Planning Commission - Regular Meeting

so so ¦ ¦ ¦ It's an adjustment for sure.

RECORDING IN PROGRESS.

THROUGH THE CHAIR WE ARE THROUGH THE CHAIR WE ARE READY TO BEGIN. READY TO BEGIN. THANK YOU. THANK YOU. WELCOME TO THIS REGULAR WELCOME TO THIS REGULAR MEETING OF THE PLANNING MEETING OF THE PLANNING COMMISSION THIS TUESDAY EVENING COMMISSION THIS TUESDAY EVENING MAY 26. MAY 26. I NOW CALL THIS MEETING TO ORDER. I NOW CALL THIS MEETING TO ORDER. PLEASE JOIN ME IN THE PLEDGE OF 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.

Haleva, would you please call the roll?

Chair Patel? Here. Vice Chair Klofter?

Here.

Commissioner Bush? Here. Commissioner Schumacher? Here. And Commissioner Williams?

Good evening and welcome. We are excited to be here in person with options for virtual participation. Thank you for your cooperation and for helping us maintain an efficient and accessible meeting environment. There are several ways to participate. For those 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 STAR 9 TO RAISE YOUR HAND AND WHEN CALLED UPON PRESS STAR 6 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. THE FIRST ITEM ON OUR AGENDA IS THE CONSENT CALENDAR. HALEVA, COULD YOU PLEASE READ THE CONSENT CALENDAR?

PLANNING COMMISSION MEETING MINUTES APPROVAL. APPROVE THE MINUTES OF THE REGULAR MEETINGS OF 1.2726 AND 2.1026.

THANK YOU. IS THERE ANY MEMBER OF THE COMMISSION WHO WOULD LIKE TO PULL ANY ITEM FROM THE CONSENT CALENDAR? SEEING NONE, ARE THERE ANY MEMBERS OF THE PUBLIC WHO WISH TO COMMENT ON ANY CONSENT CALENDAR ITEM? IF SO, PLEASE RAISE YOUR HAND NOW IF PARTICIPATING REMOTELY OR SUBMIT YOUR YELLOW REQUEST TO SPEAK SLIP. THIS IS FOR CONSENT CALENDAR ITEMS ONLY.

Do we have any requests for comment? Through the chair, we do not have any requests to speak.

Okay, thank you. I will go ahead and close public comment for the consent calendar. Do we have a motion and a second from the commission to approve the consent calendar?

Motion to approve.

Second. Thank you. Haleva, could you please take a roll call vote?

COMMISSIONER SCHAMKUL.

YES.

COMMISSIONER BUSH. YES. CHAIR PATEL. CHAIR PATEL. YES. YES. VICE CHAIR KLOFTER. VICE CHAIR KLOFTER. YES. YES. COMMISSIONER WILLIAMS. COMMISSIONER WILLIAMS. YES. YES. MOTION PASSES 5-0. MOTION PASSES 5-0.

THANK YOU. THANK YOU. THE NEXT ITEM ON OUR AGENDA IS THE NEXT ITEM ON OUR AGENDA IS PUBLIC COMMENT. PUBLIC COMMENT. THIS IS THE GENERAL PUBLIC THIS IS THE GENERAL PUBLIC COMMENT. COMMENT. MEMBERS OF THE PUBLIC WISHING TO MEMBERS OF THE PUBLIC WISHING TO COMMENT ON ANY ITEM NOT COMMENT ON ANY ITEM NOT APPEARING ON THE AGENDA MAY APPEARING ON THE AGENDA MAY ADDRESS 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 CHAMBERS AND WISH TO SPEAK TO AN ITEM NOT ON THE AGENDA, PLEASE SUBMIT YOUR YELLOW REQUEST TO SPEAK SLIP TO THE CLERK NOW. IF YOU ARE ONLINE AND WISH TO SPEAK, PLEASE RAISE YOUR HAND NOW. DO WE HAVE ANY COMMENTS FOR GENERAL PUBLIC COMMENT? DO WE HAVE ANY COMMENTS FOR GENERAL PUBLIC COMMENT?

THROUGH THE CHAIR THERE ARE NO THROUGH THE CHAIR THERE ARE NO PUBLIC COMMENTERS. PUBLIC COMMENTERS.

OKAY. OKAY. THANK YOU. THANK YOU. I WILL GO AHEAD AND CLOSE THE I WILL GO AHEAD AND CLOSE THE GENERAL PUBLIC COMMENT. THE NEXT ITEM ON OUR AGENDA IS THE PUBLIC HEARING. THE NEXT ITEM ON OUR AGENDA IS THE PUBLIC HEARING. 1471 E. 3rd AVENUE SERVICE STATION 1471 E. 3rd AVENUE SERVICE STATION CONVENIENCE MARKET EXPANSION PA CONVENIENCE MARKET EXPANSION PA 2025-055. 2025-055. WE WILL START WITH A STAFF WE WILL START WITH A STAFF PRESENTATION AND APPLICANT PRESENTATION PRESENTATION AND APPLICANT PRESENTATION FOLLOWED BY 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 THE CHAIR MAY ASK 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 OF THE PLANNING COMMISSION CAN BE APPEALED TO THE CITY COUNCIL WITHIN 10 CALENDAR DAYS CAN WE GO AHEAD AND HAVE THE STAFF PRESENTATION PLEASE

Okay. Good evening, Chair Patel and members of the Planning Commission. My name is Steven Lozarago. I'm the assistant planner here and the staff planner for this item before you this evening. This is a public hearing for 1471 East 3rd Avenue, a special use permit in order to expand a service station convenience market. The project is located at 1471 East 3rd as shown in red on this aerial map. The site is near the 3rd Avenue exit off of Highway 101, and the site is currently developed as a gas station with a structure containing a convenience store and previously featured an auto repair bay. The surrounding land uses include commercial structures, multifamily residential, and single family residential buildings. The project site outlined in red is just under a quarter acre in size. It has a general plan land use designation of mixed use medium one and a zoning designation of R4, which is the high density multifamily residential zoning district. Beginning with project history, the applicant previously submitted a building permit in 2024 to remove the auto repair bay and relocate the existing convenience market within the structure. Later on though, the applicant then held a neighborhood meeting in May of 2025 in advance of submitting a formal special use permit application in July of 2025. As I just mentioned, the applicant began the project over a year ago by submitting a building permit to do interior modifications to the structure in order to relocate the convenience retail space, construct an ADA-accessible bathroom within the building, and also remove the auto repair bay. The original building permit consisted of those interior renovations and the installation of new doors, the exterior, which are located down here. At the time, the convenience market was not to increase in size and to maintain the same amount of retail space as before the renovation, which was approximately 189 square feet. And the rest of the building would be used as storage space. And then other than that, the project also included an ADA-accessible parking space as well. The proposed project will expand the convenience market floor area to roughly 545 square feet of retail square footage. There will also be storage rooms, including a new freezer or a cooler fridge room back here. No exterior changes are proposed to the structure as the door to the shop was previously approved. And so the structure will maintain approximately 1,000 square foot size. This image shows the site plan showing that there's no changes to the primary structure at all, nor to the gas station canopy. However, there are a couple of minor exterior modifications to one, modify the trash enclosure to clean it up a little bit, and also to remove this shipping container that is a condition of approval. And as also you can see here where the location of the van accessible parking spot is located. This project requires a special use permit in order to expand the convenience market since the use is nonconforming to the zone. So this is a residential zoning district. The SUP is also required for any mixed use convenience market or slash service station in general. Under the zoning code, the project falls under these applicable zoning code sections. While zoned for residential, a service station has operated here since at least 1952, making it an existing permitted but non-conforming use. Under the non-conforming buildings and uses section of the code, a non-conforming use can be changed or expanded under the issuance of a special use permit. In this case, the previous auto repair business can be converted into an enlarged convenience market if the appropriate findings are made. Under the mixed use convenience market automobile service section code section, service station code section, sorry. Such businesses require an SEP with planning commission approval, plus additional requirements state that the business has to be at least 100 feet away from a residential district. And furthermore, there are additional requirements such as having an attendant on duty, a litter control plan, a crime prevention plan, which includes alarm systems, which are conditioned to be coordinated with the San Mateo Police Department. The use shall also not have any detrimental impacts to the surrounding neighborhood. And I'll also note too that there are some additional standard conditions of approval regarding alcohol sales and use onsite. And those are standard based off of the city code and police department requirements. However, the project is not proposing to have alcohol sales at this time. Under the required findings for special use permits, staff has also determined that the use is similar, or one, similar to the existing use that has been operating for decades, and two, would not impact public health, safety, or welfare, and that the proposed use would actually result in a net reduction of potential noise, odor, fumes, and other environmental impacts that the auto repair business would emit to the property. THE PROJECT PROPOSES 10 TOTAL PARKING SPACES. PARKING SPACES. THE PROJECT MOST CLOSELY ALIGNS THE PROJECT MOST CLOSELY ALIGNS WITH THE RETAIL STORE REQUIREMENTS WITH THE RETAIL STORE REQUIREMENTS UNDER THE CITY'S PARKING UNDER THE CITY'S PARKING SCHEDULE AND WOULD REQUIRE SIX SCHEDULE AND WOULD REQUIRE SIX SPACES BUT SINCE THE RETAIL SPACES BUT SINCE THE RETAIL COMPONENT IS MOSTLY FOR THE COMPONENT IS MOSTLY FOR THE CONVENIENCE FOR THE FUEL PUMP CONVENIENCE FOR THE FUEL PUMP USERS THERE ARE EIGHT EXISTING USERS THERE ARE EIGHT EXISTING SPACES LOCATED AT THE GAS PUMP plus two of the other including the ADA accessible space located next to the building for a total of 10. The city reviewed the project in accordance with the California Environmental Quality Act and determined that the project meets the criteria to be categorically exempt from CEQA pursuant to section 15301 because it is a modification to an existing facility. In regards to public comments, one neighbor attended a neighborhood meeting that the applicant held back in May of 2025. They provided comments stating that they were supportive of the project, but had other comments about the adjacent intersection, which is outside of the project scope, and the project would not impact circulation to the adjacent intersection as well. For tonight's meeting, staff has completed all standard noticing procedures as listed on this slide. And at the time of the staff report was published, staff did not receive any written comments. With that staff recommends that the planning commission adopt a resolution approving the special use permit for the expansion of a mixed use convenience market within an existing service station structure and find that the project is categorically exempt from the California Environmental Quality Act pursuant to section 15301 based on the findings for approval and subject to the conditions of approval. This concludes staff's presentation. I'm available to help answer any questions that the Planning Commission may have. And the applicant is here this evening and will be able to provide some remarks about the project and answer any questions too. Thank you.

Thank you so much. If the applicant has a presentation or remarks prepared, can we please have those now?

I'm here tonight, Tom Gallagher. I'm on behalf of the Chevron station, which, first off, if you may or may not know, they're all independently owned. I'm here tonight with the owners of the station, Mr. Keaton Erhan. So this project actually started to get underway, and I hate to use this term that we use it all the time, though. just before covet hit and we came to the city we came we started talking about some needs when mr nerhan originally purchased the property his first issue was the fact the the access was not conducive to current ada accessibility the bathroom the door parking spaces etc WE MET WITH SOME OF THE CITY OFFICIALS, AND THEN COVID HIT, THEY SAID LET'S PUT THIS ON THE BACK BURNER, WE'RE REWRITING THE WHOLE PROCESS ANYWAY, AND WE'LL ADDRESS IT AGAIN. IN THE MEANTIME, MR. NURHAN RECEIVED A LAWSUIT FOR NOT HAVING ADA ACCESSIBILITY. WE CAME DOWN, WE MET WITH THE ZACH AND OTHER PEOPLE WITHIN THE CITY PLANNING, VERY ACCOMMODATING. OUR ORIGINAL PLANNER WAS SUMMER. WE SAT DOWN, WE FIGURED OUT A WAY THAT HOW DO WE MAKE THIS PLACE ADA ACCESSIBLE AND KEEP IT WITHOUT HAVING TO COME TO THE COMMISSION TO GET SPECIAL USE PERMITS. So we worked that all through, and then we realized, look, we have an additional about 300 and some square feet available to use. And rather than just having it walled off the way that it currently is, come to the commission to talk about can we use that additional space, which is essentially going to have a walk-in cooler, takes up a large portion of it, and then put in a coffee bar, coffee station, I guess, for the customers. THERE'S NO REAL CHANGE IN THE TYPE OF CUSTOMER THAT COMES INTO THE STORE. IT'S JUST OFFERING A MORE VARIETY OF ITEMS FOR THEM TO PURCHASE. THE NEIGHBORS SEEM TO BE VERY SUPPORTIVE AS THEY COME IN AND THEY'RE CONTINUING ASKING US, WHY DON'T YOU JUST PUSH YOUR STUFF OUT FURTHER THAN THIS LITTLE ZONE THAT YOU HAVE AND WE'VE WALKED THEM THROUGH WHAT THIS PROCESS IS. Like Steven said, and I really appreciate Steven's help on this because it is kind of an unusual project. I believe what happened was the gas station was there before the whole area got rezoned and that's why it's in this residential specific area. But long story short, we've done as much cleaning as possible. We've already removed the container that Stephen had recommended. And the only reason we didn't close off the garbage area is just to make sure we could conform with whatever type of gates that you want to put on that location. So I'm available for any questions, but.

Thank you. We'll go ahead and open public comment on this agenda item. So if you are in chambers and you wish to speak on this item, please submit your yellow request to speak slip to the clerk now. If you are following along online and you wish to comment on this item, please raise your hand now.

Through the chair, there are no requests to speak.

Thank you. I will go ahead and close public comment for this item. I'll look to my fellow commissioners to ask if you have any clarifying questions for staff or the applicant. Yes, Commissioner Williams.

I have one question. Basically, REMIND ME WASN'T THERE DIDN'T WE SEE THIS BUILDING PREVIOUSLY FOR SIGNAGE. I JUST I'M JUST TRYING TO REFRESH MY MEMORY.

YES I CAME AND DID A PRESENTATION AND WE SWITCHED IT FROM AN ALLIANCE GAS STATION TO A CHEVRON. OH SO YEAH WE DID THAT WE WE REMOVED ONE SIGN THAT THE COMMISSION ASKED US TO REMOVE. OKAY RIGHT. AND PUT IN A DIFFERENT SIGN ON THE CORNER.

OK. And yeah, thank you for that. I just was trying to remember when we'd seen this.

Any other questions from my fellow commissioners? Nope. Any comments from my fellow commissioners? No? Commissioner Bush?

Yeah, I live on this side of the highway and drive past the gas station all the time. I think it's going to be a great add. It's definitely something that's missing in the area, like a little mini mart. So I wish it success.

Thank you.

Anyone else? Nope, I will second Commissioner Bush's comment. I live within walking distance of two convenience stations and it's so nice when you've run out of eggs or run out of milk to just be able to walk a block and grab the one thing you need. So I think it's gonna be great for the surrounding residential community. Perfect. All right, if we have no other comments, can we get the resolution back on the screen and then I will ask for a motion. WOULD ANYONE LIKE TO MAKE A MOTION? MOTION?

I'LL MAKE A MOTION TO ADOPT I'LL MAKE A MOTION TO ADOPT THE RESOLUTION. THE RESOLUTION. SECOND. SECOND.

THANK YOU. THANK YOU. MAY WE HAVE A ROLL CALL VOTE MAY WE HAVE A ROLL CALL VOTE PLEASE? PLEASE?

VICE CHAIR KLOFTER? VICE CHAIR KLOFTER? YES.

YES.

COMMISSIONER BUSH? COMMISSIONER BUSH? YES.

YES. CHAIR PATEL? CHAIR PATEL? YES. YES. COMMISSIONER WILLIAMS?

COMMISSIONER WILLIAMS?

YES.

YES. AND COMMISSIONER SUMPKILL? AND COMMISSIONER SUMPKILL? YES. YES. MOTION PASSES 5-0. MOTION PASSES 5-0.

THANK YOU SO MU ALL RIGHT. WE WILL GO AHEAD AND MOVE TO THE WE WILL GO AHEAD AND MOVE TO THE NEXT ITEM ON OUR AGENDA. NEXT ITEM ON OUR AGENDA. ITEM NUMBER 3, 220 WEST 20th ITEM NUMBER 3, 220 WEST 20th AVENUE, A NEW MULTI-FAMILY AVENUE, A NEW MULTI-FAMILY RESIDENTIAL DEVELOPMENT. RESIDENTIAL DEVELOPMENT. PA-2025-063. PA-2025-063. WE WILL START WITH THE STAFF WE WILL START WITH THE STAFF PRESENTATION FOLLOWED BY THE PRESENTATION FOLLOWED BY THE APPLICANT PRESENTATION AND THEN 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 AND THE COMMISSION WILL ASK CLARIFYING QUESTIONS, DELIBERATE AND RENDER A DECISION. IF A DECISION IS MADE TONIGHT, THE DECISION OF THE PLANNING COMMISSION CAN BE APPEALED TO THE CITY COUNCIL WITHIN TEN CALENDAR DAYS. AND WHEN YOU'RE READY, WE CAN GO AHEAD AND START WITH THE STAFF PRESENTATION.

