Planning Commission - Regular Meeting

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, please read the consent calendar. Item one, planning commission 2026 regular meeting calendar adoption. Is there any member of the commission who would like to pull this item from the consent calendar? If any members of the public wish to comment on any consent calendar item, now would be the time to make your comment. This is for consent calendar items only. Do we have any hands raised for public comment on the consent calendar through the chair? We have no public comment. Great. Would anyone like to make a motion to approve the consent calendar?

I'll make a motion to approve the consent calendar. Second. And for a vote, Vice Chair Cler, yes. Commissioner Shumpl, yes. Commissioner Bush, yes. Commissioner Williams, yes. And Chair Patel, yes.

Great. The next item on our agenda is the public comment. Members of the public wishing to comment on any item not appearing on the agenda may address the planning commission at this time. State law prevents the commission from taking action on any matter not on the agenda. Your comments may be referred to staff for followup. Public comment 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. I'm going to go ahead and open up the public comment period. If there's anyone attending in person who would like to comment on an item not on the agenda, please turn in your yellow slip now. And any remote attendees, please raise your hand now. Again, this is for items that are not on the agenda

through the chair. We have no public comments. Okay, I will go ahead and close the public comment period. The next item on our agenda is a public hearing. Item number two, 430 Station Park Circle, Station Park Green specific area plan amendment. We will start with a staff presentation, applicant presentation, and public comments. Members of the public are given two to three minutes to speak depending on the number of speakers. The applicant may also be given 5 minutes at the end to respond to the public comments. 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. Right. Good evening, members of the planning commission. I am Steven Lozarago, assistant planner and staff planner for agenda item number two this evening, a public hearing for planning application number 2025-048 for 430 Station Park Circle or otherwise known as Station Park Green. The item before the commission this evening is a is a specific plan and design guidelines amendment and other modifications for the existing station park green specific plan. The project site circled on the maps on screen focuses on the structure at 430 station park. It is located just north of State Route 92 and is bounded by South Delaware Street, Conquer Drive, and Station Park Circle. The property contains an existing five-story mixeduse building and is within a half mile of the Hayward Park Cal Train Station. The property is surrounded by office buildings to the south, shopping center to the southeast, uh multif family

residential to the north, and single family residential to the east. The original specific plan, design guidelines, and initial study/mmitigated negative declaration was submitted in 2007 and approved in 2011. 2015 a formal application was uh for the project and modification to the specific plan was approved. The completed project includes one mixeduse building building MU1 uh highlighted in yellow on the plan and uh three residential buildings across nearly 12 acres containing 599 housing units over 36,000 ft of ground flooror commercial space a community room and a 2.3 acre park. The current application proposes to modify the previously approved specific plan and design guidelines for the required office and retail space, which I will go into more detail in the next few slides. Building MU1 is located at the corner of South Delaware Street and Conquer Drive. The orange color on the floor plan shows the 11 retail and restaurant units totaling just over 25,000 ft. And the blue color shows the two office units totaling just under 8,000 ft² as well as a 334 ft community room uh all located on the building's ground floor. The rest of the ground floor contains hallways, trash rooms, and a parking garage in the middle for office and retail tenants. The street corner also contains a plaza providing seating, uh landscaping, and public art. In the years since the project completion, the applicant has had challenges with filling the retail spaces and currently all spaces are empty. The applicant proposes to modify the specific plan to allow for an increase of office space on the ground floor. Proposed modifications to the required language in the specific plan can be

found in attachment 8. And the proposed floor plan shows that the most of the units in blue would become office space while the units in orange would be retail focused along conquer drive. The community room would also be relocated to a space facing conquer drive as well. Additionally, the applicant would also uh make improvements to the exterior plaza and pedestrian pathway uh to help enrich the pedestrian experience in those public spaces. Currently, the maximum range for office space is restricted to 10 to 15,000 square ft of area, while retail and restaurants must maintain 25 to 30,000 ft². The applicant proposes to increase the allowable office space up to 35,000 square ft while reduce the amount of the minimum amount of retail space to 3,000 ft. Uh the flexibility of these ranges will allow that property owner to adjust the uses of each space accordingly depending on future market conditions. Uh and since the changes uh proposed are within the existing structure, there are no proposed changes to the overall building footprint or square footage and uh there are no changes to parking. A transportation consultant analysis found that the change would not generate significant traffic impacts. And additionally, since the site is located within a half mile of a Cal Train station, uh due to AB or Assembly Bill 2097, uh no, uh parking require there's no parking requirements or additional parking requirements. Both the applicant and the city uh performed retail analyses of the spaces at site. Uh the applicant has provided a viability viability report in attachment two stating that overall market conditions and other factors such as lack of clearly visible parking and lack

of retail synergy with the surrounding area have impacted uh how successful retail is on the property. The city-led consultant uh report can be found in attachment six and found that the high cost of uh infrastructure improvements particularly in the restaurant spaces as well as a lack of clear signage have also impacted the project success. As such, the consultant recommends that the property owner maintain uh the corner space, space space I on the plans as a restaurant space due to the infrastructure that was installed and to install improved signage to better attract customers. Additionally, for space A, uh a flexible quasi retail uh use is proposed to allow for tenant rental flexibility. staff has worked with the applicant to developed uh to develop conditions to provide either tenant improvements or rent concessions to uh for potential tenants in the remaining retail spaces. Other conditions allow for the flex of retail and nonprofit space uh uses in space a signage improvements and enhancing the public areas uh to create a more active corner. The applicant is also voluntarily providing additional community benefits uh to neighborhood parks. An initial study/mmitigated negative declaration was completed as a part of the original application in 2014. As a part of the amendment to the specific plan, an addendum was uh provided as prescribed under SQUA sections 15162 and 15164. In short, since the changes were not significant, additional environmental review was not required. And for this application, a second addendum was also drafted as modifications were not significant under those same SQL provisions.

