt like there were um and maybe as you said it's the rendering and the changes would be more subtle than what they're um shown in the packet but I think that um there's a lot of unnecessary changes of in material and without knowing what the concept exactly was or is they seem a little arbitrary to me. The front view has exterior finished materials that are divided horizontally, but then the rear or maybe I have that wrong. Maybe it's the front is uh vertically and the rear is uh horizontally, but then you know there's a mix particularly along grid line E. There are three colors at that point. So, I really think that could be, you know, streamlined a little bit and like kind of created a little bit more of a tailored um uh aesthetic there instead of so many things. And it has a potential to really, you know, um be this sort of sleek modern building that has a level of detail, but not, you know, not so many different materials. Um, I like how the colors wrap around the corners, but then at some point then they change on the side views. So, I I think some more attention could be made to why they change somewhat arbitrarily to me. Um, the roof structure on the the roof terraces seem like a great design, a great idea. I mean, anytime we can get

outdoors, as I said, although it is it's a lot of stairs to get up there. Um, and they could be slightly less if the ceilings were not 10-ft high ceilings in this. Um, but I think that, um, the roof structure on the on the roof, it looks like a four-story building because of that. And I think I just wonder how necessary that is. Um, I I would want to make sure that you provide enough sunlight for, you know, the gardening aspect or, you know, just the the mild weather that we get here in Sonteo. Um, so I mean, I guess those are my those are I think I've touched on all the other things in my com in my notes here. So, those are my main comments. I think that I think there's room for improvement and I think there's room for um uh I I would I I don't like to see a building designed so tight that there's not a little room for some greenery and some you know some yeah a little extra on the outside. So okay those are my thoughts. Thank you.

Thank you Commissioner Williams. Commissioner Clefer. Yes. Um yeah. So it would say right off the bat um it's very interesting to see uh three, four, and even five bedroomedroom uh units. Um [clears throat] definitely pretty rare. Um and you know, we're always happy to see these larger units and and um we're definitely seeing [clears throat] haven't been seeing a lot of condos. We're seeing a lot of town houses. So, I understand, you know, um this is kind of in that same uh pattern that we've been seeing of of the town houses and and these are very very generous uh uh town houses. Obviously, lots of interesting um amenities included. Obviously, the um you know, parking of course, but then also I I see every unit has an elevator um if I'm reading this correctly. And then there's uh right there those are those are elevators right?

Yes there there are I think they're personal elevators commissioner.

Yeah those those like those round shoots that you know for single you know person elevators laundry shoots um lots of other nice things that one would want to have in a in a multi-story uh townhouse like this. Um so that's all very interesting stuff. Um and uh you know the multiple outdoor spaces. Um I mean these are all you know obviously very attractive elements. The the media rooms for the four units there. Um, I had asked about the the kitchenetss because um when I was first on the on the first floors because when I was looking at at this uh plans the first time and I was looking at units 2, three, four, and five in particular and I you know they they sort of um to me sort of that those downstairs levels sort of resemble like almost accessory units and um obviously I know the intention is not to have anybody um living down there. Uh but um you know there was a question about you know kind of generational multigenerational families which again is sounds great to me. Um, I feel like there, you know, future, you know, property owners, you know, might be tempted to have someone sleeping in there, which obviously it's not legal space. And um uh I I wish there was some way to get some light down there. Um because I think not only would that make those spaces more um attractive to be in um it would create more flexibility for um people in the future, you know, in terms of how they're using those spaces. And it's a very um kind of uh tight plan, especially in the middle there with the with the connections to the garages and the media rooms and the garage the the space for the for the garbage cans and things. So, it's obviously be very tricky to kind of get a light well down into those spaces. But um you know I think I think that's

something that that um and because you have those those uh sort of the cut through the center of the the structure with the with the second floor um you know kind of uh outdoor spaces there. You know there might be an opportunity to get some light down into those spaces somehow. Um even if it's not a you know secondary kind of egress or something like that just to get some light down in there. I think that might be or maybe even like a solar tube or something just to kind of get some extra light down in there, natural light. Um, Commissioner Cler, I actually would like to discuss this. So, um, because I had I had the same comment and and I think it might be worth actually engaging in a little bit of discussion about this topic.

Sure.