So tonight you are being asked to consider making a recommendation to the city council for a proposed new multi-family development at 220 West 20th Avenue. So this slide just provides an overview of my presentation tonight. I'll be speaking to a brief overview of the project background, then digging into code and policy review, then on to the public noticing requirements and public comments received prior to packet distribution tonight, and then ultimately a recommendation for consideration. OK, SO BEGINNING WITH THE PROJECT HISTORY, THE APPLICANT FIRST SUBMITTED A PRELIMINARY APPLICATION UNDER SENATE BILL 330 BACK IN APRIL OF 2025. FOLLOWING SUCH, THEY THEN HELD THEIR REQUIRED FIRST NEIGHBORHOOD INFORMATIONAL MEETING ON MAY 15, 2025. THERE WERE APPROXIMATELY 35 ATTENDEES AT THAT MEETING. SUBSEQUENT TO THAT THE FORMAL APPLICATION WAS SUBMITTED TO THE CITY ON MAY 16TH OR EXCUSE ME AUGUST 1ST 2025. This slide depicts the location of the project site outlined there in red. The project is just a few properties down here from City Hall and is located within one half mile of the Hayward Park Caltrain Station. Circled there in yellow on the upper right hand side of the screen. The site does abut existing multifamily buildings to the west and the north. The Elks Lodge and an office building to the south or across the street and the Shriners facility directly east of the site across Elkhorn Court. SOME MORE LOCATIONAL INFORMATION ON THIS SLIDE HERE. ON THIS SLIDE HERE. THE COLORS DEPICT THE EXISTING THE COLORS DEPICT THE EXISTING ZONING DESIGNATIONS THAT SURROUND ZONING DESIGNATIONS THAT SURROUND THE PROJECT SITE WHICH AGAIN IS THE PROJECT SITE WHICH AGAIN IS HIGHLIGHTED THERE IN RED. HIGHLIGHTED THERE IN RED. IN TERMS OF LAND USE DESIGNATIONS IN TERMS OF LAND USE DESIGNATIONS FOR THE PROPERTY THE GENERAL PLAN FOR THE PROPERTY THE GENERAL PLAN DESIGNATES THIS SITE AS RESIDENTIAL DESIGNATES THIS SITE AS RESIDENTIAL MEDIUM TWO AND THE ZONING MEDIUM TWO AND THE ZONING DESIGNATION HAS THIS SITE LISTED AS DESIGNATION HAS THIS SITE LISTED AS EX SO THE 1.54-ACRE SITE IS PART OF A 2-UNIT CONDOMINIUM PLAN THAT WAS CREATED BACK IN 2012 WHEN THE ABUTTING EXISTING LARK APARTMENT BUILDING WAS APPROVED. SO IT'S LOCATED ON ONE PARCEL THAT CONTAINS TWO LOTS, INCLUDING THE PROJECT SITE, AGAIN, OUTLINED THERE IN RED. EACH LOT WITH THEIR OWN ASSESSOR'S PARCEL NUMBER OR APN AND EACH THAT SHARE A 23-FOOT WIDE COMMON SPACE TO THE VERY LEFT SIDE OF THAT RED SQUARE THAT YOU SEE THERE. THAT 23-FOOT WIDE COMMON SPACE IS CURRENTLY UTILIZED AS A SHARED EMERGENCY VEHICLE ACCESS OR EVA. that shared access would continue to remain. So now getting into an overview of the actual project description itself. So the development does propose to demolish the existing office building and construct a new seven-story, 232-unit residential apartment building. Of those 232 residential units, there's a mix of studio one, two, and three bedrooms. And of those units, 23 are dedicated as below market rate inclusionary housing units for very low and moderate income households. THIS SLIDE HERE SHOWS THE FIRST FLOOR PLAN OF THE PROPOSED DEVELOPMENT AT THE BOTTOM OF THE SCREEN. IT'S WHAT'S CALLED THE FRONT OF THE BUILDING ALONG WEST 20th AVENUE. WORKING YOUR WAY AROUND TO THE RIGHT YOU CAN SEE THE RIGHT SIDE OF THE BUILDING WHICH FACES ELKORN COURT WRAPPING UP AND TO THE TOP THE REAR OF THE BUILDING. And then down on the left in that green strip there is that 23 foot wide EVA that I was just previously describing to orient this site plan here. So primary pedestrian and vehicular access to the subterranean, partially subterranean parking garage is along Elkhorn Court. That big gray in the middle indicates the parking garage there. Although under assembly bill, 2097 no parking is technically required since the site is within half mile of the transit station the project does however provide 277 on-site parking spaces eight of which are proposed to be reserved for visitors with the remaining spaces to be dedicated to the residents of the proposed building AGAIN, OF THOSE 277 SPACES, 21 OF THEM ARE PROPOSED AS MECHANICAL HORIZONTAL PARKING SLIDERS. THERE IS SHORT AND LONG-TERM ON-SITE BICYCLE PARKING ALSO PROVIDED. Describing a bit of the open space amenities, what this plan here shows is the proposed landscaping plan at multiple levels of the building, and I'll explain that a bit more. So the open space amenities do include a mix of private balconies for the units, shared courtyards for all residents at the third, fourth, sixth, and seventh story, a swimming pool and spa, and an onsite dog run. Other on-site amenities include a club room, a fitness center, Wi-Fi lounges, and a leasing office at the ground level. In terms of trees, there's 27 existing on-site trees. Nine of them are existing heritage trees. All 27 are proposed to be removed. The proposed plan set does include 63 new trees to be planted. Of those 63, 34 are at the ground level. And lastly, there is a conceptual public art piece proposed. It's shown as that little red square on the bottom right of the screen at the corner of West 20th Avenue and Elkhorn Court. SO MOVING INTO THE REQUESTED ENTITLEMENTS THAT THE PLANNING COMMISSION IS BEING ASKED TO CONSIDER MAKING A RECOMMENDATION UPON TO THE CITY COUNCIL TONIGHT ARE TWO ELEMENTS, A SITE PLAN AND ARCHITECTURAL REVIEW OR SPAR PERMIT FOR CONSTRUCTION OF A NEW RESIDENTIAL BUILDING. AND SECONDLY, A SITE DEVELOPMENT PLANNING APPLICATION FOR THE REMOVAL OF THE REQUESTED HERITAGE TREES AND GRADING TO ACCOMMODATE THE BUILDING. So next, I'll be moving into speaking to the various codes and regulations that are applicable to the project, both local policies as well as state laws. Um, under the city's general plan, the project was reviewed against this designation of residential medium two, which allows up to 99 dwelling units per acre and up to six stories. So through application of state density bonus law, which I'll be discussing in a little bit more detail later in the presentation, the application is proposing a density of 151 dwelling units per acre up to seven stories. The site, as I mentioned previously, has a zoning designation of Executive Office Multiple Family High Density Residential, in which the city's R4 zoning standards are applicable. So as you can see here in this table, the project does not meet some of the otherwise standard requirements as required by the zoning ordinance. The project, excuse me, does, NOT MEET THE FRONT, SIDE, OR REAR SETBACKS, SOME OF THE MINIMUM OPEN SPACE DIMENSIONS, NOR AS I MENTIONED, THE MAXIMUM ALLOWABLE BUILDING HEIGHT OF SIX STORIES OR DENSITY. EVERYTHING THERE SHOWN WITH AN ASTERISK IS NOTED AS A REQUESTED WAIVER UNDER STATE DENSITY BONUS LAW, WHICH AGAIN I'LL BE DISCUSSING FURTHER IN MY APPLICATION, IN MY PRESENTATION. SO THIS SLIDE HERE SUMMARIZES SOME OF THE OTHER HOUSING LAWS THAT ARE APPLICABLE TO THE PROJECT. SENATE BILL 330, THE HOUSING CRISIS ACT, WHAT THAT DOES IS ALLOW DEVELOPMENT STANDARDS AND A FEE STRUCTURE TO BE FROZEN AT THE TIME THAT A PRELIMINARY APPLICATION IS DEEMED COMPLETE. The Housing Accountability Act, this limits a local agency's ability to either deny or reduce the density, renders certain housing development projects infeasible if the objective standards are being met. Assembly Bill 130 is a somewhat more recent assembly bill that has been passed relative to application of the California Environmental Quality Act or CEQA. This provides an exemption for certain housing development projects that meet specific criteria. And then lastly, I have spoken about Assembly Bill 2097 or AB 2097, which removes minimum parking requirements for projects within one half mile of a major public transit stop. So getting into the project's proposal to apply state density bonus law. So specifically, the project is proposing 15% of their allowable base units. That would be under standard general plan application, which for reference would have been 153 units. OF THOSE 15, THEY ARE PROPOSING 15% TO BE DEDICATED TO VERY LOW INCOME HOUSING. DOING SUCH ALLOWS THE APPLICANT BY RIGHT UNDER STATE DENSITY BONUS LAW A 50% DENSITY BONUS INCREASE. COMBINED WITH THE PROPOSAL ALSO OFFERING TO ADD AN ADDITIONAL 5% OF THOSE 153 BASE UNITS For moderate income households, it entitles the applicant to an additional 20% density bonus increase. So it follows that under the application as proposed, the applicant would be allowed up to a 70% density bonus increase. That would equate to 261 dwelling units. And as I mentioned, the application is proposing 232 dwelling units, so under the maximum allowable under state density bonus law, which would be a 51% density bonus increase. So along with the increased density under state density bonus law, the application is also entitled to reduced parking standards, up to three concessions or incentives, and an unlimited amount of waivers. So now while no concessions are being requested under the application, nor is any parking required, the applicant is proposing 14 waivers from both standard zoning development regulations as well as a few waivers to the city's objective design standards, which I'll be speaking to also momentarily. SO THE PROJECT IS SUBJECT TO THE CITY'S BELOW MARKET RATE INCLUSIONARY HOUSING PROGRAM WHICH WOULD REQUIRE 15% OF THE TOTAL UNITS TO BE DESIGNATED TO LOW INCOME HOUSEHOLDS OR 23 UNITS TOTAL. AND AS I ALSO HAVE ALREADY MENTIONED, ALSO SUBJECT TO THE CITY'S OBJECTIVE DESIGN GUIDELINES OR OBJECTIVE DESIGN STANDARDS WHICH ARE DESIGN GUIDELINES FOR MID-RISE BUILDINGS SUCH AS THE APPLICATION PROPOSED. Getting into the design review discussion, I'll just orient the images here on the slide. So the topmost image is a rendering taken from the 20th Avenue. You can see, if I'm scrolling my mouse here, kind of on the left. It then turns the corner to the right side of the building, which faces Elkhorn Court. The middle rendering shows the left side of the building. Down here at the bottom is that 23-foot wide shared common space being utilized as an emergency vehicle access or EVA. And then here is the 20th Avenue elevation around the corner here. And then the bottom-most rendering shows the rear of the building. And then turning the corner, another rendering of the right side of the building facing Elkhorn Court. So the project was reviewed against the city's objective design standards for multifamily mid-rise buildings. The overall architectural style can best be described as contemporary in nature in its approach. The West 20th Avenue elevation proposes to create variety with staggered massing between five and seven stories while attempting to unify and wrapping around the Elkhorn Court street frontage through the same detailing at the decks and wall materials and window properties, proportions, I should say. The overall massing, as I mentioned, is a mix between five to seven story elements with the seventh story stepped back 42 feet from 20th Avenue. On the west or the left side facing that shared EVA, there is a six foot step back at the third floor and an eight foot step back around the entire building at the seventh floor. There are a series of waivers from some other standards that also I will be speaking to momentarily. This slide provides the overall proposed color and material board for the building in its entirety. So the body of the building is a mix of finished materials with the predominance of a smooth plaster stucco finish. It also integrates a two-story brick base along the corner of the building at 20th Avenue and Elkhorn Court facade. There's a wood grain metal siding along many of the units and at their balcony facades, and a gridded window pattern of a dark bronze vinyl accented with smooth stucco foam trim. In terms of the overall colors, the building proposes a neutral palette of various cream, taupe, and brown tones. OKAY, SO GETTING INTO THOSE REQUESTED WAIVERS UNDER STATE DENSITY BONUS LAW, THIS TABLE HERE OUTLINES THE WAIVERS THAT THE APPLICATION IS REQUESTING. AGAIN, BOTH SOME ARE FROM ZONING DEVELOPMENT STANDARDS OR SOME ARE FROM THE CITY'S ADOPTED OBJECTIVE DESIGN STANDARDS. AS IT IS REQUESTED AND FOUND THE STANDARD APPLICATION OF THESE REGULATIONS WOULD RESULT IN A NECESSARY DECREASE IN THE BUILDING SIZE WHICH SUBSEQUENTLY WOULD RESULT IN A LOSS OF RESIDENTIAL UNITS THAT OTHERWISE WOULD BE ALLOWED UNDER STATE DENSITY BONUS LAW. With the ODS or objective design standard requested waivers, the applicant is proposing partial compliance with some of these standards to the extent feasible in terms of massing breaks, horizontal and vertical wall breaks, and recesses and setbacks. Relative to the waivers under the zoning standards, there are minor reductions in parking and driveway dimensions that have been reviewed and determined to continue to be adequate as well as reductions in open space dimensions while open space is still being proposed to be provided to the greatest extent feasible. SO A TRANSPORTATION IMPACT ANALYSIS WAS PREPARED FOR THE PROJECT BY THE PROJECT'S TRAFFIC ENGINEERING FIRM HEXAGON CONSULTANTS. THIS REPORT DOES NOT INCLUDE A VEHICLE MILES TRAVELED OR VMT ANALYSIS SINCE AGAIN IT IS LOCATED WITHIN ONE HALF MILE OF A MAJOR TRANSIT STOP. THIS IS NOT REQUIRED UNDER THE PROVISIONS OF CEQA BUT IT DOES INCLUDE A TRANSPORTATION ANALYSIS IN ACCORDANCE WITH THE CITY'S GUIDELINES. WHICH HAS BEEN PEER REVIEWED BY THE CITY'S PUBLIC WORKS AND ENGINEERING DEPARTMENT. SO THE REPORT DOES CONCLUDE FROM A LEVEL OF SERVICE OR LOS STUDY PERSPECTIVE THAT THE PROJECT WILL RESULT IN 995 NEW NET DAILY TRIPS. and that cumulative project conditions would not create an adverse effect at any intersection studied, nor would it warrant a traffic signal analysis. So with that said, nonetheless, the applicant has voluntarily agreed to install a crosswalk at the corner of Elkhorn Court across West 20th Avenue in consultation with city staff. LASTLY, THE APPLICATION ALSO DOES INCLUDE A SERIES OF TRANSPORTATION DEMAND MANAGEMENT OR TDM MEASURES TO HELP REDUCE TRAFFIC OR PROJECT TRIPS. THE COMBINATION OF TDM MEASURES PROPOSED BY THE APPLICANT HAS ALLOWED FOR A 26% TRIP REDUCTION. So this slide here indicates a list of all impact fees applicable to the project with estimates of the calculated fee amount. Again, these are estimates. It is important to note that they are exclusive of any credits that the application may receive for the existing building. These fees will be calculated prior to any final approval. A summary of the California Environmental Quality Act or CEQA applicability to the project. As I mentioned, the project is exempt from environmental review under application of Assembly Bill 130. So AB 130 allows housing projects that meet certain eligibility criteria. And this project has been determined to meet such eligibility criteria. Part of the application of AB 130 also requires tribal notification and consultation, which has occurred for this project. These efforts by the city did conclude with one tribe requesting consultation. And following such, required conditions of approval have been integrated into the draft resolution to address potential impacts to cultural resources. Public comments received. The application, as I mentioned, did hold their initial first required neighborhood outreach meeting back in May of 2025. 35 neighbors did attend that meeting and expressed a series of concerns and questions to the project that are noted up here under the first bullet point related to traffic, speeding, parking. BUILDING SIZE AND DESIGN, LOSS OF SUNLIGHT, VARIOUS INFRASTRUCTURE ITEMS, RESIDENTS, DOGS, EMERGENCY VEHICLE ACCESS, SITE LINE CONCERNS FROM THE NEIGHBORING CORTABELLA RESIDENTIAL COMPLEX AND CONSTRUCTION PARKING. SO FOLLOWING THAT INITIAL MEETING, THE APPLICANT DID HOLD 12 ADDITIONAL OUTREACH MEETINGS WITH VARIOUS NEIGHBORS AND COMMUNITY GROUPS. AS A RESULT OF THOSE MEETINGS THE APPLICANT SUBSEQUENTLY PREPARED A SERIES OF REVISIONS TO THE PLANS THESE ARE INCORPORATED INTO THE PLAN SET THAT YOU ARE CONSIDERING TONIGHT AND I'LL JUST HIGHLIGHT SOME OF THOSE REVISIONS NOW THESE INCLUDED THE INCLUSION OF A CROSSWALK THAT I MENTIONED PREVIOUSLY AT THE CORNER OF ELKORN COURT AT WEST 20TH AVENUE THEY ADDED AND ENLARGED A LOADING ZONE ALONG ELKORN COURT They revised some of what was previously proposed as tandem parking to mechanical vertical spaces. They added an enlarged and onsite dog run. They did a series of design revisions. They also added some improvements to the Recology location of where the garbage and trash receptacles would be picked up and the plan for such pickup. They have offered to repaint the curb at the neighboring Cortabella development and to assist that development in finding a replacement light fixture. They have also offered to repaint and install signage at the abutting Shriners facility loading zone. So notice of tonight's meeting did meet all standard city noticing requirements as listed here on the slide. At the time that the staff report was distributed, there were no formal public comments that had been received. However, since the publication, there have been several items of public comment that have been received, I believe have been shared with all the commissioners, and I also believe there are hard copies available for the public in the back. ALSO FOLLOWING PACKET DISTRIBUTION, THERE WERE, IT WAS NOTICED SOME TYPOGRAPHICAL CORRECTIONS WITHIN THE STAFF REPORT AND THE RESOLUTION. THOSE ARE ITEMIZED HERE ON THE SCREEN. WHAT YOU SEE IN BOLD UNDERLINE IS PROPOSED REVISED TEXT. What you see in strikethrough is proposed deleted text. And these changes have also been made directly to the staff report and draft resolution that were posted through the online city portal and have subsequently been uploaded. I'll just leave this here for a minute to give everybody a second to read through. SO WITH THAT SAID, IT IS THE RECOMMENDATION OF STAFF TO ADOPT A RESOLUTION RECOMMENDING CITY COUNCIL APPROVAL AS NOTED HERE ON THE SCREEN WITH CORRECTIONS TO ATTACHMENT ONE, THE DRAFT RESOLUTION WITH FINDINGS AS PREVIOUSLY NOTED. I AM AVAILABLE TO ANSWER ANY QUESTIONS THAT THE COMMISSION I AM AVAILABLE TO ANSWER ANY QUESTIONS THAT THE COMMISSION MAY HAVE WE DO HAVE MAY HAVE WE DO HAVE REPRESENTATIVES FROM THE CITY'S REPRESENTATIVES FROM THE CITY'S PUBLIC WORKS DEPARTMENT ENGINEERING PUBLIC WORKS DEPARTMENT ENGINEERING ALSO AVAILABLE VIRTUALLY TO HELP ALSO AVAILABLE VIRTUALLY TO HELP ANSWER ANY OF THOSE PERVIEW TYPE ANSWER ANY OF THOSE PERVIEW TYPE QUESTIONS AND I KNOW THE APPLICANT QUESTIONS AND I KNOW THE APPLICANT HAS THEIR TEAM OF CONSULTANTS HERE HAS THEIR TEAM OF CONSULTANTS HERE AS WELL THANK YOU THANK YOU SO AS WELL THANK YOU THANK YOU SO MUCH I think we got to close this one, maybe. Close that one.