Under the general plan 2040, the project is located within the mixeduse medium 2 land use designation. Under the zoning code, the project is located within the San Mato Rail Corridor transit oriented development zoning district and more specifically the Hayward Park Station TOD overlay zone. Staff has reviewed the project and determined that the changes are consistent with the codes and policies in these districts and land and within the general plan. And this project is within the station park green specific plan, which is why this item is being presented this evening. The applicant held a neighborhood informational meeting on March 19th that was attended by 18 guests and then uh one comment has been received in rev in advance to the planning commission hearing. Uh the comment uh was really focused on uh potential parking concerns in the surrounding neighborhood. In terms of next steps, once the planning commission makes a recommendation, this project will be forwarded to the city council for final action. The city council is tent tentative t t t t t t t t t t t t t t t t t t t t tentatively scheduled to hear the application on November 17th, 2025. And if the council approves the request, the the specific plan and design guidelines amendment will be effective immediately. This is a very wordy slide um but staff has worked with the applicant to identify modifications to the SQA finding in the draft resolution. Uh to sum up this slide, there are no significant environmental impacts not previously discussed in the prior uh mitigated negative declaration. So an addendum is the appropriate document since only minor technical changes are necessary and this is really just to edit some of the language that you saw in the resol draft resolution already though. So, uh, staff recommends that the planning commission make a recommendation to the city council to

adopt an addendum to the initial study/mmitigated negative declaration pursuant to sequest sections 15162 and 15164 and adopt a resolution to amend the Station Park Green specific plan and Station Park Green design guidelines to change the mix of floor area allowed for retail and office uses based on the findings for approval and subject to the conditions of approval and to adopt the changes as identified in the previous slide. And thank you. And I can help answer any questions before we pass on to the applicant for the next uh presentation. Can we go ahead and have the applicant presentation next? Yes, please.

Good evening. [clears throat] Thank you. One second.

Good evening. Um, thank you all. Uh, I'm Chris Cobber, uh, vice president of Essex Property Trust, uh, the owner of Station Park Green. Uh in addition to working for Essex, uh my family and I are also longtime residents of San Mo, as is my brother who lives down the street. Uh I'm here tonight to discuss the Station Park Green and a few changes we'd like to to make to it. Uh as mentioned, uh the community consists of 599 homes and over a thousand people call this community their home. Um, in addition, the groundf flooror retail space was built as part of the project in 2018, and that's the focus of our discussion tonight. The residential community has been very successful with over 95% occupancy. Uh, and so it's a really desired place to live as you see. Uh, oh, excuse me. I've got to switch my You can switch to the next one if

Thank you. Um so as I mentioned the uh residential community has been a real success. Uh we've been over 95% occupied uh in this community uh throughout its history. Um the retail space by contrast has not succeeded. of the 10 to 11 retail spaces, only three have ever even had a uh retail tenant at all. And all three of them failed. All of them left before their lease even ended. It's been a very difficult uh um time for folks here. We've tried hard with our brokers. Uh we've solicited over 1,400 uh different operators to try to be here uh with real with no real success. And so the result of all of this, as shown by the picture, has been kind of a dark and empty feel uh to the streetscape uh along this community. In fact, there have even been rumors and questions of me of like they everybody thinks that the entire community is vacant and it's not. It's just these spaces along the street that are and have caused that. Switching to the next slide. So that leads us uh to our proposal tonight. uh we wish to change some of the retail uses to allow the office instead and that's the uh amendment to this specific plan before you today. We're going to keep a few well-located uh retail spaces uh along the conc pedestrian path to the uh train station and we will work to help keep those uh successful. Um with the change in office use, we Essex are going to move our headquarters into Station Park Green. We are a Fortune 500 New York Stock Exchange company and we're looking for a new home and want to stay here in San Monteo. So, and on a personal note, I'd love the commute just being a short distance away if we can move here. Um as uh as mentioned as part of our proposal uh we're providing financial incentives uh to some retailers to attract the type of neighborhood serving retail that was originally anticipated here like coffee shops, light food

eeries, that type of thing that could hopefully succeed here and be of uh and really serve the neighborhood, the train commuters in the area as well as the workers that will be here in these office spaces adjacent to them. We're also, as mentioned, going to relocate the community room that was originally constructed as an amenity for the general public. Uh, it is free of charge. Anybody in Sonteo can use it for events, meetings, and so forth. Um, its location is around the corner from Concore, and it's really not that visible. In the years that we've uh had that open since uh 2018, it's had very minimal usage. I would say probably a handful of times it's ever been used. And so we aim to change all that by relocating it along next to the retail on Concar so it's at a better location uh for for the community. Another part of our proposal is uh to contribute $50,000 uh to the city to enhance the neighborhood parks uh concar Sunny Bray and so forth. Um and that money can be used as the city and the parks department see fit. So that was our idea to help uh with some community benefits along with what we were doing. Um, as mentioned, we went to the neighborhood meeting. We also held a um an open house at Station Park Green itself to invite people in to see the community room in our uh in our project there and to go over some of the details. There were no real objections uh brought up at all at either of those forums. Um, so doesn't seem to be public uh outcry or any issues that we've seen so far. And as you can see on this slide, these are just a couple of the images of what the new space will look like with string lighting and uh various uh seating options, enhanced landscape uh to go along um with our plan. So switching to the next slide. Um here are a few pictures of the

existing community room. Um again, as I mentioned, it is free to the public. Um we are going to uh recreate this uh in in the new space. As you can see, it's got some kitchen area, so you can have a party. Uh you can have a large meeting. There are conference room spaces and smaller office spaces. So, it has quite a number of uses. uh and we're going to work with the city to uh increase the public awareness of this and have a easier kind of um reservation system so that we actually use the amenity that we've provided for the uh the community. Switching to the next slide then just to uh summarize some of the benefits of our proposal as mentioned uh we aim to activate the streetscape spaces with new furniture and lighting and landscape. Uh, one example of that is the corner plaza here at Delaware and Concar. Um, we were going to really make that kind of an inviting space uh for uh the community to look in, the people to uh exist there. The string lighting will give that kind of an inviting feel and people say, "Hey, what's going on over there? Let's take a look." This particular space is of interest too because as the name implies of this building mixed use, it has all three uses adjacent to this plaza. To the right hand side uh will be some office space that abuts this plaza. To the lefthand side will be the uh retail space that we hope to get a coffee shop and this is also an entry into the residential community. So all three functions uh go into the central plaza. Um also um with this proposal clearly uh the city can help uh retain an employer ourselves Essex uh with the city and like I said we we'd love to be here. Um, I did want to point out, uh, as was mentioned briefly in the staff report, there's no new construction happening here as far as new space. This is just reusing up some space that already exists. Uh, and in fact, also parking

here is uh, completely u provided for within this building itself. Uh, there was a comment uh, from the public and in fact they reached out to us directly and were worried about adjacent parking in neighborhoods and so forth. uh we will not have that. We have plenty of parking in our building itself uh and intend to uh make sure that that's not a a community issue at all. So um with that, we ask for your support with our proposal. Um and during the appropriate session, I'm happy to come back and answer any questions and and appreciate your consideration tonight. Thank you.