I noticed the same thing you did. Um, when I first looked at these plans, those four units with the media rooms, um, those look like accessory units because you have these kitchenets down there with a full range. And especially when you mentioned the idea is to attract an intergenerational family. What is happening on that ground floor? like grandma and grandpa are cooking down there separately from the family that's cooking in the kitchen upstairs, but they're not sleeping down there. Like it it doesn't make sense to me. I think what's going to happen is that media room turns into a bedroom, but it's not safe as a bedroom. There's no egress. There's no light. And so it [snorts] I I I'm worried about these being used as living space when that is not what they do not meet the code requirements for that.

Yeah. I mean, yeah, there is the elevators, you know, so, you know, you don't necessarily if like you have someone who's has some mobility issues, you know, like an older member of the family, they would be able to get upstairs, but I I do echo your concern about which I said, why would you have a second kitchen for grandma and grandpa, but not a place for them to sleep, don't they? I just feel like it's very, again, I think it's something that, you know, it it feels like a a temptation to use it that way is really what it comes down to. It's not so much intention right now. It's it's the temptation for for the future owner of that unit to put somebody have have somebody down there.

Yeah. Um and I'm not sure what the actual intent of those four media rooms is to be a media room, then I would I would suggest that [sighs] um that the design be changed to make it so that they can't be used as bedrooms, right? Like I I I don't know what the ceiling height is on the ground floor. Was it Did you say it's 10 ft? Well, it's 10 ft on the floor. Yeah, I I didn't look and see what it was on the ground floor. It was less than that. Yeah, I was going to say like put in a raed floor, right? Have two levels [laughter]

so that um you know, facing a wall where you would expect a large screen to go. So that um you know I've seen I've seen in homes that have media rooms there might be one or two levels of rake with like a couch on each level to kind of make it like a home theater environment and then if you have a raked floor it can't be used as a bedroom or at least not easily right. No that's true. I mean, I I don't necessarily want to, you know, I I I'd rather, you know, see something like a light well or something or something down there that actually, you know, makes it well, possible to do to use it. Would that satisfy the egress requirements?

No. Every sleep every room that is used for sleeping, the building code says must have a second exit, which is like a window. I mean, it has to be a window or a door. And in addition to the door from inside the house, there has to be direct egress to the exterior. Well, wouldn't would a wouldn't a light well with an operable window? Oh, a light well. I guess I guess I was thinking you were saying um like a

I mentioned solar I mentioned solar tubes, but you know, if you were going to if you're going to make it into a legal bedroom uh or or legal like or make it more possible to you have that function, a light well with an operable window, I think would satisfy that. My [clears throat] computer has given me a problem. It closed out everything and so I can't find the plan. Yeah, because I mean I'm just looking at this. There's a full bathroom. There's a full range. I'm seeing some some heads over here. Shaking. [sighs and gasps] Yeah. Just noting a light well would not serve for would not for Yes. Okay. Yeah.

Yeah. I don't know. I just feel like the temptation is going to be too great. I mean, I again, I can't open my plans. They something froze up here. Um, but the um a light well can work if if it directly accesses the outside and you have like, you know, but I I don't I this is land. It's all interior. It's there's no Well, but there there's a deck above the media rooms. Yeah. Oh, up. Is that what you're saying? There's a the the light wells are underneath the decks on the second level. Yeah, it it doesn't it has to be out horizontally

through the chair. I I think we have to focus on what the proposal is at hand. I mean, I think if there were building code violations or occupancy violations down the road, that would be addressed separately. Um, thank you. But um so just yeah I think going on the design proposal that's in front of the commission I guess what where the what the objective would be for this conversation. Yeah, I I'll just close. I I'll just

I mean I guess my question is is like I am concerned that these spaces are going to be used for sleeping when they are not safe to be sleeping spaces. And it seems to me that the way this works is that would be up for code enforcement to deal with. But that requires somebody reporting that [laughter] to code enforcement, right? And presumably the people who are violating the code aren't going to self-report to code enforcement. So like I don't know if there's any provision when you have a situation like this to like do proactive code checks.

Sorry, what was the question? like is there is there any scenario where the city does proactive like um spot checks to make sure that the code is being followed? I believe most of the code enforcement work is reactionary. I know in response to a complaint. Well, you also have you also have inspectors on site whenever you do work on the property, right? So, you have but once the work is done Yeah. Yeah. No, I mean like you have an electrician who comes to do some change your electrical panel. You have to get a permit from the city. The city sends an inspector. If the inspector sees that there's someone in the bedroom, the inspector can report it.