No. OK. Yeah, go.

I think it's this one. Is that right?

Ah, perfect. Good evening, Chair Patel and Planning Commissioners, and thank you, Stephanie, for the thorough presentation. My name is Richard Norris, and I'm Vice President of Development for Summerhill Apartment Communities, also known as SHAC. In the upcoming slides, we will be detailing our planning approach, design, as well as how our plan has evolved as a result of the feedback we've received over the past year. It's not advancing. Maybe I can just say next slide. Thank you. This is the project's design team. We also have our full technical team available via Zoom to answer questions. For those of you not familiar with SHAC, we are part of the Marcus and Millichap family of companies based in Palo Alto. SHAC has been building communities of distinction in San Mateo County for more than 35 years. These are several of the apartment communities we've developed in the county, including the national award-winning 988 in South San Francisco, 18 Engled, which is under construction right now, in Burlingame, and 11 El Camino Real in San Carlos that is starting construction this summer. I want to highlight how the planning and policy framework as well as the existing site conditions informed our initial planning approach for the site and how feedback from the community and staff resulted in the project before you this evening. I'll be detailing the site and architectural changes made as a result of neighbor and city feedback later in this presentation. We first looked at the policy framework as detailed by staff's presentation. The five to seven story building is consistent with the Strive San Mateo General Plan in measure T with the additional height afforded by the state density bonus. The project is exempt from CEQA due to AB 130. As you can see from the varied architecture in our recent projects, we design every building specific to its location. With this site, we've looked at the neighboring four-and-a-half-story Cordabella condominiums and the four-and-a-half-story Lark Apartments, as well as the low-slung buildings along West 20th Avenue, and designed a calm residential building that follows their cues with a lower massing fronting West 20th and generous stepbacks throughout. This is the site. Uniquely, the site is one of two condominiums on a single parcel with the LARC on the other condominium. Our site and the LARC shared the green common area on the left-hand side of the screen. We've had a robust community outreach program. Interest from Cordabella and the Shriners led to multiple meetings with both groups since our initial 2025 community meeting online. We've also attended the SARA community meetings and have met with and communicated with other individual neighbors as detailed in our community outreach summary. These are the comments we received during our community outreach that informed the changes we've made to our plans. Areas of interest include traffic, parking, visibility for drivers leaving Cordabella's garage, pedestrian safety, and landscape design. I'll detail how our plan has changed as a result of the feedback later in the presentation. Now, our architect Chris Hagelin with BAR Architects and Interiors is going to walk you through the site and design.

Okay, good evening commissioners, my name is Chris Hagan, a principal at the air architects and interiors in San Francisco. So when we start every project is Richard was noting and working with summer on their team we we definitely look very closely at the site. It's running uses where streets are where traffic is where we might locate garages garage entries units public amenities. THE GROUND FORESIGHT PLAN THAT STEPHANIE SHOWED YOU BRIEFLY, I'LL JUST WALK THROUGH A LITTLE MORE CAREFULLY. SO A FEW OF THE MOST IMPORTANT THINGS THAT WE TRIED TO DO FROM A DESIGN STANDPOINT WAS TO HIDE THE GARAGE. SO THE GARAGE IS COMPLETELY, WELL, ONE FLOOR IS COMPLETELY BELOW GRADE, TWO FLOORS ARE ABOVE GRADE, BUT THEY'RE COMPLETELY WRAPPED WITH UNITS ON ALL SIDES, UNITS OR SOME SORT OF A ACTIVE USE. ACTIVE USE. YOU CAN SEE THE PEACH COLOR YOU CAN SEE THE PEACH COLOR YOU CAN SEE THE PEACH COLOR UNITS WITH A CORRIDOR WRAPPING UNITS WITH A CORRIDOR WRAPPING UNITS WITH A CORRIDOR WRAPPING AROUND. AROUND. AROUND. THOSE UNITS FACED TOWARDS THE THOSE UNITS FACED TOWARDS THE THOSE UNITS FACED TOWARDS THE NEIGHBORS. NEIGHBORS. NEIGHBORS. THEY ALMOST ALL HAVE OUTDOOR THEY ALMOST ALL HAVE OUTDOOR THEY ALMOST ALL HAVE OUTDOOR SPACES AND STOOPS. SPACES AND STOOPS. SPACES AND STOOPS. THE RIGHT HAND SIDE ALL OF THE THE RIGHT HAND SIDE ALL OF THE THE RIGHT HAND SIDE ALL OF THE BLUE PAGE NORTH AS MUCH AS WE COULD TO GET IT AWAY FROM THE INTERSECTION OF 20TH AND THERE'S ALWAYS A LITTLE BIT OF BACK OF HOUSE STUFF THAT HAS TO BE EXPOSED TO THE STREET SO WE'VE GOT A COUPLE ELECTRICAL ROOMS THAT ARE ONE UP IN THE UPPER RIGHT CORNER AND ONE IN THE LOWER LEFT WE'VE ALSO CREATED A PLAZA AND ART WE'RE CALLING THE ART PLAZA AT THE CORNER OF 20TH AND ELKORN The second floor looks very similar to that. When you get up to the third floor, you have a donut-shaped building with a courtyard in the center that is for the residents. And so the units have what we call a double-loaded corridor that has units on both sides. So about half the units are facing out towards the various street orientation and about half are facing towards the courtyard. The courtyard, this level also includes, you see in blue, the amenity space. There's a common space for the residents to then go out into the courtyard, which includes a pool and a spa area. AS YOU MOVE UP THE BUILDING, THE FOURTH AND FIFTH FLOOR LOOK VERY SIMILAR TO THE THIRD FLOOR. WHEN YOU GET TO THE SIXTH FLOOR, YOU START TO SEE THE BUILDING STEPPING BACK. SO YOU'LL SEE THERE'S NO UNITS ACROSS MOST OF THE LENGTH OF 20TH. WE'VE ELIMINATED THOSE UNITS. WE'VE PUSHED BACK THE CORNER, THE LOWER LEFT-HAND CORNER EVEN FURTHER. There's a small amenity space with some shared outdoor space. That space is meant to be more quiet, simple, not a really active, noisy space. And then as you move up to the very top floor, the seventh floor on the lower right-hand side is another amenity space for the residents and a little bit more active space. AREA FOR THE RESIDENTS THAT INCLUDES PLACES FOR SITTING, AREA FOR THE RESIDENTS THAT INCLUDES PLACES FOR SITTING, DINING AND THEN THE DOG WALK AREA DINING AND THEN THE DOG WALK AREA THAT WAS MENTIONED EARLIER. THAT WAS MENTIONED EARLIER. THE SECTIONS I THINK ARE A GOOD THE SECTIONS I THINK ARE A GOOD WAY TO UNDERSTAND THE STEPPING. WAY TO UNDERSTAND THE STEPPING. THE BUILDING DOES HAVE A LOT OF THE BUILDING DOES HAVE A LOT OF INS AND OUTS AND STEPPING. INS AND OUTS AND STEPPING. SECTIONS CAN BE A LITTLE SECTIONS CAN BE A LITTLE ABSTRACT BUT THIS IS CUTTING ABSTRACT BUT THIS IS CUTTING THROUGH THE BUILDING AT ONE THROUGH ON THE LEFT-HAND SIDE YOU CAN SEE THAT EVA THE EVA THAT'S ON THE LEFT-HAND SIDE YOU CAN SEE THAT EVA THE EVA THAT'S RUNNING THROUGH HERE AND YOU CAN RUNNING THROUGH HERE AND YOU CAN SEE THE WAY THE BUILDING STEPS SEE THE WAY THE BUILDING STEPS BACK THERE'S A STEP BACK AT THE BACK THERE'S A STEP BACK AT THE BETWEEN THE SECOND AND THIRD FLOOR BETWEEN THE SECOND AND THIRD FLOOR AND BETWEEN THE SIXTH AND SEVENTH FLOOR AND BETWEEN THE SIXTH AND SEVENTH FLOOR SO THE GENERAL DISTANCE FROM OUR FLOOR SO THE GENERAL DISTANCE FROM OUR BUILDING TO THE CORTABELLA BUILDING BUILDING TO THE CORTABELLA BUILDING IT RANGES FROM ABOUT 50 FEET TO ABOUT IT RANGES FROM ABOUT THE SECTION NOW RUNNING NORTH-SOUTH. THE SECTION NOW RUNNING NORTH-SOUTH. SO YOU HAVE THE LARK APARTMENT SO YOU HAVE THE LARK APARTMENT BUILDING TO THE LEFT-HAND BUILDING TO THE LEFT-HAND SIDE. SIDE. THEY HAVE THEIR GARAGE ENTRY THEY HAVE THEIR GARAGE ENTRY THAT IS ON THEIR PROPERTY BUT THAT IS ON THEIR PROPERTY BUT IT KIND OF CREATES A BUILT-IN BIT IT KIND OF CREATES A BUILT-IN BIT OF A BUFFER BETWEEN THEIR OF A BUFFER BETWEEN THEIR BUILDING AND OUR BUILDING. BUILDING AND OUR BUILDING. SO BY SETTING OUR BUILDING BACK SO BY SETTING OUR BUILDING BACK APPROXIMATELY 10 FEET WE CREATE A APPROXIMAT AND THEN ON THE RIGHT-HAND SIDE ON 20TH YOU CAN SEE HOW MUCH SIDE ON 20TH YOU CAN SEE HOW MUCH SIDE ON 20TH YOU CAN SEE HOW MUCH LOWER THE BUILDING IS. LOWER THE BUILDING IS. LOWER THE BUILDING IS. SO IT'S ONLY FIVE FLOORS WITH SO IT'S ONLY FIVE FLOORS WITH SO IT'S ONLY FIVE FLOORS WITH FIVE LEVELS OF UNITS. FIVE LEVELS OF UNITS. FIVE LEVELS OF UNITS. AND THEN YOU CAN SEE THE WAY THE AND THEN YOU CAN SEE THE WAY THE AND THEN YOU CAN SEE THE WAY THE GARAGE WORKS WHERE IT AGAIN IS ONE GARAGE WORKS WHERE IT AGAIN IS ONE GARAGE WORKS WHERE IT AGAIN IS ONE LEVEL BELOW GRADE AND TWO LEVELS ARCHITECTURALLY OUR GOAL WITH THIS BUILDING AND A LOT OF BUILDINGS WE'VE DESIGNED SEVERAL BUILDINGS IN SAN MATEO INCLUDING BUILDINGS KIKU CROSSINGS AND TWO BUILDINGS AT BAY MEADOWS TRYING TO DO SOMETHING THAT WE FEEL IS CONTEMPORARY BUT IT'S NOT OVERALL MODERN IT'S NOT TRENDY WE WANT IT TO BE TIMELESS SOMETHING THAT'S GOING TO LAST A LONG TIME And there's an articulation of materials and step back. So this is the corner of 20th and Elkhorn. So you see a six-story building and quite a bit back is the seventh floor. It's not that visible from this perspective. And then the left-hand side, you can see the way the building steps down to five floors. As you move around the building coming down a 20th heading to the West. You can see the articulation of the balconies that are half recessed half half can leave it out to give a nice shadow and articulation of the building. We've we've done different ways of grouping the windows together to create a some variety across the facade. There's a strong base and middle and a top with a cornice on this elevation. As you move around to the north elevation facing the Lark, the building has a very clear base, middle and top. We did spend a lot of time looking at your objective design standards and we met the vast majority of those standards and spent time with Stephanie and the Summerhill team on making sure that we were following the standards that you've put forward. ZOOMING IN ON THE BUILDING A LITTLE BIT, THIS IS THE CORNER AGAIN AT 20TH AND ELKHORN. WE REALLY SPENT A LOT OF TIME WITH SUMMERHILL AND I HANDED TO THEM THAT THEY WERE VERY INTERESTED IN A HIGH QUALITY BUILDING AND A LOT OF THAT COMES DOWN TO THE DETAILING. SO WHEN YOU DO A SIMPLE AND TIMELESS BUILDING, YOU'RE NOT RELYING A LOT maybe ins and outs and lots of kind of arbitrary changes of material that to me can be a little kitschy looking. We're trying to come across with a simple building that has very nice details. So we have a brick tile on the first two floors that create pilasters along the building, creates a double height reed of the windows And then that brick has a series of steps to it that gives it a really nice depth. You can see the way the windows, we've added a frame around the windows to give them some depth. And then the variety of material here where you can see the wood metal panel within the deck, the brick on the lower two floors and stucco above. running along 20th again just zooming in on the previous rendering again you see those the balconies the articulation the change of the material the way the window frames are articulated all trying to create a very nicely detailed building with some nice depth looking at the the muse or the EVA space you see the stepping of the building that was talked about earlier and then more details of the north side of the building and then the top of the north you can see the the metal canopies the cornice the change in materials and the articulation of the windows And then this is the main entry that would lead into the leasing and the front door. And you can see all the articulation of the brick and the terrace. We really spent a lot of time on this elevation. And then back to the beginning. Our landscape architect, Bruce Jett, is online. I saw his face up there, so he can answer questions later. I think I'm in the spirit of going fast. I'll click through these slides. But we did spend a lot of time with Bruce and his team to create, we think, really awesome outdoor spaces. Richard.

Fantastic. Thank you, Chris. So these are showing some of the changes that we've made in response to comments. Number one is we looked at the site triangles coming out of the Cordabella garage moving along. Number two, we have the separated sidewalk with 36-inch box trees. Three is the sidewalk with rectangular rapid flashing beacons. INSTALLED. FOUR IS WHERE WE EXTENDED FOUR IS WHERE WE EXTENDED FOUR IS WHERE WE EXTENDED THE LOADING ZONE IN RESPONSE TO THE LOADING ZONE IN RESPONSE TO THE LOADING ZONE IN RESPONSE TO COMMENTS FROM THE SHRINERS AND COMMENTS FROM THE SHRINERS AND COMMENTS FROM THE SHRINERS AND FIVE IS JUST INDICATING WHERE FIVE IS JUST INDICATING WHERE FIVE IS JUST INDICATING WHERE WE'VE IN THE GARAGE THAT WE'VE WE'VE IN THE GARAGE THAT WE'VE WE'VE IN THE GARAGE THAT WE'VE ADDED PALLET SLIDERS. Then here is showing some more of the changes we made in response to feedback. One, we added the grass pave and concrete sidewalk or concrete path on the EVA slash common area. And number two is, again, the separated sidewalk and tree trees. And three is the rooftop dog run.

I just want to let you know you have two minutes left.

Thank you. This is showing some of the architectural changes we made. The big moves here on the left is previously in the original submittal. The five-story mass along West 20th was where we had brick, but in response to comments, we took the brick there and we shifted it to the base and did some of those really nice details that Chris mentioned with the beveling. added cornices, metal awnings. And then similarly on the right hand picture, we increased landscaping and added the grass street and the step backs. And we made railing changes and made the decks less deep. This is on the back. As a result of AB 130, we had to remove the balcony. So we took that as an opportunity to create these recesses with the wood grain metal siding. We thickened the wall to create more shadows and depth and then added the eyebrows and metal awnings. This is a slide showing our TDM measures. So we'll have transit pass subsidies available to residents. And then we have a lot of great spaces and amenities in the building that make it so people, they save trips. This is our affordable housing plan. We'll have 31 below market rate units. 23 will be affordable to very low income households making 50% of the median income or up to 50% of the median income. Eight moderate income units making up to 120% of the median income. And they're spread evenly throughout the entire project by the unit size and location consistent with the city's code and local preference will be given to those living and working in San Mateo. And so I'd just like to say thank you very much for your consideration. It's great to be working in San Mateo and we respectfully request your recommendation of approval to the city council and are available for any questions. Thank you.

Thank you so much. And now we will go ahead and open public comment for this item. If there are any members of the public who are in chambers right now and wish to speak on this item, please submit your yellow request to speak slip to our clerk now. Any members of the public who are watching online and wish to comment, please raise your hand now.

Through the chair, we have a total of 15 public commenters, with 12 in person and three in our virtual environment.

OK, thank you. Per our guidelines, every speaker will receive two minutes to speak.

We will begin in groups of three, starting with Joe Verga, Steve W., and Russell S. Breed. Joe, if you can please come up to the podium. And the two after him, just stand to the side, please.