Thank you. I'm going to go ahead and open up the public comment period for this item. Any members of the public who are in person and wish to speak on this item, please turn in a speaker slip now. Any remote attendees wishing to speak on this item, please raise your hand now through the chair. We have one public comment here via Zoom. I will set the timer for 3 minutes. Joseph, you can start speaking once you see the timer.

Hello. Good evening. Uh my name is Joseph. I've been a tenant at Station Park Green for about two years now. And I've had the opportunity to uh converse with uh sorry it's Mr. Chris previously in emails with some concerns about the uh the facility here. Um namely you know the failure to provide amenities and retail spaces that the tenants could enjoy. Many of the reasons that that I initially started my lease here was because of that. um we paid, you know, somewhere around 5% of our our annual rent to those spaces, assuming that they would be filled with shops and local businesses that we could attend, and they they never were. Um, so I I I hear lots of talk about concessions to uh new tenants who may open retail spaces. I hear about moving employees into the new office spaces, which I assume is going to save Essex tens of thousands of dollars in rent from their their current HQ, which is, I believe, over by Parkplace. Um, I'm wondering if there will be any concessions, rent or otherwise, to the tenants who currently live here. Um, only because, you know, we we we signed a lease and moved here uh with a promise of some some some local businesses and amenities that we could support and those have been, you know, not evident. and they have not been provided. So, I'm curious whether the public in this area really needs more more parks and more office space and more uh community rooms or if what they really need is affordable apartments and and $3,500 for a one bed apartment is is really I know it's not outside of the, you know, the the equivalent local rates for for apartments such as the Bay Area rent, but uh it would be appreciated if instead of spending more money on amenities, if uh something could be done for the tenants who live here. Those are

all my comments. Thank you very much. Thank you for your comment, Joseph. Do we have any other commenters? Through the chair, we have no more public comments. Okay, I'm going to go ahead and close the public comment period for this item and I will open it up to my fellow commissioners for any clarifying questions. Does anyone have questions?

Uh, yeah, I do. I have a couple. Um I have a a question about um whether or not the offices are currently leased that I know there's uh limited there's some minimal office space and I'm curious if they are also this um no none of the office spaces that are currently zoned that within this are are leased and they never have been leased.

Okay. Um, let me just see. I think you answered most of my questions, but I might have another one. Um, oh, I guess the other question I have is what was the reason for moving the community room from its current location to Concar?

And perhaps if you could put up that slide again that had the uh the floor plan So, right, I don't know if can anybody see this on the screen. Um, so the community Oops, I zapped it with my laser. [cough and clears throat] Okay, so the community room is in this area right now. And as I mentioned, it is uh down here on the station park circle uh which is you know smaller road. It's really not visible uh to the public. That was sort of issue number one. Uh we are going to have a retail kind of public uh centric area here with the corner retail space. This is where we hope to get the coffee shop so they can have the outside seating here at the Plaza Concar in Delaware. uh then perhaps another retailer in here. Uh this space at the corner uh is either a retailer or this is what's been discussed as a possible uh nonprofit uh tenant user uh that might be uh good for the city. And I will point out that just off the screen here are the exit and on-ramps to Highway 92. So it's got good visibility here. A lot of people come through here to get on the freeway. So this has got good street visibility and the pedestrian pathway that runs along here goes down to the train station which is down at the bottom of this uh thing. So the idea was to put the community room uh here adjacent to these public spaces also from our own space planning needs because we had some office space here allowing workers to be able to be in a space uh so they can be with other workers rather than having an isolated space here an office space over

here. were already cut up a bit with this uh with the office suites being uh the way they are and we wanted to try to aggregate people uh so they could more efficiently and conveniently work together. Okay, thank you. Did that answer your question? Yeah, that did. Thanks. I have no other questions. I have some questions that's okay for the developer. Sorry, could you tell us your name again? Sorry. Christober. Chris. Okay. Um, can which units we can put that picture back up, but which units would you would Essex be planning to use for their offices? All of them or all the ones that are in blue? Yes. Okay.

Or is it blue? Just Okay. Yeah. So, just to I'm going to follow up to make sure I understand. Essics would be moving into all of the zoned offices. That's correct. Ah, so we're not intending to lease them out to third parties or something like that. Uh, as soon as we uh work with the city to do our tenant improvements here, uh, we will move into these spaces, myself included.

Okay. So, can you talk a little bit more about why um the contiguousness of them is so important to you or like is important if you're intending to have some people in different units anyways?

Yeah. So the um the continuity or contiguous nature of it is again to try to get uh as many folks to be able to interact. Um and it's part of as people are going back to uh in office uh work. Uh and we're we're now moving to 4 days a week uh in office uh from from three. Um, and that is a a real recognition of the fact that people are more efficient and work better when they're able to interact with each other. And so, um, that's what we're trying to accomplish by having as many people together. Otherwise, in that corner space here, you'd have a group of folks that were kind of isolated. In this way, at least everybody has a few uh different spaces uh that they can be uh with other folks. Um,

and if our recommendation was um maybe um to have the retailers or some retailers in a different portion of this, would that impact Essex's decision to take this office space, do you think?

Um, well, it's it would we're already developing the plans now um to to do it and a lot of thought has been put in to get our people in here and so forth. So um you know certainly we can adjust anything. So what is it? What was it the concern would be? Uh cuz we thought about it carefully about how to try to aggregate. For example, up at the top these suites happen to be technically able to uh be attached to each other. There are certain spaces in here. For example, that line right there is a concrete shear wall. That is an exit corridor right through there. So you can't connect these things to each other. Uh they can all be public uh facing things that you get off the sidewalk. But in this particular space, the demising walls here were all of uh a nature that they could be removed so that we can have people together in this space. Uh and so that was the thinking is to try to again have as many people that can interact with each other uh on a daily basis, walk over to somebody's cubicle and talk to them in person. Uh that was the intent here. So, we thought about it carefully. We work with staff on on some of this. And so, it's both aggregating all of the retail where it makes the most sense, at least we thought. So, uh takes advantage of the plaza and so forth. So, we could consider some other things. We'd prefer not to because we're already trying to do the tenant improvements. We we lose our lease uh soon and we got to get after this otherwise we're going to be out on the street. So,

all right. Thanks. Yeah, that that's helpful context about kind of which of these spaces can be could be combined and which can't. So, thanks for that. Um there was also a mention in the city's consultant letter about um these spaces having like high rents comparatively to the area and I was wondering if you could comment on on that aspect of it. Why?