I'm just remembering like when we had a project before us that there it was an ADU and there was a dining room that was like one of these H, [laughter] you know, it it's begging to be used as a bedroom and it didn't have a secondary egress. Like it did though.

It Oh, that's right. It did have a secondary egress. Even still, I think planning worked with the applicant to widen the opening to the dining room so that it wouldn't fit. It would be too wide for a standardized door. So then it was like really obvious that it was a dining room and not a bedroom. Like I'm just wondering if there's anything that could be done here to not trigger the temptation to use a space for sleeping that shouldn't be used for sleeping. I don't think we can require anything, but but I would just say I'm really worried about this

and and I think and I I was looking um to our city attorney, assistant city attorney on this question. If there's genuine design concerns, I mean, the commission does have a continuence at its disposal if there's direction that um UC is wanting to provide to address this issue. um that that would be my si suggestion because I I depending on where you want to go with the conversation but if if there is a concern here and and I think

there are challenges I think as was highlighted with enforcement because even when you are doing proactive enforcement it's a fairly tough thing to prove because I mean we definitely do come across these situations where spaces that are not intended to be bedrooms are identified as such but um yeah I'm sure there's far more exist than we are enforcing Well, and I, you know, I think to your point, it um Chair Patel, it's um you know, the building it's it's in the building code for fire and life safety, you know, concerns. It's specifically in the event of a fire, you in the middle of the night when you're sleeping, you need to be able to crawl out the window and, you know, or get out of the bedroom somehow. And so it's not, you know, it's not just for, you know, the sake of having a window. It's

Yeah. It's for fire and life safety concerns. Chair Patel, could I chime in? Yes. Um am I correct in assuming or uh this will be this um will be under a HOA? Correct. Oh, that's an interesting question. I don't know. I know it's inappropriate. It's not part that was going to be my point. Can you please come to the Yeah, you please come to the microphone. Yeah. [laughter]

Um, so thank you for allowing me just to make a point. Um the HOA has a CCNR that is going to have very strict rules and whatever the code is will be reflected in those in that in that CCNR. So there will be an enforcement mechanism self enforcement within that community. Got it. And and that will be in there. That's what my point was. And and uh there's regular I'm not sure [clears throat] on how often, but there's usually fire inspections for the sprinklers. Yes, that's correct. An annual fire inspection. That's correct. Fire inspection will catch will catch that.

Okay. And the entire building is sprinklered. Every room is sprinklered. Okay. Okay. That makes me feel better. Yes. I I I think I think we had, you know, because we noticed this the other day and we had discussed it briefly with staff prior and I um and I I feel like again I think for me it's that there's a temptation there but um I think obviously I don't think the intention is there at the moment and I don't think that and I and I think that the the safeguards and the kind of the checks and things which were mentioned probably will um maintain a level of safety that would kind of prevent any issues. Okay, please continue with your questions. I interrupted you.

Oh, no, no, no, no problem. I mean, that that was I think that was the main thing that I that I had sort of noticed when I was looking at the the plans. Like I said, other otherwise, I think, you know, obviously these are again, I think these are going to be very attractive town homes. It's great to see um larger units. Um we're always we're always looking to see familysized units. So, um uh you know, I think um that you know, this is definitely a demand in the market for this size unit. Obviously, the density is not as great as it could have been. Um, and I know that that's, you know, something that we're always looking for is trying to, you know, um, meet our housing goals, uh, you know, in terms of numbers of units. But, um, uh, the family size units are always welcome to see. So, um, I'll just leave it there.

Thank you, Commissioner Bush. Uh I I don't have any additional comments other than to say another great density bonus letter in this packet for this particular project. So and I appreciate you walking us through it in your presentation as well because I do think it's important um for the reasons in some ways that Commissioner Williams raised of you know there's design concerns while you know those are required we're required to approve those um under the concessions and waiverss and I think your letter helps to articulate that as well. So, but otherwise I support the housing and all the things other people said. Okay. Thank you. I'm just going up to my notes. [clears throat] Any final comments from my fellow commissioners? Um, if not, I'll dive right in. Um, I think my first comment is going to be, I am so jealous of those rooftop living rooms. like saw those renderings and was like, "Oh my gosh, that is going to be um a fantastic amenity and a huge draw to this property." Um I agree with Commissioner Williams about what to me feels like I mean this is just a design opinion, right? um what feels like a disconnect between the amenities of the units and the amenities of the site. Because when I look at these homes that have in some cases, you know, five bedrooms or four bedrooms plus a media room, um with this beautiful rooftop living room with a little TV right outside, um these are luxury homes, right? Like a five-bedroom home is a luxury home. And I had the same thought you did, right? If I was investing in a five-bedroom home, like that's not going to be cheap [laughter]