Excuse me, my name is Joe Verga, Si Schreiner. My main concern is the 995 additional car travel units that are going to come down Elkhorn Court. This is a relatively narrow street, typically parked up on both sides when children are being dropped off or when the elderly are being dropped off to the Schreiner building. This is a courtyard. It has a multi-story building in the back. It's a lot of traffic on a really narrow road, primarily at times when young children and elderly people are going to be dropped off and picked up. We discussed the possibility of moving the entrance to the building for the parking to 20th Avenue, and we were told that that would not be done. That seems a more good mediation for the fact that cars would be running close to where children are at right now. So I don't know why this is an impossibility unless the city has a rule that doesn't allow it. It would require some redesign of the building, but it might be a mitigation that would work well. We're not adverse to housing. We know we need housing, but we need safe housing. And the first time a child is hit by a car going in and out of one of these buildings is going to be a very sad day. Thank you.

Thank you for your comment.

Good evening, commissioners. I'm Steve Weiss. Besides obviously being a Shriner, I'm also a tenant of Asaya Shrine, specifically the treasurer of San Mateo's Masonic Lodge, which has been a San Mateo institution for 150 years. I'm also a member of San Mateo Forward, a chapter of YIMBY Action. But as a YIMBY, I support responsible development that is paired with infrastructure capable of supporting additional density. In this case, Elkhorn Court is already heavily congested from existing traffic, childcare activity, and adult daycare operations. Shriner and Mason evening events overlap directly with pickup times for children and adults with disabilities, all within a small cul-de-sac that is already strained and cannot handle an additional 995 daily new trips. This is not an annoyance, but a major safety hazard. To what Joe said, the first time a child is hit by a car, whose fault will that be? Whose hands will the blood be on? These concerns have not been taken seriously by the developers. Parents, caretakers, and tenants are deeply concerned about safety as well. If conditions worsen, these organizations could be forced to close. that would directly impact working San Mateo families who rely on these services to maintain employment, support their households, and care for children, seniors, and adults with disability. We urge the Commission to deny approval of this project in its current form. More housing needs to happen, but it must happen where the infrastructure can safely support it.

Good evening, planning commissioners. My name is Russell Breed. I'm a resident of San Mateo, live on South Norfolk Street, and I'm also a member of SIA Shriners. Became a Shriner in 1994 the current location Since then we've added tenants that little bloom and partners for independence and We found that the traffic with them Dropping people off picking people up and it's not just the beginning of the day. I Partners for Independence drops people off during the middle of the day, picks them up. Elkhorn Court is fairly narrow. It has people being dropped off on both sides of the street. The developer has said, ah, we'll allow a loading zone. But that loading zone is only about three parking spaces long. RIGHT NOW, WHEN YOU TAKE A LOOK AT PEOPLE COMING IN AND GOING OUT, THAT WHOLE ROAD IS ON BOTH SIDES OF THE STREET IS FILLED UP. SO WE NEED TO HAVE A BETTER PLAN FOR HOW TO DEAL WITH THE TRAFFIC THERE. WE ALSO WERE CONCERNED ABOUT THE TRASH PICKUP. And the cul-de-sac right now, Lark, brings out six dumpsters. And then we're gonna be having this new Summerhill project bringing out a similar amount of dumpsters. There's not gonna be a turnaround at the end of the cul-de-sac with all the dumpsters out there unless they stagger them somehow or other. We have not heard that that's in the plan. THE OTHER THING IS WE HEARD TONIGHT THAT YOUR NET VEHICLE THE OTHER THING IS WE HEARD TONIGHT THAT YOUR NET VEHICLE TRIPS 995 DAILY NEW TRIPS. TRIPS. SIR, I'M SORRY.

SIR, I'M SORRY. YOUR TIME IS UP.

YOUR TIME IS UP.

THANK YOU FOR YOUR COMMENT. THANK YOU FOR YOUR COMMENT.

NEXT WE WILL HAVE ROBERT S. NEXT WE WILL HAVE ROBERT S. AND TO FOLLOW CHARLES R. AND TO FOLLOW CHARLES R. AND GARY S.

Good evening, Commissioners. My name is Gary Stevens, and I'm the Recorder and Director of Membership of Ashia Shriners. As you may know, our fraternity is dedicated to philanthropy, specifically supporting Shriners hospitals globally. Ashia Shriners directly supports the non-medical expenses and transportation of children to the premier Shriners hospital in Sacramento. Our building at Elkhorn Court also proudly houses two vital local businesses, Little Boom Adult Child Care and Partners for Independence Adult Care. I want to be clear, we're not anti-housing. We recognize the severe housing shortage in the Bay Area. In fact, when the lower apartments, formerly Park 20, were built next to us, we welcomed them because developers worked closely with us to ensure public safety. Unfortunately, we have not seen that same standard of neighborhood communication with this new developer. Our primary issue tonight is public safety. Elkhorn Court is a tight cul-de-sac that already is completely overwhelmed. During peak morning and evening hours, you have parents dropping off toddlers and caretakers, picking up adult care patients. Right as our members arrive for evening events, it is a dangerous bottleneck. Adding a seven-story complex with hundreds of additional cars utilizing the exact spot is a recipe for disaster. How would the children, parents, adult staff, and members safely navigate Elkhorn Court? If you approve this project as is, the construction of resulting gridlock might force our tenants to close their doors. Parents have a choice where to send their children. If they close, Shrine loses the revenue. required to keep our doors open. You wouldn't just be approving an apartment. You would be effectively shutting down a child care center, an adult care facility, and an international charitable fraternity that directly supports the Premier Shriners Hospital in Sacramento. I strongly urge the Commission to vote no on this project until real, actionable safety measures are put in place. Thank you.

Thank you for your comment.

GOOD EVENING, COMMISSIONERS, GOOD EVENING, COMMISSIONERS, GOOD EVENING, COMMISSIONERS, MADAM PLANNER. MADAM PLANNER. MADAM PLANNER. I'M CHARLES REMINGTON. I'M CHARLES REMINGTON. I'M CHARLES REMINGTON. I'M THE FIRST VICE PRESIDENT OF I'M THE FIRST VICE PRESIDENT OF I'M THE FIRST VICE PRESIDENT OF ASIA SHRINERS. ASIA SHRINERS. ASIA SHRINERS. WHEN WE MOVED HERE IN 1993 WHEN WE MOVED HERE IN 1993 WHEN WE MOVED HERE IN 1993 AND WE'VE OCCUPIED THAT AND WE'VE OCCUPIED THAT AND WE'VE OCCUPIED THAT BUILDING SINCE THEN, THE SHRINE BUILDING SINCE THEN, THE SHRINE BUILDING SINCE THEN, THE SHRINE HAS BEC When we march in a parade like we did on Sunday at the Carnival Parade in San Francisco, we carry a flag. It says San Mateo, California on it. The announcers say, Osiris Shriners, Osiris Children's, San Mateo, California. It's on the side of our vans. The city of San Mateo, by association of our being here, gets a lot of goodwill. You've heard multiple times already. OUR CONCERN IS THE SAFETY OF THE CHILDREN THAT WE HAVE AT LITTLE BLOOM AND AT THE ADULT DEVELOPMENT CENTER. 995 ADDITIONAL DAILY TRIPS. THAT'S A LOT OF OPPORTUNITY FOR SOME DAMAGE. WE HEARD GARY JUST SAY THAT IT MAY FORCE OUR TENANTS TO CLOSE, WHICH WOULD COST US OUR REVENUE TO STAY OPEN. meaning that we would have to start the discussion on us leaving San Mateo and taking all that goodwill that we've built over years with us. Thank you, I urge you please to vote no on this plan in its current configuration.

Thank you for your comment.

Next we'll have Ronald come to the podium and to follow Rahan, you and Ron Mitchell.

Hi, my name is Renato Antonio and I serve as board president of Asaya Shriners. And as everyone was saying, that's a Shriner. We want to make something very clear. We are not opposed to housing. We understand the housing challenges facing the Bay Area and we support thoughtful, responsible development. In fact, when the Lark departments were developed next to our property, we welcomed the project because of the close collaboration with us. Our concern tonight is public safety. Our property on Elkhorn Court is more than a meeting hall. It supports two important community-serving organizations with Little Bloom Child Care and Partners for Independence Adult Daycare. Every day, families bring young children to this cul-de-sac. Adults with special needs are transported in and out throughout the day. Caregivers, teachers, staff, and our members all share this very limited access point. And the truth is Elkhorn Court is already overwhelmed. During peak hours, traffic backs up regularly, and now we're being asked to accept a seven-story development that would add hundreds of vehicles into this exact same confined space. Serious safety hazard concern. We attempted to engage constructively, and our concerns haven't been met. Instead, we were left being unheard. Our tenants are deeply concerned, not only about long-term traffic impacts, but construction impacts, including congestion, accessibility, noise, safety for the vulnerable populations they serve. They are not abstract concerns. Parents are worried about their children. And as you heard, businesses may be forced to leave, and we definitely don't want that. I RESPECTFULLY URGE THE COMMISSION TO DYE I RESPECTFULLY URGE THE COMMISSION TO DYE APPROVAL OF THIS PROJECT. APPROVAL OF THIS PROJECT.

THANK YOU FOR YOUR COMMENT.

uh good evening members of the council my name is rayhan ugar i'm actually a family nurse practitioner and my husband is a contractor 15 years ago we built little bloom in the shiner building we serve over 103 children every month um for 15 years if you count 12 months a year that's 18 000 children um We're one of the very few centers in San Mateo equipped to take care of the most vulnerable members of our community. We have a year and a half wait list for our infant program. I heard about this project, and of course we need housing. I'm all for it, but there are some real critical concerns that I have. First, there's a severe environmental and health risk. As a nurse, it also worries me. It appears the building project is looking to have an exemption under the California Environmental Quality Act to move ahead quickly. While this act has been criticized in the past for making it too difficult to build new housing, which is important, I don't believe this building proposal should receive an exemption for several reasons. CEQA exemptions are only allowed when there is no reasonable possibility their project may cause significant environment impact. But this is not the case here. Additionally, CEQA requires us to look at cumulative impacts and combining the demolition hazards with traffic risk with sustained noise exposure reasonably creates the possibility of significant environmental effects. not to mention that our children play outside and go outside at least twice a day. It was litigated in Berkeley Hillside Preservation versus City of Berkeley that exemptions do not apply where site-specific conditions create a reasonable possibility of significant effects, and an infant daycare is an unusual circumstance.

I'm sorry, ma'am. Your time is up. Thank you for your comment.

Thank you.

Hello, Commissioners, good evening. My name is Ron Mitchell, and I am one of the Advan members for Osiris Riders Temple. And I'm going to not reiterate some of the things you've already heard. I'm going to save a little time and not just tell you the whole, you've heard it several times now already, but I am gonna just reinforce some of the ideas that we're very concerned with. And as everybody has said, we're not here to oppose housing. We're very happy to live next and work next with the Lark Apartments and other developments here in the area. But we are really concerned about the seven story proposal creating a massive safety problem hazard for this little cul-de-sac that we're on. Elkhart, as you know, and if you've learned already, Elkhart Court is a dead-end cul-de-sac. And there is a daily traffic jam going on between the, as you heard, the Little Bloom Child Care as well as the Partners for Independence, the adults. And our own members trying to navigate in and out of our parking lot. And there's physically no room to safely add a traffic of 995 more vehicles the apartment complex is going to cast in that little tiny area. So adding all these other vehicles will create a safety hazard for the children being dropped off, picked up, the adults being dropped off, picked up, as well as the Shriner members and guests trying to navigate in and out of our property. SO WITHOUT GOING INTO ALL THE OTHER THINGS THAT WE'VE ALREADY HEARD, I'M JUST GOING TO ASK THAT THE BOARD NOT APPROVE THIS CURRENT STATUS, THIS CURRENT PROJECT AND CURRENT STATUS UNTIL WE HAVE A BETTER PLAN FOR SAFETY OF OUR CLIENTS AND OF OUR STUDENTS. THANK YOU.

THANK YOU FOR YOUR COMMENT. for our remaining in-person public commenters we will have janice come up to the podium with richard campbell to follow and james horseman last good evening commissioners my name is janice antonio so i was hearing the plan and if you're on elkhorn

And kids are being picked up. There's cars on one side, cars on the other side. So it's only like a one car at a time, either way to leave and go in. So I do agree that it's really dangerous to have what 900 some odd cars come. I mean, granted, they're not at the same time, but it's just added cars, safety issue. You know, the housing sounds cool. Like, you know, all the amenities sound great, but I think that where they have the entrance for their parking should probably be reconsidered. Thank you.

Thank you for your comment.

Good evening. Richard Campbell. I'm with Assiah Shriners. Thank you for your time, and thank you for this opportunity to allow us to speak on this project. As a contractor, I can't help but say I'm impressed by all the effort that goes into the architecture, landscape, the overall project. I do have to call your attention to the obvious safety concern on Elkhorn Court. It's unreasonable to think an additional several hundred cars on this very short, narrow cul-de-sac with all the children and other activities there is to think that that is not safe. It is very unsafe. It is a daily traffic jam. I'm concerned about the kids, the operations that happen in that area. I urge you to consider not approving this based on the fact of the additional cars on Elkhorn. Thank you.

Thank you for your comment.

uh good evening to the members of the commission uh chair patel my name is james horseman i'm a resident of the bay meadows neighborhood near hillsdale and i would just like to comment uh and compliment the city and the applicant in their efforts to engage the public both residents, businesses, also civic organizations, such as the Shriners and others. And at the same time, I do hear a number of concerns over pedestrian safety, the increased traffic by the new development. And I'm just curious to learn more from either the city or the applicants about the additional public engagement process to address these other concerns. Thank you.

Thank you for your comment. And for our public speakers in the virtual environment, we will begin with Debbie. Debbie, you may speak.

Hi. Can everyone hear me?

Yes, we can.

Great, so I am a resident of quarter Bella, which is the housing development right right next to this future summer Hill housing. And I had a number of concerns that brought up in previous meetings with summer Hill. And I have to say, as of the current plan, they have not been resolved. Before I start, I do want to say, let's face it, you can comply with all laws, but you can't have happy residents, whether it's at Cordabella or Shriner or some other location or even future Summerhill residents if you don't maintain a certain quality of life standard. And what I mean by that is I would like to see improvements to Summerhill's plan in addressing traffic, number one. And the traffic study mentioned in the PowerPoint slide is not addressing the whole 20th Avenue housing developments that are going to happen in the very near future. It was a traffic study limited to just the Summerhill intersection. It does not address the future 1919 O'Farrell housing development. It does not address the 1990 South El Camino Real development. It doesn't address the 400 residential units that will be coming through Safeway. in the near future. All these should be compacted into one traffic study because you can't just have one intersection and make a call on traffic for one intersection. It should be the grand 20th Avenue if that hasn't been considered yet. And in addition to that, we have 1919 O'Farrell plus we have Summerhill wanting to construct at the same time in 2027. One is Q2 2027. The other one is August 2027. And all that will contribute to very congested construction. Secondly, I want to address the parking is not enough. At 279 parking spaces, 232 units, there's one bedroom, two bedroom, and three bedroom units.

Ma'am, I'm sorry, but your time is up. Thank you for your comment.

Next, we will have Jennifer. Jennifer, you may speak.

Good evening, commissioners. Hopefully you can hear me now. My name is Jennifer Lang and I am a condominium owner at 35 West 20th. So I'm kind of diagonally across from where this new development is going to be. And I will be able to see it outside my windows. I want to reiterate a lot of the points that Debbie just made that as a resident in the area, We were not specifically consulted, even though we are currently the largest apartment condominium type complex in the area. And my major concerns are not specific to the project itself, but to the fact that there are going to be multiple large apartment building complexes being constructed in the near future in this very small area. Not only, I said I'm going to have a new one behind me. We have this new one. There's another one that's proposed for the end of Elkhorn Court, as well as the one across El Camino Real. So I agree with Debbie that we need to have a larger study done that looks at the traffic impacts of all of these projects, not just one simple one. Specifically, I have a concern with cars blocking our driveway. It is currently painted as a, you know, don't stop here, but that doesn't mean that people don't do it all the time. And the other thing I want to say is that eight visitor parking spaces is not nearly enough. I'm concerned with parking that might be going on in the area. As an example, my building has 84 units and we have 10 visitors parking spaces that are full all the time. There's not enough street parking to handle all of these additional units.

Thank you for your comment.

And lastly, we will have Erin. Erin, you may speak.

Hello? Can you hear me?

Yes, please go ahead.

As a resident and an owner in San Mateo, I urge a no vote to this project. This is 20th Avenue, not the El Camino. There's a small project coming soon also over on Pioneer Court. I struggle on a regular basis to pull out onto 20th Avenue, not just during commute hours, but all hours of the day. And if we lose Shriners, which is a landmark to this city, what a shame on San Mateo City Council. The street cannot handle hundreds of more cars. A mall for housing, however, seven stories on this street is ridiculous, and there should be a survey taken on how many vehicles are currently going up and down 20th Avenue. Shriners is not the only daycare. There's another on Pioneer Court, another one on 20th and Pioneer, and there's also an elementary school down Pioneer. This project is way too much traffic for a one-lane street that has not only a high school, but three of these preschools and the elementary. And also, like Jennifer just said, why wasn't Plaza West, 35th and 55th, 20th community consulted at all? Because this is really going to affect us. Thank you.

Thank you for your comment, Erin.

Through the chair, those are all of our public commenters.