Yeah, I'm not an expert in retail leasing. We have another group that deals with that. But quite frankly, we were willing to take, you know, any reasonable offer for this. Um we've literally had very little interest. We very few even letters of intent. Uh and the minute that we start discussing and we have offered discounted rent and things before uh to no avail. Um look, we have no motivation for the last eight years to sit here and not make a scent on any of these spaces. Um that's we're in the business to actually rent space and have been completely unable to do so. Um and so, you know, I will give you an example. I mean, Starbucks left their uh their lease early and they continued to pay their lease after shutting their store. So, they weren't even covering their operating expenses, never mind any lease payments. And so, it's a it's a tough place to make a go of it. We, as a result, have worked with uh city uh staff to propose some things where we have both tenant improvements to give them what they need to come into these spaces. Um free free rent for a period of time to get up and establish because look, we have the same objective the city does or that the gentleman uh who spoke uh does is we'd like to see some retail stuff. We don't want to see continued empty space here. We're going to have workers here and we have a thousand uh customers. The gentleman was one of them. Um that would all like to see retail here. It's not for lack of trying. We have tried and this we really think will give some of these retailers some workers that can bop over, get the coffee, get the pastry, get the uh the lunch items and so forth. And you know, so we'll do our part to help support the retail both financially but also in use with our own uh personnel there. So we hope that this combination will be successful so it is thriving and that those uh resources are available for the general community as well.

Um I'll probably comment more on this later. I find that I find the Starbucks one a little bit hard to kind of um use as an example because it was 2019 to 2021. So it was like right in the middle of the pandemic. I but I see all the other efforts that have been made to fill the retailer spaces with other types of coffee shops etc that have been unsuccessful but um for me it's a little hard to use that as a comparator because of the the moment

and that's certainly a fair fair comment um you know I would point that we have tried to fill these um before the pandemic during the pandemic after the pandemic and now long after and it seems to not be very successful all the way through and you know we just lost the last one Beach Hut uh left in September uh and and wasn't and they weren't continuing. So, it's been very frustrating. Uh and and again, as you walk down the streets, it's just dead empty glass and that's never good for a community feel.

Yeah, definitely. Um my last question is there was some reference to um what I'm going to call like the infrastructure for food retailers, like mentions of grease traps and saw cutting the floor, which I'm not familiar with. Is it um I mean is it is it possible for Essex to be able to provide that in infrastructure as part of this so that it actually attracts food retailers because it it sounds like one of the main problems is there's this um initial uh capital expenditure that these retailers have to make that maybe just doesn't have it pencil for them because they have to um retrofit or I'm not sure if I'm using the right

yes and that's that's certainly a a concern first of all Initially, the retail consultant uh thought that there were true restaurant uh improvements in these spaces, things like grills and and uh hoods and all that sort of stuff. Uh that was not correct. In fact, uh we walked through with the retail consultant through all the spaces with the city staff uh to correct that uh that position. Your point about uh are there things that would be necessary for any retailer to come into the space, the answer is yes. And part of the uh proposal that we have, which I think is attached to the uh um to the the materials, uh has both tenant improvement dollars, so those are upfront dollars that will be used to do exactly as you just stated for whatever their particular re uh use is, whether it's a grease trap, uh whether it's, you know, particular furniture things to help get them started. So there upfront dollars in construction to get their business going. um we I think we proposed uh you know free rent for six months uh to get them up and established with our customer base and so forth. So again, we aim to come to the table uh prepared financially to assist to get them here because it's in our best interest uh to to have some successful retail along with you.

So um thank you. I'm I'm looking at the city consultants letter and I'm wondering if this is where there something was corrected, but it says um all food tenants need to saw cut the floor which requires nearly 100% price increase from normal concrete floor with a landlord's tenant improvement allowance at approximately $60 per square foot. This causes an unrealistic financial gap for small independent tenants. So, is it your understanding that food tenants would have to saw cut the floor or do we know? Um, I I think when we also went on site, it was unclear too if some of those spaces already had it installed or not.

So, there would probably have to be some sort of exploratory work done to even see if it was installed. Uh the consultant's uh opinion was that you know in the last how many years it's most likely they were installed but it was hard for us to tell that okay on the site visit.

And just another point of clarification the saw cutting refers to any of this um that you'd have to put in some um drain lines and so forth in the floors. The difficulty here is that this is post-tension uh construction which is a type of construction that's on unstable soils. to help keep the they're metal uh cables that run through and those are at high tension and you got to be very careful when you go through those floors. If you hit one of those things, they explode like a rubber band and so you have to put your things in various spots. So, it's just it it there there's a challenge to putting anything in here. There have been certain things that were anticipated and they tried to do some chases and some logical things. There are bathrooms in all these spaces already uh which helps. they all have their HVAC in them uh already. Um so there are certain things there and depending upon the particular type of tenant the challenge of u you know fitting them out for their business would differ and so we would work with each one of those individually if we have a true uh group that we think can work and that we all like uh we we will do what we need to to figure out how to help them succeed. is the the tenant improvement um allowance that you're offering is that $60 per per square footish.

Um that was I I believe that the document uh if you refer to as I think it's 80 $80 a square foot for a couple of the spaces that were unfinished the Starbucks because it already has some of the things for example a coffee shop going into that space would have a head start because the stuff had already been put in there from the Starbucks use. So I believe that one was $60 if memory serves. uh in the document. I I don't have the document in front of me.

Sorry. Um okay. And um I guess this is a question for staff or maybe you as well, but as part of our resolution, I know one of the things is, you know, better signage and things that they commit to. Is this is the amount of the tenant improvement allowance one of the um requirements that we'd be voting on? I can look as well. Let me look at that real quick. Was the question whether or not the tenant improvements are a condition of approval? Yeah. Yeah, they are.

Okay. in the staff report they were in addition uh the staff recommended that we really focus on the signage uh because it's I mean it needs to help these retailers and in fact one of their conditions of approval is that we pre-wire all of the metal awning uh structures that are in front of each retail so that they're they're ready to go for an electrified sign for a retailer. They don't have to go through that capital improvement. We will pre-wire those things with uh conduit uh so that they're set to go for whatever retailer comes in. Obviously, we have to work within the constraints of the city's sign ordinances, but that I believe allows for some decent signage to help promote these uh these businesses.

Okay. Yeah. Thank you. That's helpful. Um Okay. I mean, I think to be transparent, I guess what I'm kind of getting at is whether um there can be a larger tenant improvement allowance than than um what's contemplated to really try to make sure that retailers are attracted to the space. Um um just in light of the city consultants comment about um maybe $60 per square foot not being enough, but I heard you say um it could be as high as $80. and I'll look at the resolution when other people ask questions, but um but yeah, that's kind of sort of what I'm probing, I guess. Okay, thanks. That's all my questions.

