Planning Commission - Regular Meeting

Okay. Okay. Welcome, everybody, and we'll go ahead and get started. Welcome to the 01/20/2026 regular meeting of the San Ramon Planning Commission. We will call the order at 06:01PM. May we have the recording secretary? Please do roll call.

Commissioner Kuznick? Here. Commissioner Kundula?

Here.

Commissioner Zeng?

Here.

Vice chair Avila? Here. And chair Alberg?

Here. Okay. If you could please rise and join me in the pledge of allegiance.

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

Item four is public comment or written communications at this time. Members of the public may address the planning commission on any item that is not already included in tonight's agenda. If you would like to speak, please fill out a speaker card at the back of the room and submit it to the recording secretary, and we will not be taking any public comment via Zoom. Do we have any

No written comment on this item, but I do have speaker cards. The first is Greg Carr.

Okay.

Good evening. Planning commission. Greg Carr, San Juan resident. That's in my way. I have three things I'd like to bring to your attention. First one is, look at the size of the room and the paucity of attendees for a city. What What is it? 85, 90,000, whatever the hell it is. That's sad. So through the chair to the camera, if you're watching this, you must have some interest.

Come down here, because that's where you can speak up, hear, see, and even smell what's going on. Second thing is, over the last couple weeks, it's come to my attention about several parks. The creativity of developers in my old age never seems to go away. And it always amazes me. Found out last couple weeks two things.

First is, there's a park that was deeded in the development agreement. And I don't know why the city did this, but they did, and the developer signed it, to have the park owned by the city, run by the city. No. That wasn't it. Owned by the developer, run by the developer for the use of the citizens at the developer's expense.

First off, I don't have any great love for developers. This is common knowledge for the last forty years. But I think that's wrong. The city wants to have a park, city pay for the park. Don't put the developer on an odd terminal hook to keep it and have this city residents come in.

That troubles me. And that that was for a commercial entertainment, you know, let's call it venue. And that isn't what we're supposed to do. Second one is I think on BR 6, and I stand corrected if I have that wrong, Where a NPDES required storm water retention pond, which is a controlled percolation pond to take runoff from parking lots, streets, which has all kinds of stuff in it, bad stuff, oil to heavy metals, and divert it into that pond so that is not going to go into storm water. Well, the developer put that in a park, which is supposed to be edge to edge for use by people.

You don't put a percolation pond for storm water drainage into a park. Because people shouldn't be, over time, having their dogs or them down in the swale that it takes the storm water. So I'm quite disheartened by that developer. That's it. I'll talk to you later about eight one.

Okay. Great. Thank you. Thanks, Frank.

Deborah Briggs.

I suspect I'm not following the rules correctly. I really just wanted to come and thank the planning commission for the work that's been done so far in the orchards. I've lived in San Ramon for thirty eight years. I have a vested interest in what the city looks like, and I really appreciate that we're moving forward with this mixed use development. I think it's a good idea. Thanks.

Great. Thank you for coming out tonight.

I have no other speaker cards.

Okay. We're gonna go ahead and close the public comment. Item five, additions and revisions to the agenda. We have none. Item six is our consent calendar. On the consent calendar tonight is item 6.1, the minutes of the planning commission from 12/16/2025. Do we have any comments on the on this item, recording secretary? No public comment. Seeing none, do we have any questions, changes from the commission on the minutes from last meeting? Now we can entertain a motion.

I move that we accept the consent calendar as given to us.

I can second that. Okay. Go ahead.

Okay. The motion passes five zero zero zero. Okay. Item seven, continue items after the close of the public hearing. There are none. Item eight is a continued item, which is a public hearing. Item 8.1, a public hearing for the Orchards Development Project located at 6001 Bollinger Canyon Road. We'll have a short staff report from that planning staff, Cindy Yee, and the applicant. And as a reminder, the role of the commission for this item tonight is to consider the project itself. However, there will be no action taken tonight.

This is an opportunity for public comment, and staff is requesting feedback and any outstanding questions for future discussion. And at the end of tonight, we will be continuing this hearing to a future commission meeting. And with that, I will turn it over to miss Yee.