THANK YOU EVERYBODY FOR YOUR PUBLIC COMMENTS. I'M GOING TO GO AHEAD AND CLOSE THE PUBLIC COMMENT PERIOD FOR THIS ITEM. STAFF, I DID TAKE NOTES ON SOME QUESTIONS THAT WERE ASKED FROM MEMBERS OF THE PUBLIC THAT I WOULD LIKE TO REDIRECT TO YOU. OKAY, SO MY FIRST QUESTION THAT WE HEARD FROM THE PUBLIC, A FEW PEOPLE ASKED WHY CAN'T THE ENTRANCE TO THIS PROJECT BE ON WEST 20th AVENUE? I WAS WONDERING IF STAFF COULD EXPLAIN IF THERE IS A RULE OR POLICY BEHIND THAT.

There is one objective design standard specifically ODS 3.2.3, which speaks to parking entrances and curb cuts. I don't know if I have the ability to share screen or I can pull that up. Otherwise, I'll start just reading it verbatim. WHAT IT STATES IS FOR DEVELOPMENTS AT FRONT MORE THAN ONE STREET DRIVEWAYS AND ENTRANCES TO PARKING FACILITIES SURFACE PARKING AND OR PARKING STRUCTURES SHALL BE LOCATED ON THE SECONDARY STREET FRONTAGE SIDE STREET OR ALLEY UNLESS ACCESS IS ONLY PROVIDED FROM THE PRIMARY STREET FRONTAGE OR IF THE CITY TRAFFIC ENGINEER REQUIRES ACCESS TO OCCUR FROM A PRIMARY STREET FOR TRAFFIC FLOW PURPOSES. IN CIRCUMSTANCES IN WHICH A DEVELOPMENT SITE FRONTS TWO PRIMARY STREETS, THE DEVELOPER MAY SELECT THE STREET TO BE USED FOR THE PARKING ENTRANCE. IS ELKHORN CONSIDERED A PRIMARY STREET OR A SECONDARY STREET? I believe we have John Thompson, City's Department of Public Works, here on the call. John, are you able to readily answer the chair's question?

Hello. Yes, this is John from Public Works. And West 20th Ave is a collector, so we view that as a primary street. And then Elkhorn Court is a local street, so that would be viewed as a secondary.

OK, SO IF I CAN SUMMARIZE, WE HAVE AN OBJECTIVE DESIGN STANDARD THAT REQUIRES THE DRIVEWAY ENTRANCES TO BE ON THE SECONDARY STREET WHEN WE HAVE A PROJECT THAT ABUTTS MORE THAN ONE STREET. OK, THANK YOU. MY NEXT QUESTIONS ARE AROUND STATE LAWS. THERE WAS ONE PUBLIC COMMENT AROUND CEQA. ARE WE, I'M TRYING TO ASK THIS WITHOUT HAVING DOUBLE NEGATIVES. CAN WE LEGALLY NOT GRANT A CEQA EXEMPTION FOR THIS PROJECT? CAN WE LEGALLY NOT GRANT A CEQA EXEMPTION FOR THIS PROJECT? I GUESS THAT'S ANOTHER WAY OF ME I GUESS THAT'S ANOTHER WAY OF ME ASKING YOU ABOUT AB 130.

ASKING YOU ABOUT AB 130. DOES THE CITY HAVE THE ABILITY DOES THE CITY HAVE THE ABILITY TO NOT APPLY AB 130? TO NOT APPLY AB 130? EXACTLY. EXACTLY. FROM MY PLANNER PERSPECTIVE, I FROM MY PLANNER PERSPECTIVE, I DO NOT BELIEVE THE CITY DOES DO NOT BELIEVE THE CITY DOES HAVE THE ABILITY TO DO SO. HAVE THE ABILITY TO DO SO. I'M GOING TO TURN MY EYES OVER TO I'M GOING TO TURN MY EYES OVER TO THE CITY ATTORNEY TO PROVIDE

I WILL ALSO ADD THAT NO, BECAUSE I WILL ALSO ADD THAT NO, BECAUSE THIS PROJECT DOES MEET ALL OF THIS PROJECT DOES MEET ALL OF THE REQUIREMENTS FOR AN AB 130 THE REQUIREMENTS FOR AN AB 130 PROJECT. PROJECT. WE DO NOT HAVE THE ABILITY TO WE DO NOT HAVE THE ABILITY TO NOT EXEMPT IT FROM CEQA. NOT EXEMPT IT FROM CEQA.

AND IF I COULD JUST ADD THAT AND IF I COULD JUST ADD THAT THE SPEAKER WHO SPOKE ABOUT THE THE SPEAKER WHO SPOKE ABOUT THE BERKELEY CASE, THAT WAS WELL BEFORE BERKELEY CASE, THAT WAS WELL BEFORE AB 130 WHICH IS MORE RECENT.

THANK YOU. SO I'LL JUST SUMMARIZE AND SAY THAT THE CITY IS NOT LEGALLY ALLOWED TO NOT GRANT THE CEQA EXEMPTION UNDER AB

PROJECT MEETS THE REQUIREMENTS OF AB 130 AND THE CITY SHOULD LEGALLY GRANT THE EXCEPTION.

THANK YOU. AND THEN MY LAST QUESTION IS ABOUT THE HOUSING ACCOUNTABILITY ACT. I KNOW YOU BRIEFLY TOUCHED ON IT IN THE CITY'S PRESENTATION. AND YOU NOTED THAT THE HOUSING ACCOUNTABILITY ACT LIMITS AN AGENCY'S ABILITY TO DENY OR REDUCE THE DENSITY OF HOUSING DEVELOPMENT PROJECTS. WHAT ARE THE CONDITIONS UNDER WHICH A JURISDICTION COULD DENY THE PROJECT OR COULD REQUIRE DESIGN CHANGES?

IT WOULD BE UNDER FOR HEALTH AND IT WOULD BE UNDER FOR HEALTH AND SAFETY REASONS ONLY. SAFETY REASONS ONLY.

SO WE WOULD HAVE TO GRANT SO WE WOULD HAVE TO GRANT FINDINGS THAT THERE ARE SPECIFIC FINDINGS THAT THERE ARE SPECIFIC AND ADVERSE IMPACTS TO PUBLIC AND ADVERSE IMPACTS TO PUBLIC HEALTH AND SAFETY THAT CANNOT HEALTH AND SAFETY THAT CANNOT BE MITIGATED. okay thank you i think i think those are all of the questions that um i heard from the public that i think we can quickly uh have staff address there are a few more that i caught that i think that we can um ask later

I have a related one to question about the driveway on 20th. Is that something that could be a concession or waiver to move it from a secondary street to a primary street?

SO THE CONCESSION OR WAIVER WOULD BE A REQUEST FROM THE SO THE CONCESSION OR WAIVER WOULD BE A REQUEST FROM THE APPLICANT FOR A MODIFICATION TO APPLICANT FOR A MODIFICATION TO A CITY'S ADOPTED STANDARD. A CITY'S ADOPTED STANDARD. SO IF I'M HEARING YOUR QUESTION SO IF I'M HEARING YOUR QUESTION CORRECTLY, IF I COULD JUST CORRECTLY, IF I COULD JUST REPEAT IT AFTER MAKING THAT REPEAT IT AFTER MAKING THAT STATEMENT, COULD THE APPLICANT STATEMENT, COULD THE APPLICANT REQUEST UNDER STATE DENSITY REQUEST UNDER STATE DENSITY BONUS LAW OF THE THREE ALLOWABLE BONUS LAW OF THE THREE ALLOWABLE CONCESSIONS THAT THEY ARE WHICH IS THE PARKING ENTRANCES AND CURB CUTS THAT I READ PREVIOUSLY. I BELIEVE THEY COULD ASK FOR SUCH CONCESSION OR INCENTIVE. BUT CURRENTLY THAT IS NOT UNDER THE APPLICATION REQUEST.

THEY COULD BUT WE CANNOT REQUIRE THEM TO. OKAY. I KNOW WE ARE ALREADY PAST OUR 90 MINUTES WHERE WE TYPICALLY TAKE A BREAK BUT I'M GOING TO SUGGEST WE ASK ALL OF OUR CLARIFYING QUESTIONS AND THEN TAKE A BREAK BEFORE WE DELIBERATE. SO I'LL OPEN IT UP TO OTHER COMMISSIONERS IF THEY HAVE ANY CLARIFYING QUESTIONS FOR EITHER STAFF OR THE APPLICANT.

SURE. I'LL GO AHEAD. I AS USUAL HAVE QUESTIONS BUT YOU'VE ASKED A COUPLE OF THEM. I wanted to ask about CEQA and we talked about that. Some of these are I guess a little bit of, I don't know if they're rhetorical questions, but questions just for the benefit of like, understanding the, confirming, I guess, what I think. So can you confer, can the applicant, I guess, confirm, or maybe it's staff, that the proposed building does not cast any shadows on the Shriner's property? I know that was something that I read in one of the comments, although it wasn't brought up tonight, and the shadows are cast on other properties, but not on that one. Can that be confirmed?

The applicant did submit a shadow study that's a requirement under the permit application and the app the shadow study submitted does demonstrate compliance with the city's minimum requirements, yes.

Okay, so moving on to my next question. From what I read in the traffic study, the level of service changes from A to D, meaning, I don't know if I have the numbers exactly right, but meaning a 34 second delay at the intersection. And according to the way it was written, it says it degrades to a level E, and that is not deemed acceptable. What are the implications of that? I don't have the page in the study that that's noted, but I noted that almost verbatim. AND I WAS WONDERING, WHAT ARE THE IMPLICATIONS OF THAT? THE IMPLICATIONS OF THAT?

I'D LIKE TO PROBABLY PULL THAT I'D LIKE TO PROBABLY PULL THAT SUBSECTION UP IN THE TRAFFIC SUBSECTION UP IN THE TRAFFIC IMPACT ANALYSIS, ALTHOUGH IMPACT ANALYSIS, ALTHOUGH PERHAPS THE APPLICANT ENGINEER PERHAPS THE APPLICANT ENGINEER WHO I KNOW IS AVAILABLE HERE ON WHO I KNOW IS AVAILABLE HERE ON THIS CALL AS WELL AS THE CITY'S THIS CALL AS WELL AS THE CITY'S PUBLIC WORKS DEPARTMENT MAY BE PUBLIC WORKS DEPARTMENT MAY BE ABLE TO ANSWER THAT MORE ABLE TO ANSWER THAT MORE READILY, BUT I'LL PULL THAT UP READI

Yeah, Commissioner, this is Ali Zhou from Hexagon Transportation Consultants. There are, could you clarify which intersection you are talking about?

Intersection at Elkhorn and 20th Avenue. And as I, yeah.

Yeah.

I didn't note the page, so I'm sorry about that.

Yeah, I'm trying to find it as well. I can look maybe, maybe this, you know, the city staff, or John could talk about, you know, how, how the policy is designed around what is quote, unquote, acceptable versus not acceptable. But for unsignalized intersections, the level service analysis, you know, looks at the delay, but also it looks at whether the intersection warrants a traffic signal. And in this case, it does not warrant a traffic signal. There are also no other readily available improvements that can be done at this intersection. The level service being disclosed is purely for information purposes. There are no SQL applications regarding that.

Well, I guess I'll try to find the page that I noted that I should have noted it in my questions, but because I thought it was interesting that it said no traffic signal is determined to be necessary, but yet it also said, over past the first year, I think it would degrade to a level E level of service and that is deemed not acceptable. So I don't know what that, if it doesn't mean a traffic signal, I don't know what it means. I can try to find that, I guess, and we could maybe come back to that. If there's not information available as to what that means.

Through the chair. Hi, this is john from public works and I believe we're talking about table six on page 29 of the LTA is the opening year it does it details what you're talking about the average delay going from a 26.7 second to the 35.2 But for the purpose of this project, I, I would just kind of say the same thing that all he stated that the purpose of this LTA was to see if there was any improvements or mitigation requirements for this project, and it wasn't found to warrant a signal or any other modifications here.

Okay. Well, I'll move on. Let me just see. I had another question or two here.

Can I ask a clarifying question about that? Yeah. Is it correct to say that that would be relevant if we were doing a CEQA analysis, but since we're not, it's not necessarily relevant?

Well, there's no level of service analysis required under the CEQA guidelines. There used to be many years back, but not any longer.

Now that through the chair now that requirement is from our general plan the level of service analysis.

OK well I don't know that we have an answer for that but I'll move ahead. The other question, okay, so this is kind of a question for the Shriners representatives, I guess. We've heard a lot about the drop-offs and pickups and all of that. Is it possible that any of these drop off and pick up functions can take place in your parking lot where then the parents and children or providers and children can walk from a parking lot along a sidewalk on your Shriner side of the street as opposed to crossing the street? I don't know where they cross currently, if they cross right at 20th to then go back to the Little Bloom's door. But my question is, has that been looked at? Is it possible for some of those functions to take place within the site itself?

SO I'M GOING TO JUMP IN AND SAY I ACTUALLY HAVE THE SAME SO I'M GOING TO JUMP IN AND SAY I ACTUALLY HAVE THE SAME QUESTION BECAUSE I NOTICE THERE'S A QUESTION BECAUSE I NOTICE THERE'S A VERY LARGE PARKING LOT ON THE VERY LARGE PARKING LOT ON THE SHRINERS SIDE OF THE ROAD THAT SHRINERS SIDE OF THE ROAD THAT APPEARS TO BE ASSOCIATED WITH THE APPEARS TO BE ASSOCIATED WITH THE SHRINERS BUILDING AND I HAD THE SHRINERS BUILDING AND I HAD THE SAME THOUGHT BUT I DON'T BELIEVE WE SAME THOUGHT BUT I DON'T BELIEVE WE CAN DIRECT QUESTIONS TO A PUBLIC CAN DIRECT QUESTIONS TO A PUBLIC COMMENTER SO I THINK OUR BEST BET COMMENTER SO I THINK OUR BEST BET IS TO DIRECT THAT QUESTION

This actually might be the right time for me to jump in with a related question about loading and unloading. And I should state up front that I did have a visit to the site for a meeting with the project applicant. And while I was there, I drove onto Elkhorn Court and I parked in the temporarily in the parking lot of the project site. And I did observe some people coming in and out of the property across the street, Shiner's facility, and parking along that frontage there. And then looking online here, I'm seeing something kind of similar to a previous project that we talked about not too long ago. I'm seeing sort of unofficial signs saying, you know, please don't park here along the sidewalk. This is a loading area. This may be a question for Public Works. If the Shriners were interested in expanding the loading zone along their side of the street on Elkhorn Court, would that be something that they could discuss with Public Works?

Through the chair, this is John from Public Works.

I'm just going to jump in real quick too. And before we lose sight of the first question, so I think answer both questions, which is why are pickups, if staff knows, why are pickups and drop-offs not happening in the parking lot? And then to Commissioner Clafter's question, can that loading zone be expanded? And I would also ask about like if there's signage today saying that people should not park there, then why are people parking there? And has there been any enforcement of that?

I THINK IT WAS UNOFFICIAL WHEN I I THINK IT WAS UNOFFICIAL WHEN I WAS LOOKING ONLINE.

WAS LOOKING ONLINE.

WELL, THROUGH THE CHAIR, FROM WELL, THROUGH THE CHAIR, FROM THE STAFF PERSPECTIVE, WE WOULD THE STAFF PERSPECTIVE, WE WOULD NOT KNOW WHY THE FACILITY NOT KNOW WHY THE FACILITY OPERATES THEIR PICKUP AND DROP OFF OPERATES THEIR PICKUP AND DROP OFF AS THEY MAY CURRENTLY DO IN

OK, THANK YOU. THROUGH THE CHAIR. THAT WAS SOMETHING THAT THE APPLICANTS HAD OFFERED, I BELIEVE, TO THE SHRINERS WAS TO MAKE THAT AN OFFICIAL LOADING ZONE AS WELL. SO THAT IS SOMETHING THAT THEY COULD DO WORKING WITH PUBLIC WORKS POTENTIALLY. I DON'T KNOW IF JOHN WANTS TO SAY ANYTHING.

YOU MEAN ON THE OTHER SIDE OF THE STREET FROM THE PROJECT SITE? YES.

BUT I BELIEVE WE HAVE JOHN ON ZOOM WHO MIGHT ALSO HAVE SOME THINGS TO ADD.

Hello again up yep basically what Joanna said that if they wanted to propose or. propose some loading zone along elkhorn and that that is something that we review under like our curve marking application. So if they would like to. Look into that they can our team can investigate.

I think we should stick to questions, but that's something I want to discuss because I don't understand why that would be a safer option than using the parking lot. So let's pin that and come back and discuss it.

Great. I think I had another question in here. Let's see. I also wanted, okay, so I wanted to clarify how many parking spaces the building, the new building project is going to have, because I heard a lot of big numbers thrown around, like 900 or something, and there's 200 and something, if I recall correctly. Can you confirm how many parking spaces, how many cars would be coming out of the building? COULD POSSIBLY BE COMING OUT OF THE BUILDING?

THE BUILDING? WE WILL HAVE 277 PARKING WE WILL HAVE 277 PARKING SPACES. SPACES.

OKAY. OKAY. THANK YOU. THANK YOU. OKAY. THE LAST QUESTION I HAVE, WELL, THE LAST QUESTION I HAVE, WELL, YEAH, THE LAST QUESTION I Well, it's this question that I look at generally. I always look at the impact on neighboring buildings in terms of shadows and sunlight and daylight and such. ACTUALLY THIS IS I GUESS MORE CONNECTED TO THE 500-FOOT CONNECTED TO THE 500-FOOT FREEWAY SETBACK ENCROACHMENT FREEWAY SETBACK ENCROACHMENT ISSUE AND THE FACT THAT THE UNITS ON ISSUE AND THE FACT THAT THE UNITS ON THE NORTH SIDE OF THE BUILDING THE NORTH SIDE OF THE BUILDING DON'T HAVE ANY BALCONIES. It came to I thought of it because I was also looking at the shadows study in the all of that and I'm wondering does anybody like the applicant or the architect know how far you would have to pull it to the South to be able to have. Balconies there would that be I'm just curious because those units on about this because of the freeway connection.