Commissioner Clafter, do you have any questions?

Um yeah, I think this is probably for the uh applicant. Um uh so the background on this uh question is um the planning commission actually had gotten an email um last year. I think it was November of last year and u there was a resident ao resident not a resident of Station Park Green who had been trying to rent the community room. And um what it all came boiled down to was that they were able to get access to I think they actually got in touch with you directly. Um and the city clerk sort of um summarized that there was going to be a reservation system set up for the community room. Uh I was curious if that had uh been put in place yet. Well, what um given the quote demand, if you will, which has been sparse, um our system to date has been that you just email uh the station park greens.com and our staff on site, reserve the room for people, set up the keys, and talk to them about the logistics and so forth. U and so that was um that was um promoted at the neighborhood meeting as well as the open house as as the process. And again, we've received virtually no inquiries there. That being said, going forward, if we do have a demand, we will set up in their automated and online systems and so forth. Happy to investigate. I'm not an expert at some of that technical type stuff. We've got groups that will do that. But, uh, you know, as part of the, um, ongoing process, if we start to actually have demand, we would can have a system whereby, uh, people can, um, you know, reserve online and check it the way you might do any other kind of reservation. It's open to members of the It's open to residents of Station Park as well, of course, right?

It's any person who lives in San Monteo, so they are are residents and so they can do it. In fact, the city is um had a function, I believe, at the uh uh at the facility as well. So, it's it's anybody in San Mo free of charge can use the space. Uh and that could be a business use, it can be a party use, it can be whatever they want. Yeah. And and then what is the if the if the community room ends up being moved, what's the kind of idea you might have on timeline for that being ready to be open again?

Um I think we will probably because you rais a valid point. I mean we will be um because we have to use the new space to get our office in there and we're in a deadline to get people in there and so forth. So um we will get started as soon as we can uh on the um on the new improvements. Um, we're estimating, you know, a few months of working through the apartments uh with our tenant improvement drawings. We would hope to start construction, call it of March of next year. Uh, and if we can get the community room done before we ever have to go into our offices, then there'll be uh a limited amount of downtime between it. So, there'll be a few months where it'll be out of commission. Uh but uh other than that, as soon as we can get the new one open and then the reservation system or however u we you know reserve the space, we'll get that back online as soon as possible.

Okay, great. Thank you, Commissioner Shungle. Do you have any questions?

Yeah, you've you've answered the majority of them for me. Uh but just to [sighs and gasps] if you could shed some more light on how you're going to attract um the best tenants going forward cuz it seems like you guys have gone through 1,400 uh possible tenants and um I understand that you're going to offer assistance with the TI buildout and reduced rents. Um, in regarding that, are will the reduced rents be tied to a a definite lease or is there a sun sunset clause to when that reduced rent would be um expired?

The dilemma, and you know, to be frank, we'd be happy to help economically with a a group that comes in that's going to stay there. What we don't want to do back to the tenant improvement thing is like hey somebody comes in and says I want to build a bear business here and like I want to you know hundreds of thousands of dollars of stuff to have my build a bear factory in here and we know it's not going to succeed and it's not even something that the community may even want and so you know for the right use that we can really get in there you know we're willing to work with them uh and you know whether that's a reduced rent throughout time uh for market rent or whatever it takes to help get them succeed because frankly some revenue is going to be better than no revenue and some use is going to be better for us as the uh both as the uh community of residential folks there as well as the office users. So it doesn't serve us any use whatsoever to continue to have this a vacant space. That being said, we obviously can't promise that we have an outside business, uh, you know, that to come and do, you know, they they make their own decisions obviously, but we'll we'll do what we can. And the the problem about being more specific than some of the TI stuff that we put in there is it it really depends on each use. Somebody may need a bunch of TI's, somebody else may need rent help, and so we'll work and make those things adjustable, but we're here to tell you that we're going to be a partner in this to to make it happen.

Got it. Um, I think that's all my questions. Thank you. I have a few questions left on my list that haven't already been asked by my fellow commissioners. Um, starting at the top, can you remind me what is the total square footage of the space that is zoned for retail today? I think I read in the report it was about 30,000 square feet. Is that right? I think that's right. Yes, it's around it's it's at least 25,000. 25,000.

Okay, great. Was there any kind of analysis done either by the city or by Essex on how many residents you would need to support 25,000 square foot of retail from like a business standpoint? I know we've done analyses like that on our downtown. So, I was curious if any kind of analysis like that has been done here. As far as I know, I don't think an analysis was done on that. Um um our retail consultant focused mostly on the design and the location of the spaces and just the design and the location is kind of subpar for leasability. Okay. Thank you. The range is 25 to 30.

Thanks. Um my next question a little bit more tactical. We've had projects come to us before um both doing office on the ground floor to begin with or we've had a previous project come in asking to convert ground flooror retail to office and there was some discussion on the planning commission at that time. I'm looking to Margaret about um the windows on the ground floor office and wanting to make sure that we don't have frosted or opaque windows that kind of present this visual wall to the public. they, you know, we want some permeability to make the space feel lively and vibrant. There was also questions about guidelines around um trash and storage to make sure those things weren't being stored by the windows in view of the public. So, I was curious if any of the design guidelines um that have been discussed as the the station park green design guidelines talk about the windows on the ground floor and if we're converting the use from retail to office, do we have any requirements around maintaining like line of sight to the street? uh the require the guidelines do talk about um windows and walls and we actually have a condition of approval as well to work with staff to make sure it's not just blank walls when they do do their tenant improvements for the office spaces as well um in order to create a better interaction with the new or revamped plaza and to interact with the hopefully future cafe or whatever business that goes there. So that is something that we thought about and address

and we've started to work on some of our space plans and in a lot of cases there are sort of walkways along the windows so that we have the cubicles are a little bit off of the windows so you don't have somebody coming and staring at what somebody's doing at their desk and so you don't need the frosting and that type of thing. Um by the same token we don't have anything stored up against the glass so that you get kind of that interaction both visually in and out of the windows. So we have the same goal that you do uh and we'll work within the guidelines. Those were the only two questions I had left. Um so I'll go ahead and open it up to my fellow commissioners for discussion or comments. Should I go first? Sure.