in San Mato. I would expect a place to walk my dog, right? That's more than a couple feet wide. Um or I'd expect, you know, more than two trees. I'd expect a little bit of grass where my kids who are presumably if I'm buying a five-bedroom home I have a family can play a little bit. And so to me it feels like there's a little bit of disconnect in the design of the site and the units. And that's just my comment. Um I'm sure these will find owners, but it it might be it might turn out to be a little bit tricky. Um, I also think that it is really great to see some missing middle ownership opportunities in San Mato. Um, ordinarily we would say that the benefit of a missing middle ownership opportunity is to provide a more affordable entry point than the single family homes in San Monteo. It's why we hear so many uh public comments from people wanting more condos or wanting more town homes because you can buy a town home cheaper than you can buy a single family home. That said, a five-bedroom town home I think might not be that much cheaper than the two-bedroom single family homes in my neighborhood. So, I'm not actually quite sure like how this will end up uh penciling out on paper in terms of providing a more affordable price point. But, it is an ownership opportunity, a new ownership opportunity, and I think those are always nice to see. Um, I think I would perhaps respectfully disagree with the applicant about this project being a pioneer. Um it it is directly adjacent to another residential project, a condo building that is three stories tall. So I don't know that there is anything about this project that is um doing anything new or beyond what already exists in that area. Um the applicant noted that under the current

zoning, this project could have been um 22 units and five stories with no parking. um under SB79 that goes into effect on July 1st, this could have been 44 units and six stories and no parking. And so I think a true pioneer would have been more in that direction. Um this is within a half mile of a Cal Train station. And we know from some other developers that have been before us that when you're on the half mile border that um the occupancy of the parking the parking utilization tends to be one space per unit. So I do wonder if this will end up being overparked. But if it is going to have multi-generational families then maybe not. But that is all to say I think I think this actually could have been innovative if it wanted to be. It could have done more than 10 units. that could have gone higher than three stories. But that all aside, it's still a very lovely town home project that I think will um uh definitely bring some new life to that little culde-sac street. So, um I'm glad to see this uh go in. I support this project. It's always always nice to have some more new housing and some ownership opportunities in San Mo. So, those are my comments. Um, could we have the resolution on the screen again, please?

Uh, yes, Chair Patel. And also, as a note, um, staff did provide an additional recommendation to include an additional street tree, but the applicant suggested in lie of that providing public art. Is that something that the commissioners would like to discuss as an Yeah. How do we feel?

If I could make a comment first. Um yeah, I was looking at the sort of site plan. Um obviously there's there's like on the front of the property there's three sets of entrances with driveways in between. And I guess right now there's plans to have trees on the two entrances on either side of the center one. So I can understand why the applicant might want to have not want to have a tree there just visually kind of symmetry. Maybe not that like maybe do some some art piece or something there. It's like the center is of the of the of the facade is more visible from the street. I I think if I was a resident of one of those homes, I might appreciate a tree for some additional screening and shade and other things. So, I'm kind of not sure where I land on this question right now. And so, I welcome my other commissioner's comments.

Well, I think I made it clear where I stand on my answer. [laughter]

And I I I guess I just want to add one other comment be, you know, related to this, but before I go any further, like I I I feel like this project is um it it's potentially a great project, but it it's using the density bonus laws to get, you know, get rid of a lot of planning elements that have traditionally been important to the neighbors, the immediate community, you know, such as landscaping and trees and you know and there's very little room for any of that as as I've said and you know the parking where you'd encroach on the sidewalk if somebody accidentally parked in front of you know I just think they've used this to maximize and build 10 very large homes and utilize the dense state density laws density bonus laws um to you know to just max out the site with big homes. So, I I don't know. Again, going back to the art question, I think the trees would be better than art.

I I mean, depends on the art [laughter] through the chair. Actually, I think it's probably worth noting this location is in the public right away. So, I think actually we need to look if it's even feasible to put art in that location. It may not be feasible.