I MIGHT ACTUALLY BE ABLE TO ANSWER THAT BUT I'LL DIRECT IT TO THE I MIGHT ACTUALLY BE ABLE TO ANSWER THAT BUT I'LL DIRECT IT TO THE APPLICANT AS WELL BECAUSE I ALSO MET APPLICANT AS WELL BECAUSE I ALSO MET WITH THE APPLICANT AND REVIEWED THEIR WITH THE APPLICANT AND REVIEWED THEIR PLANS WITH THEM AND ASKED WHERE DOES PLANS WITH THEM AND ASKED WHERE DOES THAT 500 FOOT SETBACK GO TO AND IT THAT 500 FOOT SETBACK GO TO AND IT GOES TO RIGHT BEFORE THE POOL. GOES TO RIGHT BEFORE THE POOL.

SO IF YOU'RE TO LOOK AT THE I SO IF YOU'RE TO LOOK AT THE I THINK IT'S THE THIRD OR FOURTH THINK IT'S THE THIRD OR FOURTH FLOOR WHERE THE POO Okay, I actually lied. I have one other question. The other question I have is relatively minor, I guess, but I sort of mentioned this. I also did meet with the applicant at the site and get a preview of the project and walked the site, which was very helpful. So one thing that I was wondering about is, It could be a family-oriented development, but I think it's intended to be. Is it possible to modify the pool deck area such that the large seating area on the south of the pool One area of that could have a play structure or some kind of you know taught lot or something Because it it there's a lot of great amenities, but there doesn't seem to be very many You know family-friendly amenities like I'm just it I guess it's sort of a question for the designer for the applicant

Yeah, and that wouldn't be something that our typical demographic of residents would be looking for in an amenity. OK. That's all I have. Thanks.

Thank you, Commissioner Williams. Commissioner Clefter, do you have any questions?

Yeah, just a couple so on the issue of there was there a couple comments about traffic and on the on the street there and one of the things that I was told During my meeting at the site and what it wasn't brought up yet this evening was that as part of the conditions of approval the plan was to ADDRESS THE NARROWNESS OF ELL CORN COURT BY STRIPING ONE SIDE AS A NO PARKING ZONE IS THAT CORRECT I'M LOOKING AT A CONDITION WITHIN ATTACHMENT ONE IT'S CONDITION NUMBER 49

A, that speaks to signage and striping. It's a condition added by the Department of Public Works. John, I don't know if you have anything, if you're still on the call here, to add to that. But I can read the first sentence, which states the applicant shall install traffic signage and striping of a material and design by public works or designee. I don't know if that's what you were referring to, but let me keep looking for more striping related conditions.

Looks like maybe the applicant can speak to it.

Yes. O'Horn Court isn't wide enough for parking on two sides and to maintain the necessary fire width as is. So we are going to red stripe our side and that's why we have the duck out coming into our side as well for the loading zone.

Thanks. And I had another question. I had some questions about trees. I was looking at the, there was some discussion of trees when I had my site visit and then I was looking into that some more and some things came up and I was looking at the specific species of trees that were being required according to our Street Tree Master Plan and the tree along 20th Street, uh avenue which is uh specified to be a um called a flame gold tree And I was doing some research on these trees. And it said that that particular tree often requires pretty careful pruning in early years in order to get the best shape and everything. And I was just trying to figure out who would be responsible for the maintenance of the trees in those early years.

I would be the applicant.

Okay, and do you have a plan to kind of guide those trees after the initial planning?

I'LL ADD TO THAT THAT MY UNDERSTANDING IS THAT SPECIES OF TREE ALSO DROPS LARGE SEED PODS AND POTENTIALLY ALSO A SAP THAT CAN STAIN SIDEWALKS AND WHATEVER IS PARKED UNDERNEATH IT. SO I THINK MY QUESTION WAS MORE BROAD, WHICH IS IT'S NOT JUST THE PRUNING.

THAT'S THE TREE ON ELK HORN COURT. I'M TALKING ABOUT THE 20th AVENUE.

Well, for both trees. I think I have the same question, which is, who is responsible for keeping the street clean and the trees pruned?

Yeah, so on the trees on West 20th, we have contractors that we work with. Our asset management team will hire a contractor to maintain it consistent with its requirements. I think there's a condition requiring that we show evidence of the contract for a few years, which is atypical, but not an issue. And as to if there's a question on the trees on Elkhorn Court, I can bring our landscape architect up who can speak to those.

YEAH, I HAVE A QUESTION ABOUT THOSE AND I'LL PROBABLY LOVE TO THOSE AND I'LL PROBABLY LOVE TO THOSE AND I'LL PROBABLY LOVE TO HEAR FROM THE LANDSCAPE ARCHITECT HEAR FROM THE LANDSCAPE ARCHITECT HEAR FROM THE LANDSCAPE ARCHITECT JUST A MOMENT. JUST A MOMENT. JUST A MOMENT. THE QUESTION ON THOSE TREES, SO THE QUESTION ON THOSE TREES, SO THE QUESTION ON THOSE TREES, SO I HAD ASKED ABOUT THE OTHER I HAD ASKED ABOUT THE OTHER I HAD ASKED ABOUT THE OTHER TREE. TREE. TREE. I HAVE SOME CONCERNS ABOUT THAT I HAVE SOME CONCERNS ABOUT THAT I HAVE SOME CONCERNS ABOUT THAT TREE WHICH I'LL RESERVE FOR TREE WHICH I'LL RESERVE FOR TREE WHICH I' um and uh i got a response from the city arborist can i just can i read what they said to me yeah so they said to me um to modify the street tree species requirement including the street tree master plan block designation code amendments to landscape ordinance 27.71 and or the protected tree ordinance 13.40 and other policies would be required is so i'm trying to understand that if we were just to um if we wanted to add something, language basically allowing some flexibility on the selection of trees there, would that not be allowed? Would we have to have an amendment of some sort?

I DO NOT BELIEVE THAT WE WOULD I DO NOT BELIEVE THAT WE WOULD NEED TO HAVE AN AMENDMENT NEED TO HAVE AN AMENDMENT NEED TO HAVE AN AMENDMENT TO THE STREET TREE PLAN ITSELF. TO THE STREET TREE PLAN ITSELF. TO THE STREET TREE PLAN ITSELF. THESE ARE THE ONES CALLED OUT IN THESE ARE THE ONES CALLED OUT IN THESE ARE THE ONES CALLED OUT IN THE PLAN I BELIEVE WHICH IS WHY IT THE PLAN I BELIEVE WHICH IS WHY IT THE PLAN I BELIEVE WHICH IS WHY IT WAS FOLLOWED BUT THERE HAVE BEEN WAS FOLLOWED BUT THERE HAVE BEEN WAS FOLLOWED BUT THERE HAVE BEEN ACTIONS THAT THE COMMISSION HAS ACTIONS THAT THE COMMISSION HAS ACTIONS THAT THE COMMISSION HAS TAKEN IN THE PAST

SO THROUGH THE CHAIR IN THIS SO THROUGH THE CHAIR IN THIS CASE BECAUSE THE PROJECTS IS CASE BECAUSE THE PROJECTS IS CASE BECAUSE THE PROJECTS IS ALSO GOING TO SEE COUNCIL THERE'S ALSO GOING TO SEE COUNCIL THERE'S ALSO GOING TO SEE COUNCIL THERE'S AN OPPORTUNITY TO EVALUATE IN AN OPPORTUNITY TO EVALUATE IN AN OPPORTUNITY TO EVALUATE IN BETWEEN THIS MEETING AND THE STATE BETWEEN THIS MEETING AND THE STATE BETWEEN THIS MEETING AND THE STATE COUNCIL MEETING.

COUNCIL MEETING. COUNCIL MEETING.

I'LL RETURN TO THAT DURING I'LL RETURN TO THAT DURING I'LL RETURN TO THAT DURING COMMENTS.

COMMENTS. COMMENTS A COUPLE OF THE QUESTIONS HAVE ALREADY BEEN ANSWERED THAT I A COUPLE OF THE QUESTIONS HAVE ALREADY BEEN ANSWERED THAT I A COUPLE OF THE QUESTIONS HAVE ALREADY BEEN ANSWERED THAT I HAD, BUT I HAD A QUESTION HAD ALREADY BEEN ANSWERED THAT I HAD, BUT I HAD A QUESTION HAD ALREADY BEEN ANSWERED THAT I HAD, BUT I HAD A QUESTION REGARDING, FIRST OFF I'D LIKE HAD, BUT I HAD A QUESTION REGARDING, FIRST OFF I'D LIKE HAD, BUT I HAD A QUESTION REGARDING, FIRST OFF I'D LIKE TO SAY THAT I DID MEET WITH THE REGARDING, FIRST OFF I'D LIKE TO SAY THAT I DID MEET WITH THE REGARDING, FIRST OFF I'D LIKE TO SAY THAT I DID MEET WITH THE APPLICANT AS W that I couldn't find myself, where is it at? For the wrapped parking garage, I noticed that in some of the newer developments that there are ventilation shafts for CO and other toxic fumes. Is that being mitigated here within this garage? And I just couldn't spot it on the actual plans.

definitely if I don't know if we can pull up the plan or if you have the plans in front of you um if you have like the second floor I can also let me see I'm failing to see it, of course. But there's shafts that will go up from, if we can go down one level, actually.

I was just wondering the same. Is that top left X a shaft?

No, no, that's the elevator. And it's, of course, when I come up here that I have trouble seeing it. But there's shafts that go up through the entire, from the garage up the entire path of the building. And then exhaust out the roof.

Okay.

Yeah, they'll have a fan as well.

Got it. Thank you for addressing that. CONSTRUCTION PARKING, I KNOW THAT'S A CONCERN FOR THE COMMUNITY AND DURING MY VISIT TO THE SITE, THE APPLICANT DID REPORT THAT THEY WOULD HAVE ACCESS TO THE PARKING LOT AT THE ELKS LODGE. IS THAT INDEED FACTUAL AND THAT'S GOING TO BE A PARTNERSHIP WITH ELKS LODGE TO MAKE THAT HAPPEN?

we we don't have an agreement with them but that's one of the the groups that we would reach out to we would hope to get into an agreement with them or another neighbor with leftover parking uh and or excess parking i should say and then typically in our projects when the garage is ready and the city okays it construction parking would move into the garage itself

Okay, thank you. And this, I don't know how feasible this would be, but maybe for my own clarification, would a emergency vehicle access road like we have here on the west side of the property, would it be feasible to relocate that for consideration for entrance into the project? Let's say possibly to the north side that's abutting with LARC. Would that even be something that, I know we can't request things, but would that even be feasible for the applicant to apply for a variance to 3.2.3?

I THINK IT COULD BE A FEASIBLE ASK. I KNOW THEY'RE NOT CURRENTLY PROPOSING THAT. IT WOULD DEFINITELY REQUIRE, I THINK, SOME PURVIEW DIRECTLY WITH THE FIRE DEPARTMENT TO SEE WHAT THAT LAYOUT WOULD MEAN RELATIVE TO THE RESULTING CHANGES OF THE BUILDING. IT KIND OF WOULD CREATE, I BELIEVE, A DOMINO EFFECT IN OVERALL BUILDING DESIGN CHANGES IF THEY WERE TO SHIFT THAT WHOLE BUILDING.

LET ME ADD A FOLLOW-UP QUESTION FOR PLANNING, BECAUSE I THOUGHT IT WAS A SHARED EASEMENT WITH CORTABELLA.

THAT IS, EXCUSE ME, I THOUGHT THE QUESTION WAS IF THE PROPOSAL WAS TO COMPLETELY CREATE A NEW SHARED EVA ON THE NORTH SIDE OF THE BUILDING. SO NOT UTILIZE THE EXISTING COMMON SPACE AS AN EVA, BUT TO CREATE A WHOLE NEW ONE, IF I HEARD YOU CORRECTLY?

YES, THAT IS CORRECT.

SORRY, I THOUGHT I HEARD YOU SAY RELOCATE. AND I ASSUME A RELOCATION WOULD REQUIRE THE PERMISSION OF CORTABELLA SINCE IT'S A SHARED EASEMENT WITH THEM.

OH, LIKE TAKE THE EXISTING, YEAH, THAT WOULD BE A WHOLE NEW LOT OWNERSHIP CONFIGURATION CHANGE.

OH, YEAH.

I THOUGHT THAT USEMENT WAS SHARED WITH CORDOBELLA. IS IT ACTUALLY SHARED WITH THE LARK?

YES. AND SO YOU WOULD HAVE, LIKE, AN EMERGENCY VEHICLE WOULD HAVE TO COME IN AND MAKE A U-TURN TO GET TO THE LARK TO SERVE THEM IN AN EMERGENCY. AM I UNDERSTANDING THAT?

LARK IS TO THE NORTH, RIGHT? YES. I WAS JUST TRYING TO LOOK FOR A CREATIVE WAY TO FIND ANOTHER ENTRANCE INTO THIS PROJECT AND MOVING THE EVA TO THE NORTH SIDE OF BUDDING WITH LARK AND USING THE CURRENT EVA AS A POSSIBLE NEW ENTRY INTO THE PARKING STRUCTURE.

WE'RE KIND OF GETTING INTO DISCUSSION BUT WE HAVE THE OBJECTIVE DESIGN STANDARD THAT SAYS THE DRIVEWAYS HAVE TO BE ON THE SECONDARY STREET.

GOT IT.

But you're saying, could that be considered a secondary street if you used it as access? Could it be considered an alley, which is one of the examples given?

I think that would require a pretty thorough evaluation of many different components of city policies and guidelines.

Got it.

And the project applicant has to request concessions and waivers. So just a reminder on that point.

I could add, in my meeting, there was some discussion about the parking ramp for the LARC, and I believe there was originally some intention that this other portion of the proper, this second portion of the parcel would be sharing that ramp, but there was a decision made not to do that. I don't know if that's something that could be commented on by the, no, I don't know. I think when the property was split, maybe that no longer became an option.

Got it. Yeah.

Do you have any other questions?

No further questions, sure.

Okay, thank you so much. Commissioner Bush.

Thanks. We had a question about, or concern about the number of visitor parking spaces, eight spaces for over 200 units. Can you comment on how you decide, I mean, you're not required to have any parking, so we can start there, but how do you decide kind of best value for the tenants of how you're thinking about visitor parking?

Yeah, definitely. So we operate a lot of these buildings and similar locations. And through our experience doing that, we found this to be right in the range of what is actually needed.

Do you know where else? I mean, you're going to have a red curb on your side on Elkhorn. Do you know about other places that visitors might be able to park? Like, can you park on 20th? I don't think so. Can you? Do you have any sense of where the overflow might go?

Well, we think it's adequately sized overflow. I think there's short-term parking on West 20th. I don't think it's. Okay. I would defer to Public Works on that.

I parked on 20th.

I have another question for you. I have another question for you.

NO, THAT'S OKAY.

I WASN'T SURE IF YOU HEARD ME. I WASN'T SURE IF YOU HEARD ME. THERE WAS ALSO CONCERNED ABOUT THERE WAS ALSO CONCERNED ABOUT TRASH PICKUP. TRASH PICKUP. DO YOU HAVE ANY COMMENTS ABOUT DO YOU HAVE ANY COMMENTS ABOUT WHAT THE PLAN IS FOR THAT? WHAT THE PLAN IS FOR THAT?

OH, YEAH, DEFINITELY. OH, YEAH, DEFINITELY. SO TRASH PICKUP, THAT IS IF YOU SO TRASH PICKUP, THAT IS IF YOU LOOK AT THAT AT THE TOP RIGHT LOOK AT THAT AT THE TOP RIGHT CORNER, WE WORKED WITH CORNER, WE WORKED WITH RECOLOGY AND PUBLIC WORKS AND RECOLOGY AND PUBLIC WORKS AND IT WAS IN THE TRANSPORTATION IT WAS IN THE TRANSPORTATION IMPACT ANALYSIS. IMPACT ANALYSIS The curb cut is extended from the driveway north and that provides storage for dumpsters, back of curb, and then some spilling out onto the curb as well. And essentially they'd be put out there and then actively removed as soon as pickup occurs.

So can I just clarify? So they are not in the curved portion of the cul-de-sac? No. They're in that, what I see right there, the curb cut area. And so it wouldn't really block the turnaround? Correct.

OK. OK, those were my only questions that were answered.

Thank you. I have a couple of questions. Although they might've all been covered at this point. Um, I think I noted before that I also met with the applicant and, um, they walked me through their, their designs. And I also did a walk around the site. Okay, so I have questions about the windows adjacent to, not directly adjacent to Highway 92, but the windows adjacent on the, the windows on the north, plan north side of the building that are within the 500 feet radius under which the organization formerly known as BACMED, Bay Area Air Quality Management District, I think now known as BAD, but I don't remember what it stands for, suggests not citing sensitive uses within 500 feet of a heavily trafficked roadway, and those sensitive uses include residences as well as schools and childcare facilities. So my question to staff, I asked this prior to this meeting, Are the windows on the north side of the building that are within that 500 foot radius operable? And are they required by code to be operable for egress and safety reasons?