Okay. Uh great. Thank you both for your presentation. Uh very helpful and um very clear. And as uh Commissioner Patel just said, um yeah, we've seen uh we've had seen requests for very similar um things um very similar requests to this in the past couple of years um postco um I mean I think it talks about it in the packet that you know the nature of retail has changed uh a lot not just I mean some of related to co some online shopping um you know just the nature of retail has changed and so you really have to have kind of the perfect condition I guess to to find it to make it work. Um we've seen struggles on buildings that have um you know probably better conditions and still they struggle to find that find a good tenant for retail. Um but it is something that you know we all um you know want to see as these you know active you know pedestrianoriented spaces, active retail um and this issue of um see you know not getting a blank wall or a cubicle against the glass or something like that and getting you know maintaining some semblance of an active um space between the pedestrian outside and the or the the not necessarily pedestrian necessarily, but the view from outside to inside. So, that's I think something that's important, but um but I think you know what we in in what we talked about on the last project that you and I are probably thinking about um as per that previous project, um it makes sense to me to allow this change because, you know, empty, dark retail spaces are worse than, you know, I It's better to have an office space and

a space that's being used, a space that's being, you know, part of the community whether than to have an empty, dark retail space that's not being used. So, I I see no problem with it. I think it makes a lot of sense. Um, couple other comments. Um, contiguous office spaces make sense to me. I was curious to hear why. But then, you know, it's clear, yeah, you're trying to get bigger bigger chunks for the office space. So, you can have a bigger tenant space there. Um, I think that makes sense because there are some amenities probably that each individual space would need, you know, a a break room or a copy room or printer room or, you know, maybe it's restrooms or waiting areas or whatever it is. But, you know, a whole bunch of different smaller spaces, you kind of have to add um additional um those kind of unnecessary spaces like like an extra copy room when you don't really need that. Um so, it makes sense to consolidate your spaces as much as possible. Um, I think that the the downside of that is that the community room is not necessarily an active space like a retail would be, a retail space would be. Um, you know, there's probably lots of times when it is going to be not in use. I like the um images that you showed and I think that if there's at least some um you know interesting space within there uh hopefully um hopefully it'll also start getting used and um that you know makes sense in terms of where it's where it's located. So, um I I think the continuous spaces um outweigh the the any issues with the um community room being over on the on Concar. Um so, yeah, I don't take any

exception to this and I think we should recommend to city council to approve this um proposal. That's my comments. Commissioner Clifter.

Uh yeah. Um so I've driven by uh station park many times. Uh I've you know observed the comingings and goings of the uh few tenants and uh it wasn't until um I was reading all the information that we were provided that I realized that there was even parking kind of tucked back in there and I think immediately became apparent why it's been such a difficulty for uh some of those uh businesses to attract uh customers from beyond the immediate vicinity. Um and uh you know I I think actually you know if if if there was a large office population moving in it actually might increase the viability of a deli or or some other uh similar business in the uh remaining retail storefronts because uh people do need to have lunch and um you know with the with the train station there um and you know hopefully people will continue to increase their uh train trips that might also increase the viability of the remaining retail fail over time. Uh I definitely agree with some of the other comments. Um empty storefronts don't do anybody any good. Uh and um regarding the community room, um you know, I should realized I had a kind of a partial question I had forgotten to ask about the community room, which is are there's are there separate community rooms specifically for residents also within the uh station park? Yeah.

Yes. There are uh separate amenity spaces that are just for uh the residents there. There's a gym space. Uh there is a club room uh which they can uh rent out for their own parties. So they don't uh need to use this space. Um there are a few people that have used it kind of as a business work from home type space, but that's about it. Uh but they are technically obviously as members of the public allowed to use it, but they have not. They have used the internal ones, but there are internal spaces as well as the community space. Yeah. Yeah. Yeah. And that that makes a lot of sense. They they don't have a need to go and use this request the use of this specific space because they have other spaces. That makes a lot of sense. Thank you.

And and on the issue of, you know, kind of visibility and so forth, the community room, you know, one thing that we could do is, you know, make sure that we have at least some lights on in these spaces so that in the evening when you drive by say, "Hey, that looks like an inviting space. It looks more inviting as somebody's walking down." Even if somebody's not there, we have to obviously that uses some energy. And I always think you should illuminate some things cuz they look pretty and we're going to spend some money to make them look nice as you saw in the pictures. So having a light that's on there that people can see that makes them feel a little safer walking down the uh concart thing. Uh that's certainly something we'd uh can work with staff on to uh to make as part of the design.

Yeah, I was going to propose that but I wasn't sure if that was fe viable. I I was thinking of uh kind of a similar a parallel would be like uh the popo's uh program up in uh San Francisco where they had a similar issue. They were uh requesting or requiring uh developers to construct uh public open space uh on the rooftops, gu rooftop gardens, other things within their their properties. And um there was not adequate signage at times. uh they weren't advertised correctly and uh people weren't aware that they were there. The developer is being required to maintain these things and no one was using them and I think they solved that problem by creating a website and promoting it. Uh so you know maybe the solution to getting the community room uh you know more actively uh used is to uh maybe the city should add consider adding uh some information on the website. Um you know a Google search turns up the community rooms available at the library and and other things but there was you know there's no discussion of this particular amenity and I think that would make a big difference there. Um, but that's obviously something for for us to consider and not necessarily uh something that uh the applicant is able to do. Um and uh I yeah I agree with a lot of the other questions comments about uh windows trying to keep things visible because again getting those storefronts filled getting them active making that section of street uh feel more inviting. And um I think that's all my comments.

I'll go. Um I think uh adopting this resolution makes sense as well. I frequent um some of the shops in the adjacent area. Um my favorite ger is right around the corner from there. um and go there a lot and when you pass by um I agree that an active office would look better than a dystopian closed office space retail space that what we currently look at when we drive by. Um [clears throat] I like the community benefits uh the contributions to the parks um and also the community room. Um hopefully the city residents are more aware of that space and um get to utilize it um as an amenity provided to them. Um this project doesn't affect parking [clears throat] uh for local residents and adjacent communities. It doesn't affect um traffic. Um and it just it just makes a lot of sense to me. Um and I'm in support of this uh adopting this resolution for this project. Yeah, I agree with all of the the comments um despite my tough questions. Um yeah, I think it it makes a lot of sense. I also frequent a popular grocery store right there uh every weekend. So very familiar with the area and I also I I drove in there for the first time when after receiving the agenda. I didn't even realize there was park space in there even though I've driven by there a thousand times. Um, and I definitely didn't realize there was parking. So, um, would strongly encourage not just, uh, signage improvements for the retailers, but also maybe signage improvements related to the parking that's available. Um, I also think it's, uh, really wonderful that the office space will be filled right away. I mean, that's critical as well. Like, it's not just you're converting and then looking for office tenants. It's you're converting and then you're filling the