Yeah. I mean I I think I am leaning toward I would prefer a tree given the lack of landscaping on the site and for all of the issues shade cooling that have been mentioned. I think the other thing I keep thinking about is like these units are definitely going to have families. They're just so big and I'm again like I'm googling where is the nearest park to this location. It's Trena Park but Trena Park doesn't have a playground. So, if you wanted to take your kids to a playground, I don't I can't quickly find where you would even go. Barisford Park.

Yeah, you would have to go to Barerisford Park. And that's that's not a walk. That's a car ride, right? So, that's not an easy thing to do. Um, my kids love to climb trees. My kids also love to climb the public art. I I would say whatever it is should consider the fact that children will climb it and make it if it's art, it needs to be safe to climb art. [gasps and snorts] But yeah, I I'm I'm leaning towards agreeing with staff's recommendation that it be a street tree, especially given that it's public right away.

So, was that let me sorry, let me let me um be more specific about that. Was staff recommending an uh an amendment or an additional recommendation to the resolution about the additional street tree? Uh an additional condition. An additional condition. Okay. Are we do we have agreement on staff's additional condition? I'd like to hear from Commissioner Shaml as well if he has. Yes, I am I am in total alignment with the lack of the nature inspired design here. Um I would be in alignment with the rest of you all. Um in favor of a another tree.

Great. Okay. I think that's three for another tree. So why don't we include staff's recommended condition?

We need a motion. Could could the recommendation slide be put up, please?

Would anyone like to make a motion? I'll make a motion. I'll make a motion to adopt a resolution um with the additional recommendation of uh staff's recommendation to include an additional street tree. Second. Great. Helva, may we have a roll call vote, please? Vice Chair Cler, yes. Commissioner Shaml, yes. Chair Patel, yes. Commissioner Bush, yes. And Commissioner Williams, no. Okay. Motion passes 41.

Thank you. And I will go ahead and close that item. The last item on our agenda is reports and announcements. Do we have any reports and announcements from staff or our city attorney? the horse announcements. Yes, sorry.

Yeah, we've got a few. Um, give me just a sec. Okay, so um wanted to check in about upcoming meetings. Um, we have, uh, all of our upcoming meetings are anticipated to be happening. um the May 12th meeting um we are bringing an extension request to you for the block 21 project. Um so that's what's on the agenda for May 12th. May 26th um is a uh special use permit for a gas station convenience market at 1471 East 3rd. Um and then also a housing project um at 220 West 20th Avenue. So those are the anticipated agenda items for those meetings. Um uh it is 1471 East 3rd. [clears throat] Um and then we had a question um the first meeting in June on June 9th. Uh we have two items. Um one of which is also a housing project Nazareth Vista. Um and then we are also bringing the comprehensive zoning code um update as a study study session um to you all. And so wanted to I think one we wanted to confirm that you'll all be available for that meeting for all of the upcoming meetings. Um and two to find out if you would be open to starting uh the meeting at 6 p.m. because we anticipate a lot of content on the zoning code update.

What's the date again? Uh so that one is June 9th. So we've got May 12th, May 26th, and June 9th are the three next meetings. Um, are there any anticipated absences? No, I'm here. Yeah, I'm here and I'm open to starting at six or maybe even earlier knowing us and the comprehensive zoning code update [laughter] even though it's my husband's birthday. I'm open to starting. Does he want to come to a planning commission meeting? Going to be real fund.

Give give your loved one the gift of comprehensive zoning code study session. [laughter] Um I I will double check to make sure I don't think I'm absent that then I could start earlier than six even. But um I I do anticipate an absence in July. Okay. Noted. Yep. I'm good. Okay. Um great. then we will move forward with 6 p.m. is probably best, right? Yeah. Okay, great. Yes. Okay, [laughter] I fine.

Um, [gasps] great. Okay. And then some other meeting logistics. Um, we are finally going to be updating the chairs to go along with the new technology. Um, and so that will be the second meeting in July and the first meeting in August will be back in the oak room in the library. Um, and then the last thing on the agenda is that the boards and commissions application um I think we put this in our uh our e-news update, but um that has been extended to this Friday, May 1st at 5:00 pm. So there are u many positions available. So um if anybody is watching this meeting or if you want to let folks in your networks know that um there are positions available on the city's various boards and commissions and there's still time to apply um please do.

Great. Thank you. Any other reports or announcements? Nope. Then I will go ahead and adjourn the meeting. Good night. Good night all. Good night. Good night. Good night. Um, yeah, I will be I will be