THANK YOU, CHAIR. TO ANSWER YOUR QUESTIONS, WE TO ANSWER YOUR QUESTIONS, WE DID CONFER WITH THE CITY'S DID CONFER WITH THE CITY'S BUILDING DIVISION FROM A CODE BUILDING DIVISION FROM A CODE PERSPECTIVE FOR THE LATTER PART PERSPECTIVE FOR THE LATTER PART OF YOUR QUESTION, BUT TO ANSWER OF YOUR QUESTION, BUT TO ANSWER THE FIRST PART OF YOUR THE FIRST PART OF YOUR QUESTION, YES, THOSE WINDOWS ON THE THE FIRST PART OF YOUR QUESTION, YES, THOSE WINDOWS ON THE NORTH SIDE OF THE BUILDING AS NORTH SIDE OF THE BUILDING AS CURRENTLY PROPOSED ARE CURRENTLY PROPOSED ARE STRUCTURED TO BE OPERABLE. STRUCTURED TO BE OPERABLE. AND THEN TO ANSWER THE The response is that the windows of the residential dwelling units are not required to be operable for emergency escape and rescue purposes because of the selected type of construction. However, those windows are required to be used for natural ventilation in accordance with another building code requirement. So it would be possible to design the dwelling unit for this project with no operable windows and not rely on natural ventilation. However, if that was the case, they would need to be designed with a more complex and expensive HVAC mechanical ventilation system to meet that subsequent building code requirement. which would bring the air out through ductwork, which would also trigger other exterior changes to the building from what is currently proposed.

GOT IT. SO IF I CAN SUMMARIZE, WE REQUIRE THOSE, WE DON'T REQUIRE, THOSE WINDOWS ARE CURRENTLY OPERABLE TO SATISFY A VENTILATION REQUIREMENT. THERE IS AN ALTERNATE SOLUTION THAT WOULD NOT REQUIRE THEM TO BE OPERABLE BUT IT WOULD BE MORE EXPENSIVE AND AS I'M SURE CITY ATTORNEY WILL NOTE THAT WE CANNOT REQUIRE, WE CAN ONLY REQUEST, THAT'S INTERESTING. I THINK WE CAN DISCUSS THAT LATER. I HAVE CONCERNS ABOUT THE CITY REQUIRING FOR VENTILATION ACCESS TO AIR THAT BAD SAYS IS NOT SAFE FOR SENSITIVE USES SO THAT SEEMS LIKE SOMETHING THAT COULD BE DISCUSSED AS PERHAPS PART OF OUR ZONING CODE UPDATE. SO LET'S TABLE THAT ONE. And then the other question I had is actually for the applicant. And this is more to satisfy my own curiosity. I was curious why the project is providing eight units at a moderate income level to get an additional 20% density bonus, but is only utilizing 1% of that density bonus. And again, this is mostly to satisfy my curiosity because I have heard that the moderate income units are the hardest to fill. So I'm curious why provide so many if it's not to get a 20% density bonus?

Yeah. I think the best answer is it's just the way the math worked out on this project. OK. Yeah.

Okay, fair enough. All right, so those I think between my fellow commissioners, we've covered all of the questions that I had noted. Any final questions for my fellow commissioners? If not, I'm going to suggest that we break. It is almost 910. Perhaps we could come back at 920 and have a quick bio break. Okay, thank you so much.

Hehehehe. Thank you. Thank you. you you you you so so Thank you. Thank you. Thank you. Thank you for watching. Thank you. . . . . . . ¶¶ you

Thank you.

Commissioner Clafter. Commissioner Clafter.

Through the chair, we are ready to resume.

Thank you so much. Welcome back. All right, I believe we have all asked our clarifying questions, unless anybody thought of additional clarifying questions OK, no. Then let's go ahead with comments, if any commissioners have comments on this project. And I'm going to start with my left side of the dais. Commissioner Bush. Perfect. Do you have any comments?

Yeah, I mean, I guess I just would say, just to be totally clear, we don't really have a lot of discretion here in this decision for the reasons that were kind of reiterated by staff. TO CHAIR PATEL'S QUESTIONS, BUT WE DON'T HAVE DISCRETION TO REQUIRE A SEQUEL ANALYSIS. WE DON'T HAVE DISCRETION TO ASK FOR REALLY MORE OR DIFFERENT DESIGN. WE DON'T REALLY HAVE DISCRETION TO DENY UNLESS THERE IS A SPECIFIC FINDING BY US OF A PUBLIC health and safety issue, which requires us to have specific evidence in front of us that it will be a health hazard without any mitigating possibilities. I JUST FOR ALL OF THE SHRINER FOLKS WHO CAME OUT TO SHARE THEIR CONCERNS, IT'S INCREDIBLY VALUABLE TO DO SO. HOPEFULLY THE DEVELOPER HAS HEARD YOU AND IS WILLING TO CONTINUE TO WORK WITH YOU AND I KNOW THAT CITY STAFF HAVE HEARD YOU ABOUT YOUR CONCERNS AND THERE ARE LOTS OF WAYS BETWEEN NOW AND WHEN THIS BUILDING IS COMPLETED TO TRY TO ADDRESS SOME OF THOSE CONCERNS PARTICULARLY AROUND THE SAFETY OF the children and the seniors your convenience the traffic those things there are mitigating measures that hopefully staff and and the developer can help with but ultimately our decision is really constrained by state law and based on the staff report and the applicant information and all the evidence in front of us you know this is uh you know from my perspective a development that we are required to approve um so just wanted that's that's my perspective i think um personally i think it's a great project with um it's gonna PROVIDE A LOT OF NEW HOUSING, A LOT OF AFFORDABLE UNITS IN REALLY CLOSE PROXIMITY TO PUBLIC TRANSIT, AND I THINK THIS IS THE TYPE OF LOCATION WHERE WE WOULD WANT TO SEE PROJECTS LIKE THIS, AND I WOULD HOPE IN THE SAME WAY THAT A LOT OF OUR PUBLIC COMMENTERS WOULD, THAT WE WOULD WORK REALLY HARD TO ADDRESS SOME OF THE NEGATIVE IMPACTS AND MITIGATING THOSE.

AND THAT'S IT. THANK YOU.

I HAVE THE SAME EXACT COMMENTS THAT I WISH TO MAKE SPECIFICALLY TO THE SHRINERS. I SYMPATHIZE WITH WHAT THEY'RE BRINGING FORTH. AND AS A FATHER OF SIX CHILDREN MYSELF, MY UTMOST PRIORITY IS THEIR SAFETY. AND I JUST WANT TO ADDRESS THAT I DO HEAR THE CONCERNS FROM THE COMMUNITY. regarding the pedestrian safety the drop-offs and um uh just to uh chair patel at the beginning right after the applicant's um presentation um highlighted that our scope of influence as a planning commission as a whole has been shrunk and um due to that uh just to continue to echo what um Commissioner Bush was just saying our scope of influence in our our purview and our ability to deny a project. We've been hamstrung in a lot of the streamlining legislation coming out of Sacramento and WITH ALL THAT SAID, I STILL SUPPORT THE PROJECT. I THINK IT DOES. IN ADDITION, IT BRINGS A NET POSITIVE AFTER ALL THINGS CONSIDERED. I KNOW THAT THERE'S A LOT OF HOUSING DEVELOPMENT, BUT CALIFORNIA IS IN THE CATCH 22 BECAUSE IT'S GOING TO BE HARD TO APPEASE EVERYONE AT THE SAME TIME WHILE BUILDING HOUSING THAT'S REALLY NEEDED IN OUR COMMUNITIES. I WISH WE COULD FIND A BETTER MIDDLE GROUND FOR THESE TYPE OF THINGS AND I JUST WANT TO I DO COMMEND STAFF AND THE APPLICANT ON WORKING HARD ON THIS ONE AND BRINGING THIS A PROJECT ESPECIALLY WITH AFFORDABLE INCLUSIONARY HOUSING ON THE DEVELOPMENT I'M APPRECIATIVE OF THAT AND YEAH THOSE ARE MY COMMENTS THANK YOU SO MUCH COMMISSIONER CLAFTER

Yes, so a couple things You know in terms of this I don't need to repeat exactly what was I said I would echo the comments of my fellow commissioners In relation to that, you know, I was thinking about and some discussions. I was having some people just thinking about 20th Avenue more broadly this is not something that we can directly address with this particular project today, but maybe as a city, we need to be thinking a little bit more proactively about, 20th avenue considering all the different projects which are proposed along that corridor considering the zoning and the capacity the theoretical capacity along that corridor which the city has has provided maybe we need to be looking at making some of the improvements you know, sooner rather than later that might be needed in the future, just so that it's ready to handle the additional traffic. Looking at Elkhorn Court, I do appreciate that the, I think the striping along Elkhorn Court, you know, the no parking along that one side there, the project site should help with some of that um you know movement in and out of that street um and i think i think that does respond to some of the concerns that we heard tonight obviously there's still more concerns about that area there so maybe again you know if the uh uh shriners uh uh and public works uh could have some discussions about possibly um improving the loading zone there um We certainly support the daycare center there. And I think that's really important. And obviously, you know, it would be a great thing for residents of this new development to have access to as well. So we certainly would not want to see that impacted negatively. Looking at the project, When I was there and I was looking at the slides and the renderings, just to maybe introduce a moment of levity here. I had jokingly said, oh, you know, I actually kind of like the, I kind of like in the rendering, it just says art for the public art installation. I said, maybe that might be fun to just have it actually make that the actual public art installation and just have it say art. Did you want to add something?

I'm a little glad you're not on the arts commission.

It's kind of a commentary pop art. I don't know.

It's very meta.

Yeah. And then... I DID WANT TO GO ON A BRIEF I DID WANT TO GO ON A BRIEF TANGENT ABOUT THE STREET TREES. TANGENT ABOUT THE STREET TREES. I HAD ASKED QUESTIONS ABOUT THE I HAD ASKED QUESTIONS ABOUT THE TREE TREES ON 20th. TREE TREES ON 20th. CHAIR PATEL AND I HAD COMMENTS the tree which is proposed on our street tree master plan for Elkhorn Quart, which is, I think it's called like on the, in one spot was referred to as like a beautiful leaf eucalyptus. But then I looked up the actual species of tree and it's called a carimbia, what is it? Carimbia callophylla. And I don't like what I was reading at all, It is a very interesting tree in a lot of ways. But when I was looking it up and I found some discussion of it on the Australian Native Plant Society. And even in Australia, it is specifically not recommended as a street tree. And... That is because the root system is apparently very aggressive, pushing up sidewalks. The sap that it is known for, this bright red sap, apparently causes permanent stains on concrete, on clothing, on other items. It has a very high level of debris that it spreads around the nuts, which I was interested to learn are a very important food source for cockatoos, which doesn't help us here, are apparently also a bit of a nuisance. They've been known to get caught in mowing lawn mowers and then they will go like flying at high speeds into windshields. And they're apparently very large. They actually get used in an aboriginal version of street hockey. So overall, just really, don't like the sound of any of that. And I would strongly recommend that we allow the project applicant to select a different street. I don't know if the landscape architect who is here would have any additional thoughts about that. I meant to give you an opportunity to speak earlier. Yes.

Yes, thank you for bringing that up. I'm Leah with Jet Landscape Architecture and Design. Um, we had found the similar information about that street tree, um, in our, uh, investigation. It's an unusual species, never used it. Um, it used to be called eucalyptus calyphylla. So in the taxonomist have recently changed the name, but, uh, we isolated our objection to it based upon the size. That was the biggest issue that we saw. It's 80 feet tall, which is not a problem, but it's the 50 feet wide. That was an issue. So what we've got on Elkhorn is we've got from the proposed building to where the street tree would be maximum 14 feet. So you've got, you know, a street tree that gets, that would get huge. So we proposed a different species, also evergreen, um, also Australian actually, but a very common street tree in the Bay area does really well in tough situations, very small fruit. or hard woody fruit, I should say. So that's what we requested. We wrote a letter to the city arborist, but we're denied. So we would love to reopen that request if possible.

Thank you. Yes, and looking at the street tree master planting list, I noticed that this same Mira tree, as it's also known in Australia, is recommended for planting all over the city. And so I... may uh have something to say about that uh to city council and make some recommendation there which is totally again totally separate from this but um so i have my concerns about that so i definitely think that we should give the applicant that opportunity to make a change there and I think it also comes back to a question of just our general plan, because there's a line in there about street tree equity. And I think equity could extend also to how much maintenance anyone is required to do for the street trees in front of their property. I don't want to burden any given property with additional maintenance just because of the tree that is on the planning list beyond what would be reasonable. So I think those are all of my comments right now. Thank you.

Thank you. Commissioner Williams, do you have any comments?

yes i do uh let's see uh thank you to planning staff and um and the applicants team for the presentation and thank you also to all the public speakers um as i always say i always learn a lot from the public speakers that we the the and the public comments we receive in advance as well I REALLY WANT TO ACKNOWLEDGE AND APPRECIATE THE NUMBER OF MEETINGS THAT THE APPLICANT HAS HAD WITH NEIGHBORS AND ALL THE VARIOUS GROUPS IN THE NEIGHBORHOOD FROM SARA HIGH SCHOOL TO THE SHRINERS TO OTHER PEOPLE AND THEIR RESPONSE TO THE COMMENTS AS OUTLINED, THE COMMENTS THAT THEY RECEIVED OVER THE COURSE OF THESE MEETINGS. I like the building generally, and as the architect said, I think it's nicely detailed and has a timeless design, a pretty clean look with not too modern or trendy though, which I think is appropriate for this kind of, I guess it's kind of a mid-century neighborhood, but not necessarily a historical, more historical neighborhood. I will say that in my opinion, I think the project could achieve a lot by some changes, but as per what Commissioner Bush said, there's very little that we can deny the project for. So we don't really have anything here that we can deny. we can deny it for, I will still give you my opinion on a couple of things here. I do think it's worth taking a look at 20th Avenue driveway to see if that would, you know, how that would work, although you already have the driveway that is, you know, I think the emergency vehicle access, the EVA. is not you know it's a it's a curb cut it's it's a driveway i mean hopefully it will work well as a um as a open space area as well with the grass crete concept um i think that that could solve my desire to have some sort of play area or some you know outdoor area um but that's that can't just be sort of moved to the other side to the north because it's like a property line issue i mean it would have to go to the county i think to be you know a lot line adjustment or something um so so anyway i understand that there would be two driveway you know two driveways if you moved things to the 20th i'd be curious to see what that looked like if it was me um i think um And I think that another area that I think, and again, this is simply my opinion, I certainly can't require this, but I think it would be interesting to see if the project was reduced a bit. There'd be less shadows on neighboring properties, although there is no shadowing across the street to the Shriners building. And there'd be less units and less cars. okay that being said um a little bit more specifically i think that on the regarding the safety issues with pedestrians that would drop off and pick up i think there are some ways that the applicant could and should continue to work a little bit further with the neighbors um But these are things such as looking at a drop-off zone with the help of Public Works on the Shriners on the east side of the street, a dedicated zone for dropping off kids and adults. I think that it's worth looking at the parking lot, but again, I have no, there's not, I don't really have an avenue to request that, but I think that there's some other options to increase, to do everything that you can to maintain a safe environment for the users at the daycare sites. So, I was going to go into this whole thing about shadow studies and how I could address that. But I think at this point, I'm not going to. I've kind of made that point that I think the north side, well, I guess I'll just say that I think the north side, if it was pulled back a little bit more, I know there's like essentially a 50-foot distance. It's not really a setback. It's a 10-foot setback plus the 40 feet on the neighbor's side of the Lark building, giving you about 50 feet. That's a big distance, but there's still some shade that's going to be on some of those units, I think, only at specific times of the year. Okay, I'll give it all of that. I think that it's generally a nice looking building. I think there's a lot of great amenities I think it should be well received by people that are gonna be residents there, so Those are my comments Okay, thank you any final comments from my fellow commissioners I

I do not have much to add beyond what all of you already said. I think you all summarized it quite well. To reiterate for the members of the public, thank you so much for expressing your concerns and comments. We always appreciate hearing from members of the community. But as we've explained, our ability to enact Any discretion is very, very limited. Our only window to deny this project is to make very specific legal findings with evidence of a specific and adverse impact to public health and safety that cannot be mitigated. And per staff's recommendation, you know, that threshold has not been met. So we don't have a legal basis to deny this project. I AM, I AGREE WITH SOME OF THE OTHER COMMENTS OF MY COMMISSIONERS THAT THIS IS QUITE A NICE BUILDING WITH SOME REALLY GREAT AMENITIES. I ALWAYS APPRECIATE TRANSIT ORIENTED DEVELOPMENT. IT'S GREAT TO SEE SOME MORE UNITS COME ALONG ONLINE WITHIN A HALF MILE OF A CAL TRAIN STATION. AND I TOO THINK THAT THIS PROJECT WILL BE WELL RECEIVED BY THE FUTURE RESIDENTS. LIKE COMMISSIONER BUSH SAID, I ALSO HOPE THAT THERE'S SOME MORE INVESTIGATION THAT CAN BE DONE THROUGHOUT THE COURSE OF CONSTRUCTION AND AS MORE PROJECTS COME ONLINE TO LOOK AT 20th AVENUE HOLISTICALLY AND FIGURE OUT MORE HOLISTIC TRAFFIC MANAGEMENT STRATEGY. So I'm hopeful that the city will do that. And then I think the last thing I will say is that I would be open to amending a condition of approval. I'm gonna look at staff for the right way to do this to provide some flexibility on the street tree selection so that we are not requiring a tree that's root base greatly exceeds the width of the sidewalk or may stay in the sidewalks among other things.

Through the chair, could we request that that be a recommendation to City County? Yes, absolutely. Formal amendment to a COA? Yep. Sorry, condition of approval. Thank you.

That works for me. So with that, if there's no other comments, can we get a copy of the resolution on the screen? And I will open it up to my fellow commissioners for a motion.