space right away. Um, and it is important to keep our Sanato businesses in Santo. So, it's it's nice that Essex will be staying in Sonato. Um, and I did go back and look at the uh reread the resolution. Thank you for sort of directing me to the conditions of approval related to the tenant improvements and I saw that that was in there. So that um I think that will be critical to to attract retailers to the space is to make sure that um you know there's that incentive to come there because reducing the number of retailers is also reducing that syn that retail synergy. So um really making sure that um yeah you're incentivizing them. Um but yeah otherwise I think I think it makes sense and thanks for your presentation. All right. I actually realized I have one more question um as we were talking. So, our public commenter mentioned that 5% of rent is going towards the amenities. Can you perhaps clarify what that public commenter, I believe his name was Joseph, was talking about.

I'm not exactly sure. There's not some charge or anything of that. I think he's just deducing that some part of the rent must be for the various amenities and so forth. And I I can assure you no promise has ever been that we can deliver retail because we can't. Uh and we did it as part of the original uh specific plan guidelines when we built the community. Uh but I believe I can't speak for him directly, but I think he's just imputing some sort of value to himself in that regard.

Great. Thank you. Um so I have I have a couple of comments. Um, one is on just the community space in general and mentioning that it was underutilized. And I was thinking of the same email that we got last November, which was from a resident who had tried to book the community space and had tried to book it by going in person and talking to the leasing office. And from the email we got, it sounded like the people in the leasing office had told her, "You can't book that community space. It's not open to San Monteo residents." and um that that community member had tried multiple times and was told no multiple times and looked up the conditions of approval and then emailed us and said something's wrong because the conditions of approval say that it can be booked by the community, but I've tried to do it and and they're saying no. So, I wonder how much of the lack of utilization is perhaps people trying to book it by going in person and then being given inaccurate information. I wouldn't necessarily assume that it's poorly utilized because of its location. I think it probably is a combination of lack of advertising and potentially inaccurate information. Um, I have been to a handful of events in that community room and in the club room. I've I've actually spent quite a bit of time at Station Park Green. And the community room is lovely. And one of the things that I like about where it's placed today is that it faces the interior of the complex. And it's on a quieter road. Like not many cars come down that access road. And the times that I've been to events in that community room, we actually propped the doors open and had this nice like indooroutdoor breeze and it felt very connected to the community at Station Park Green. And when I think about the plan that you are

proposing to relocate or consolidate the retail along Concar Drive and move the community room to Concar Drive, I think my concern is that Concar Drive, I think south west of Delaware, um it feels like an extension of the on-ramp to 92 because that's where that road goes. And I used to go to that Starbucks all the time. I think one of the best things about that Starbucks was its proximity to Concar Park, which is my kid's favorite park. So, I'd always go to the park, grab a coffee, go back to the park. It was really great having a coffee shop right there. But that road does not feel warm and inviting to any kind of outdoor presence on that street. Cars are racing the light both directions. They're racing the light to get off the off-ramp during rush hour and out into Delaware and Conar or they're racing the light to get in to get on the highway. So, I worry for any kind of food retailer um or any retailer that wants to have that like vibrant streetscape plaza as as sort of shown in these drawings that it's going to be really hard on that road because of how busy that street is. I've eaten at Beach Hut Deli many times. I've sat in that outdoor plaza and especially if you're there at dinnertime, it feels like you're eating on a busy road. Um, I think street front retail is more successful when it's on roads that don't feel as big or as busy. And so I I kind of wish that you were thinking about locating the retail along Delaware because while Delaware is also four lanes at that point, I don't see the cars behaving quite so um aggressively when they're coming down Delaware. And I think retail might be more successful on that street. Whereas for the office use, I think people are

mostly spending their time in the office. They're not sitting on the sidewalk. So it doesn't matter as much to have that permeability to the sidewalk. So I think that is probably my one major comment I have is is I I I wish the retail was on Delaware and then the rest of the office was a long conc car to the chair. May I say something about that? I was wondering that too. But there's the advantage the way it's planned. There's the advantage of people walking from the train down Concar to either their neighborhood or Trader Joe's or favorite store or or whatever. So, [laughter] there's potentially foot traffic along there from the train

lane. Yeah, I think that's a good point, too. Um, and you know, I'm not saying that that's enough to make me to not recommend doing this. I just I think that's going to be an added challenge to getting retailers in that space on that road. It feels it does not feel like an inviting road. You wouldn't no cars would stop on that road, right? Like not that they could anyway. There's no parking, but it's it's a road to the on-ramp. Yeah. Through the Gerald. So, you know, just that I mean there is retail space on on that we're we're here discussing the fact that there is retail space on Delaware today and that that retail space has not Yeah,

I I completely agree. I just I'm worried that you're picking the most challenging part of this site to continue to try to attract retail to because there were the the spaces that were occupied were Beach Hut Deli, Starbucks, and then the gym. And the gym was on Delaware So, um, yeah, I think I think the other comment I have that, um, the reason I asked about how many residents, if there's any economic analysis to how many residents would be needed to support 25,000 square ft of retail is because we have had applications come in for quite a lot of development in that area between the Hillsdale Cal Train project, the Concart Passage project, and the Beayshore Commons project. And um I I did initially like that there's the flexibility here that in the future as the market conditions change that some of this use could revert to retail because I think over the next 10 years there's a possibility that we have a lot more residents in that area that could support uh ground flooror retail. But I I do think it makes me a little bit nervous. I didn't realize that Essex was going to occupy all of the office space. It feels like turnover is more possible if those spaces are being occupied by seven different companies than if they're being occupied by one company that owns the building. Seems less likely that um you know if it's working out real well for you that that those uses might change in the future. So I am a little bit concerned about as that area grows and develops, are we are we effectively cutting off the ability for that space to be used as retail space in the future?

I I believe the uh application will allow for either use. Um you know I one could foresee in in the best case scenario for for uh the uh for Essex they maybe they grow they outgrow the space. uh maybe in a number of years the conditions as you say there are a number of of uh you know uh potential projects which are coming in into that area and maybe the retail conditions will have changed by that time. Uh I mean it's it's very difficult to predict um how things uh will change. It seems like it seems like the the there is an possibility that that retail conditions will improve. Uh so uh I mean um it'll be interesting to see uh these these retail spaces here along Concar, you know, what what what ends up happening um once there's also a a stable, you know, daytime population um that is going to need food.

Yeah, that's true. Yeah, I [laughter] I definitely agree. Um because I do think it's maybe my perception of this is off, but it seems kind of like a windfall for Essics because they're not paying any rent on uh in this these offices that they're going to be moving into. So, I see what you're saying about it being um maybe less likely to for them to turn over certainly than anyone else. Um how unlikely it is for them to turn over ever I think is kind of a hard hard to put your finger on. I personally don't think return to work is going to last. So, maybe they'll go back to work from home for a few days a week, but uh you know, who knows? Um, but I also think I'm not super familiar with Conquer Passage, like you know, all of the details of it, but I do think they're also adding retailer retailers there. So, um, you know, to the extent you're saying that the that development may then uh attract the need for more retail while it's adding in some. And um, you know, I think that's a long time. I see our attorney wanting to pipe in

um through the chair, Mazarin Vicaria, assistant city attorney. Um we're just looking at the use, not the future tenant for the office. Just a friendly reminder that we have to judge this based on on the use of and this amendment to the specific plan. um regardless of the future office tenant.

Um I I wanted to respond to what Commissioner Bush said about, you know, sort of like a windfall or whatever, but I I mean I I see that as a you know, positive like I it's currently not rented and now we have this is sort of like an easy decision. Like there is an opportunity to have occupied space now. we it's not just a maybe whereas the project that um commissioner Patel and I remember where we voted to allow or we recommended to city council maybe to allow to um to change from just retail to the option of office and retail. I don't think that office space has ju has you know come about either. So

y

you know in this case it's like bird in the hand kind of thing. Yeah, I I agree that um any use is better than no use for sure. [laughter] And I also agree with uh Commissioner Bush's comment that it's important to keep our Sanato businesses in Sonteo. Um I one of the questions I had asked staff actually before this meeting was is there any history of doing a change in use like this but tying it to a time period, right? saying like you can have this change of use for 10 years or 15 years and then it reverts back and the answer was no. [laughter] Um that it's quite difficult to keep track of those sorts of conditions and so it's generally not recommended. So I'll I'll add that I threw that out there as a possibility but it doesn't seem very feasible.

Yeah. And and I I agree. I was Yeah. getting to the point I think that there will be other retail uses, other space for retail at the time at which Commissioner Patel seemed to suggest more retail might be needed. So, uh, so yeah, those were all of my comments.

Can we get the um language [clears throat] back on the screen? This seems a little bit tactical to include in uh the resolution, but could would staff be able to note in our recommendation to council that we um we would suggest or recommend or I don't know what the right word is that they consider um including this asset in on the city's website as a community asset. Like to to Commissioner Clapfter's point, you can find that the rooms at the library are available for for booking, but

I don't think that needs to go in the motion, but maybe we could I meant like in the notes or in the Yeah. Yeah, we can pass that on maybe to the city clerk um that I think who I think is trying to compile a list or

as a work item basically. I I would I would note that in the same email which kind of closed that discussion last year regarding the community room. Uh there was a notation that uh staff was looking at is creating a page to um not you know list all of the different community rooms and other types other similar venues all over town and compile them into one list which I think just sounds like a great idea. you know, independent of anything we're talking about this evening. Uh, and uh, it would be great to see that um, materialize um, by the time you know, uh, pending this decision here, by the time you know, this community room if if it gets moved that it reopens. So,

and just confirming that in the conditions of use, it discusses uh, maintaining a reservation booking system to support community access consistent with city requirements. So the suggestion that those city requirements sort of include that it be you know available in particular place. Um may I just suggest that in any motion that comes forward should you all choose to recommend approval that we incorporate into the motion um the amended squa finding that was on the um prior slide if that's the commission's

desire. So will we do that? There's a recommendation to do that as we adopt the recommendation on the screen adding also a third adopting the sequel finding. Yes. As on that prior Oh yeah, you need a motion. Sorry. As for you to call, would someone like to make a motion? [laughter] Uh I move to make the recommendation uh that I won't read here plus uh adopting the sequel finding. Uh seconded. However, could you please take a roll call vote?

Commissioner Bush, yes. Vice Chair Cler, yes. Chair Patel, yes. Commissioner Shumpl, yes. and Commissioner Williams. Yes. Motion passes. 5-0. Thank you. I am going to go ahead and close that item. The next item on our agenda is reports and announcements. Do we have any reports and announcements from our staff or the city attorney?

Uh yeah. Hi, Joanna Winter, planning manager. Um just wanted to let you know about some upcoming items. Um on the city council's docket next Monday, November 3rd, um they are going to be doing a study session on the Hillsdale redevelopment project. Um so if you are interested in tuning in to that, um just note that that is happening on the 3. Um the city is also um they're also going to be hearing about the proposed economic strategy. So that might be of interest to you as well. Um and then for the planning commission um the November 10th meeting um which was scheduled for a Monday because uh Tuesday is Veterans Day. Um we are looking at potentially cancelling that. So um stay tuned potentially for an email about that. Um and so the next meeting would be um because the later one is canled due to the Thanksgiving holiday I believe. Yeah. Um so the next meeting would be December 9th and the items that we are anticipating on the agenda for that are um the Kerry school um and their proposal for uh an early childhood center um and then also the ADU ordinance um that you all reviewed at the prior study session um and we've received feedback from state housing and community development on. Um we'll be bringing that to you. Um, and this room, I think was mentioned before, is going to be undergoing some major renovations, including improving our technology and seats that people won't fall through. So, um, that's going to be happening December, maybe into January as well. But, so the December 9th meeting is going to be held at the the main library, um, in the Oak Room.

Thank you. So, did you say both of um both of the November meetings are canceled? Um likely we will be we'll send out emails. Yeah. Okay. Um do you know uh on Monday for this uh study session is that going to be a uh special meeting prior to the normal normal city hall meeting city council meeting or is that during the general meeting? Um I believe it's during the general meeting. Okay. Thank you. Do we have any announcements from our fellow commissioners?

I would just like to wish everybody a happy Halloween. Uh, I was just going to note I'm going to the training tomorrow night if anybody else is going, but I don't I don't think anyone else is going. I didn't see your names. So, I'm I'm signed up for that. And there will be two of us from the planning staff joining you as well. If anyone is interested, you might still be able to get on the list, but um if you are, let me know and I can try and help with that. Great. I think that's it. I'll go ahead and adjourn this meeting. Thank you everyone. Thank you. Yeah.