I'LL MAKE A MOTION TO APPROVE THE RESOLUTION. I'LL MAKE A MOTION TO APPROVE THE RESOLUTION. DOCTOR RESOLUTION. DOCTOR RESOLUTION. AS SHOWN ON THE SCREEN. AS SHOWN ON THE SCREEN.

WITH THE ADDITIONAL WITH THE ADDITIONAL RECOMMENDATION? RECOMMENDATION? CORRECT. CORRECT.

WITH THE ADDITIONAL WITH THE ADDITIONAL RECOMMENDATION TO CITY RECOMMENDATION TO CITY COUNCIL TO ALLOW SOME FLEXIBILITY COUNCIL TO ALLOW SOME FLEXIBILITY ON THE SELECTION OF STREET ON THE SELECTION OF STREET TREES.

TREES. NO COCKATOO FODDER TREES? NO COCKATOO FODDER TREES?

YES. YES. JUST TO BE CLEAR

Yeah, to allow a different tree species to be used than is indicated on the Street Tree Master Plan on Elkhorn Court.

OK, thank you.

Second. Haleva, may we have a roll call vote, please?

Excuse me, Vice Chair Klofter?

Yes.

Commissioner Bush. Yes. Chair Patel. Yes. Commissioner Schumacher. Yes. And Commissioner Williams. Yes. Motion passes 5-0.

Thank you, everyone. And with that, I will close that item. The next item on our agenda is reports and announcements. Do we have any other reports and announcements from staff or our city attorney?

JUST SOME ANNOUNCEMENTS ABOUT JUST SOME ANNOUNCEMENTS ABOUT UPCOMING MEETINGS. UPCOMING MEETINGS. JUNE 9, THE UPCOMING MEETING, JUNE 9, THE UPCOMING MEETING, WE HAVE A SPECIAL MEETING WE HAVE A SPECIAL MEETING STARTING AT 6 P.M. STARTING AT 6 P.M. AND THAT'S THE MEETING WHERE AND THAT'S THE MEETING WHERE YOU WILL BE HEARING THE PROPOSAL AND THEN ALSO THE SORT OF LARGE ONE, THE REASON WE'RE DOING ONE, THE REASON WE'RE DOING ONE, THE REASON WE'RE DOING THE SPECIAL SESSION IS THE STUDY THE SPECIAL SESSION IS THE STUDY THE SPECIAL SESSION IS THE STUDY SESSION ON RESIDENTIAL ZONING SESSION ON RESIDENTIAL ZONING SESSION ON RESIDENTIAL ZONING FOR THE ZONING CODE UPDATE. FOR THE ZONING CODE UPDATE. FOR THE ZONING CODE UPDATE. AND THEN JUNE 23rd, THE ONE AFTER AND THEN JUNE 23rd, THE ONE AFTER AND THEN JUNE 23rd, THE ONE AFTER THAT, WHAT WE HAVE PLANNED FOR THAT, WHAT WE HAVE PLANNED FOR THAT, WHAT WE HAVE PLANNED FOR THE AGENDA IS THE CONCAR PASSAGE THE AGENDA IS TENTATIVELY THE HIGH-DENSITY DISTRICT AMENDMENTS. DISTRICT AMENDMENTS. THOSE ARE THE HIGH-DENSITY THOSE ARE THE HIGH-DENSITY RESIDENTIAL AND MIXED USE RESIDENTIAL AND MIXED USE DISTRICTS SORT OF INTERIM DISTRICTS SORT OF INTERIM AMENDMENTS THAT WE'RE PROPOSING TO AMENDMENTS THAT WE'RE PROPOSING TO COME INTO CONFORMANCE WITH THE COME INTO CONFORMANCE WITH THE GENERAL PLAN AS WE'RE WORKING ON GENERAL PLAN AS WE'RE WORKING ON THE ZONING CODE AMENDMENT THE ZONING CODE AMENDMENT UPDATES. UPDATES. I THINK THAT'S IT. I THINK THAT'S IT. IS THERE ANYTHING TO NOTE ABOUT IS THERE ANYTHING TO NOTE ABOUT THE

no comments for me we will have dinner at six o'clock excuse me five o'clock available to the commissioners okay thank you thank you i had something

Yes, Commissioner Williams. So I emailed about it earlier to a couple people. Can we request that the packets be bookmarked? In the past, they have been well bookmarked. So I can easily click to the drawings or click to the project data or the density bonus letter or whatever. And this packet was not, at least for me, it didn't open up bookmarked. And the last, I don't know about the last one, but that one that was like 10,000 pages, that wasn't really as well bookmarked as in the past.

So we can look into it. THERE'S BEEN SOME CONVERSATION WITH THE CITY CLERK THAT THERE'S BEEN SOME CONVERSATION WITH THE CITY CLERK THAT THERE'S BEEN SOME CONVERSATION WITH THE CITY CLERK THAT THERE'S SOME ISSUES WITH BOOKMARKS WITH SOME ISSUES WITH BOOKMARKS WITH SOME ISSUES WITH BOOKMARKS WITH OUR PRIME GOV SYSTEM THAT WE USE. OUR PRIME GOV SYSTEM THAT WE USE. OUR PRIME GOV SYSTEM THAT WE USE. THAT SAID, THE ONE THAT I THAT SAID, THE ONE THAT I THAT SAID, THE ONE THAT I DOWNLOADED TODAY SEEMED TO DOWNLOADED TODAY SEEMED TO DOWNLOADED TODAY SEEMED TO HAVE BOOKMARKS. HAVE BOOKMARKS. HAVE BOOKMARKS. SO THERE'S CLEARLY SOME SORT OF SO THERE'S CLEAR

i don't think i downloaded the second but anyway i shut down already but i don't think it did for me the second one i don't know i'm not sure if it's just on my end like on my computer if there's something wrong

We'll look into it, because it, yeah.

And I've done that before when I've had a big set of drawings when I was working on drawings that had to be bookmarked for certain disciplines, like landscape, civil, whatever. And it's kind of tedious, I know. So I know putting those packets together is a ton of work, besides all the information that's in them.

ANYBODY ELSE? I HAVE SOMETHING. I HAVE SOMETHING. SO THIS MIGHT BE MY LAST SO THIS MIGHT BE MY LAST MEETING. MEETING. AND I DIDN'T PREPARE ANY COMMENTS AND I DIDN'T PREPARE ANY COMMENTS BECAUSE I WASN'T SURE IF IT WOULD BECAUSE I WASN'T SURE IF IT WOULD BE AND NOW I KNOW IT MIGHT BE. BE AND NOW I KNOW IT MIGHT BE. SO I'M GOING TO TRY TO DO THIS SO I'M GOING TO TRY TO DO THIS OFF THE CUFF BECAUSE I WANT TO OFF THE CUFF BECAUSE I WANT TO MAKE SURE THAT I THANK ALL THE MAKE SURE THAT I THANK ALL THE PEOPLE THAT NEED TO BE THANKED. um and i don't know that i can do that in under three minutes so if i come back in the future i'm not sure i could fit it into a public comment so i hope you suffer through me for perhaps three minutes while i thank everyone first obviously i want to thank staff i have learned so much from staff over the past five years about the municipal code about local government about the development process i mean it's been A HUGELY IMPACTFUL LEARNING EXPERIENCE AND SO MUCH OF THAT HAS BEEN FROM THE CONVERSATIONS AND THE KNOWLEDGE TRANSFER FROM STAFF. I GOT TO GO BACK A FEW YEARS AND THANK THEN COUNCIL MEMBERS RICK BONILLA AND SANDY COUNCIL WHO ORIGINALLY RECOMMENDED ME FOR APPOINTMENT TO THE PLANNING COMMISSION. SO I REALLY APPRECIATE THAT THEY GAVE ME THE OPPORTUNITY TO SERVE IN THIS ROLE. AND I'VE LEARNED SOMETHING FROM EVERY SINGLE COMMISSIONER I'VE SERVED WITH. SO JOHN, THE OG FROM MY TIME ON THE PLANNING COMMISSION, I LOVE TO TELL THE STORY THAT I EVEN LEARNED WHAT THE PLANNING COMMISSION WAS BECAUSE HE WROTE A GUEST PERSPECTIVE IN THE DAILY JOURNAL AND I THOUGHT IT WAS SO GOOD THAT I GOOGLE SEARCHED HIM AND I FOUND HIS LINKED IN AND I SENT HIM A MESSAGE AND HE NEVER RESPONDED. AND THEN MY VERY FIRST TIME MEETING HIM I GOT APPOINTED ON A MEETING HIM I GOT APPOINTED ON A MONDAY NIGHT AT A CITY COUNCIL MONDAY NIGHT AT A CITY COUNCIL MEETING. MEETING. MY FIRST PLANNING COMMISSION WAS MY FIRST PLANNING COMMISSION WAS THE VERY NEXT EVENING. THE VERY NEXT EVENING. IT WAS BAY MEADOWS SPAR 2. IT WAS BAY MEADOWS SPAR 2. THE PACKET WAS OVER 1,000 PAGES THE PACKET WAS OVER 1,000 PAGES LONG. LONG. AND HE CALLED ME AT 11 A.M. AND HE CALLED ME AT 11 A.M. ON TUESDAY AND HE SAID, HI, I'M ON TUESDAY AND HE SAID, HI, I'M THE VICE CHAIR. THE VICE CHAIR. DO YOU NEED ANY HELP GETTING I HADN'T EVEN HAD MY 30-MINUTE ORIENTATION YET AND HE SPENT SEVERAL HOURS WITH ME ON THE PHONE GIVING ME AN OVERVIEW OF THE BAY MEADOWS PROJECT AND HELPING TO PREP ME FOR THAT MEETING. THAT'S SO JOHN OF NETTER TO DO THAT AND TO HELP WHENEVER HE CAN. I ALSO LIKE GOING DOWN THE LIST, THE NEXT PERSON WHO I SHOULD ALSO MENTION, ELLEN MALLORY, WE ONLY OVERLAP FOR TWO MEETINGS BUT FOR THOSE TWO MEETINGS IT WAS THE FIRST TIME THERE WAS A MAJORITY WOMAN PLANNING COMMISSION IN SAN MATEO AND THEN WE GOT IT AGAIN WHEN COMMISSIONER BUSH WAS APPOINTED. So that was a really fun moment in San Mateo history. Adam Nugent, who served for a four year term, I learned so much from him about state housing law because that man has every state law memorized. And the gift I will take from him is my personal mood board and reference list of projects, the Ramona project in Palo Alto, the Townsend project in San Francisco. Every time we talk about great architecture, that list came from him. So thank you, Adam, if you're out there for everything you taught me about state law and landscape architecture and good reference projects to choose from. Martin Wiggins was next. I felt like I learned so much from Martin just through osmosis and being on the dais with him. He knew so much about environmental studies and air quality, which was his day job. He was also a landscape architect, but Every time he opened his mouth, I felt like I got smarter. So I definitely appreciate that from serving with him. I don't know how I skipped over you. I'm going in time order, Margaret. You were there at the beginning, too. And I think what I really appreciate about serving with you is... One, your very detailed knowledge of architecture. You always point out things that I don't notice and you always have really great ideas for how to improve designs. And the other thing I really appreciate is that you're so open to new ideas. And when we discuss things, I always feel like you come at this with an open mind and you're willing to listen. And I really appreciate that. Adam Clafter, you were next. Wow, have I learned so much from you about historic architecture. It has been an amazing experience just talking to you and learning about the history of San Mateo and learning about Victorian architecture. And we have I didn't know you before we served on the planning commission. And now I would consider all of you friends, but actually you have fully integrated into my friend circle. You play video games with my husband every week. So it has been great to get to know you. and learn about Victorian architecture from you. And I have appreciated all of your suggestions and advice on my own project to make it be more in line with historic Spanish colonial architecture. And I appreciate that you troll Facebook Marketplace looking for period pieces that are appropriate for my home. So thank you, Clafter, for everything you've taught me. Max I really appreciate the thoughtful comments that you provide and I think just like how matter-of-fact you are I really enjoy that you you have your ideas you have your opinions you have your thoughts you have your suggestions and you don't pontificate you're just like here they are and you are SO FRIENDLY AND SO WELCOMING AND I APPRECIATE THE ENERGY THAT YOU HAVE BROUGHT TO THE DIAS AND COMMISSIONER BUSH. IT HAS BEEN A JOY HAVING A LAWYER ON THE DIAS FOR THE LAST YEAR AND I ALSO APPRECIATE THAT YOU BRING THE PERSPECTIVE OF A COUNTY EMPLOYEE TO THE DIAS AND THERE'S BEEN SEVERAL TIMES WHERE YOU'VE BEEN ABLE TO SHARE THIS IS HOW THIS PROCESS WORKS AT THE COUNTY LEVEL AND IT'S BEEN REALLY HELPFUL FOR US IN UNDERSTANDING how things work there and how we could shift things, shift processes in more efficient ways. And I also feel like I learn everything. I learn something every time you open your mouth. So I really appreciate what you have brought in this past year. um yeah so thank thank you all i have learned so much from all of you serving on the planning commission has really been an incredible opportunity um an honor and a privilege and i'm i'm so thankful to have been here at a time when we did so many impactful things to be able to work on the general plan and the housing element and the objective design standards and the adu ordinance so many amazing things And there's so many fun things coming up. So I know if I'm not here, I leave this commission in good hands. And it has been so amazing working with all of you. It sounds so cheesy to say, but The best part of this is collaborating with all of you. I have really appreciated that in my entire time on the commission and all of the people who have come through, we have always worked really well together. We've been super collaborative. We've been respectful. Like I said, You know, you became a really good friend. So have several others that have been on the dais as well. And I will miss collaborating with you if this is to be my last meeting. So thank you, all of you. You have made this experience such a joy.

Thank you for saying such nice things about all of us. I think it would be completely wrong to close without having an opportunity to say some nice things about you. I've really appreciated all the time working with you the last two years. And you were talking about insights I think every single meeting. um uh that i have uh had the opportunity to participate in with you um you have always had uh some interesting uh things to say and uh suggestions for recommendations to council which i think have been very valuable uh for us for the for the city uh for them to consider for council to consider um is it is it true that this would be her last meeting potentially okay well that's that's too bad too because i i KNOWING THAT YOU WERE UP FOR KNOWING THAT YOU WERE UP FOR KNOWING THAT YOU WERE UP FOR REAPPOINTMENT AND KNOWING THAT REAPPOINTMENT AND KNOWING THAT REAPPOINTMENT AND KNOWING THAT YOU MIGHT NOT BE REAPPOINTED I YOU MIGHT NOT BE REAPPOINTED I YOU MIGHT NOT BE REAPPOINTED I HAD PREPARED A VERY SMALL GIVE FOR HAD PREPARED A VERY SMALL GIVE FOR HAD PREPARED A VERY SMALL GIVE FOR YOU WHICH WASN'T QUITE READY YET YOU WHICH WASN'T QUITE READY YET YOU WHICH WASN'T QUITE READY YET WHICH I WAS HOPING TO GIVE TO YOU WHICH I WAS HOPING TO GIVE TO YOU WHICH I WAS HOPING TO GIVE TO YOU AT A MEETING BECAUSE IT IS AT A MEETING BECAUSE IT IS AT A ME Yes, and thank you for staying in the chair role just a little bit longer. We had some turnover last year, and I feel that you have provided an excellent example. I believe I'm next in line for that role. So it has given me a little bit extra opportunity to observe you in that role and help me to kind of mentally prepare for stepping up. So I really appreciate that as well. So thank you.

Y'all don't have to do this. No, it's cool. We can break and go home.

Nobody responds to your comment about me with respect to things I see at the county. I think one thing that I said to you just a second ago without the mics on is I have never worked with in my role as a lawyer or on the commissions and honestly, nonprofits I've been on. anyone who has been more prepared or able to talk with facility about whatever the issue is like even including staff so i think i think your dedication to the role is exceptionally unique and brings so much to the table even on issues where we may or may may not agree um and i think the value add of that is like impossible to state truly So thank you. Thank you. Very kind.

I got to say something as well. Seema, thank you for being so welcoming. I didn't know what I was signing up for the very beginning. And you helped quash all the concerns. And we had a an in-depth discussion on, hey, this is how I break down the packets. And I, to this day, still reference those notes. And I would also like to say, under your tutelage as the chair, you being the chair, I always pick up something and take away, oh, that's an awesome question to ask the applicant. For instance, one thing you asked at the... I think it was the last planning commission that you had requested that although there's a bike rack there, you'd like to see more something there for those who travel on e-bikes.

Chargers, yeah.

Chargers. And it was cool to see that on this project that they had scooter parking with available chargers. And I was like, it made me think of SEMA. I was like, oh, yeah, that's one of the things that SEMA would have brought up. So, yeah. I like to say that I admire you and I think big things are in the future for you. And I look up to you.

Thank you so much.

I'LL JUST SAY A COUPLE OF WORDS BASICALLY TO KIND OF REITERATE WHAT YOU ALL HAVE SAID. I LIKE COMMISSIONER BUSH SAID, I MEAN, YOUR LEVEL OF EXPERTISE FROM DAY ONE WAS LIKE BLEW ME AWAY. HOW DO YOU JUST STEP INTO THIS AND KNOW ALL OF THIS? I GUESS IT WAS A LATE-NIGHT CONVERSATION WITH JOHN. YEAH, THERE WAS A TWO-HOUR PHONE CALL. But yeah, I think that it's your attention to detail and ability to communicate as well so easily about our subject matter for the most part. I mean, yeah, there's different of us that have different levels of interests or expertise on specific things, but you easily communicate the project information.

and distill questions down to what we're really talking about so super helpful and um i thank you for your service to the city of san mateo and to all of us of course thank you so much it has been amazing to be on this dais and it's been super fun to be the chair um and i love you all i love you all all right with that i will close this meeting thank you all have a good night

Recording stopped.