Okay. Well, thank you, and good evening. I appreciate the opportunity to, come back this evening to continue our conversation on the Orchard's, development project. This evening, as you can see in the staff report, is really just a continuation of where we picked, where we left off on December 16. At that meeting, the commission requested that staff come back with additional answers to questions that were posed that evening as well as provide a draft of conditions of approval, which we've attached to tonight's staff report.

I just wanted to mention staff is available to answer any questions as well as our CECO consultant is here as well this evening if there are any questions for, the the checklist document, I'm going to now go ahead and turn it over to the applicant to provide a presentation. I know they've prepared some slides to address questions that were raised at the last meeting. So, I'll go ahead and maybe defer any additional questions for staff to the end of their presentation. Okay? Great. So with that, I'll I'll turn it over to Stephanie Hill.

Good evening, Chair Alpert and Planning Commissioners on behalf of Sunset Development. I'm Stephanie Hill. And this evening's presentation focuses on responding to several of the questions and concepts discussed at the December 16 Orchard's Planning Commission meeting. Due to the size and scale of the development, we anticipate Orchard's will be built in multiple phases over approximately twenty years. Certain elements require specific sequencing, such as the extension of sewer and water infrastructure, while others will be influenced by market conditions.

Taking these variables into account, this slide illustrates one potential phasing scenario for the full 92 acre site. We would expect that within the first two years, we have the initial demolition of the existing buildings on-site and preparation for backbone infrastructure improvements. By year seven, we would project that we have the delivery of the neighborhood district, including the associated affordable housing community. The for sale homes would be delivered over several years similar to Summerhill City Village development, which is underway. The next phase we would project to be the development of the mixed use district, including the roundabout along Sunset Drive as well as Standard Park.

These elements are key interfaces for the district, so we would likely bundle these three items together. The Building A1 Garage is designed to serve as the central parking structure for the retail core and delivering the retail in a coordinated manner supports the overall commercial vibrancy for the district. The final phases would be the development of the multifamily buildings. These buildings typically require two to three years to construct and an additional year to fully lease, making timing and sequencing important to successful occupancy for these buildings. So we would expect that they would come in over time to allow for development and occupancy before additional buildings were developed.

And just by way of comparison, we expect orchards to follow a similar phasing and delivery pattern as CityWalk, which was approved in 2020 for approximately 4,500 homes. If we look at the first six years of CityWalk, all of those homes have not yet been delivered. We have Belmont Village, which has been completed. Heritage Park is currently under construction, which will open this spring. And then Avalon Bay is mobilizing to start construction on a 456 home apartment community at BR 3 A.

Each city walk subphase has required separate city review to confirm consistency with the design guidelines with supplemental studies such as traffic analyses submitted as needed. And we would expect that there's a similar process for orchards given how we've been progressing with the city walk development. The open space network is designed to connect the districts and provide social gathering nodes throughout the community. The perimeter greenway wraps around orchards, offering rest areas, gathering nodes, nature play, and public art. At key locations, the greenway expands into heritage oak tree parks that preserve and celebrate existing oak trees that are currently at Chevron Park.

Standard Park is a centrally located two and a half acre park activated by retail on two sides, offering playground amenities and a flexible lawn for a variety of uses. Each district includes its own paseos, parks, or courtyards to support outdoor recreation. And then two wide multiuse pathways are incorporated into the street network. One along Sunset Drive connecting the neighborhood district to the mixed use and multifamily districts and an East West connection linking the Heritage Oak Park across the site. Standard Park is a two and a half acre centrally located community park that will bridge residential and retail uses.

The park perimeter will blend landscaping and pathways. The eastern edge will include a hardscaped plaza oriented toward the mixed use retail streets, supporting small events, kiosks, and active programming within a shaded grove. Unlike Alexander Square at City Center, which accommodates events of over 5,000 people, Standard Park and its surrounding plazas are intended for smaller scaled activities. A flexible central lawn provides the primary open space framed by tree canopies that buffer adjacent streets. And then along the southern edge, a nature play area will offer opportunities for children and families to explore in a natural setting.

A park specific development application will be submitted to further define these elements in the future. For reference, the 1.4 acre Heritage Park to the east and part of the CityWalk development is scheduled to open this spring. It includes a promenade, children's play area, shaded picnic grove, flexible lawn, and public art. Heritage Park serves as a neighborhood park for nearby residents, offering space to relax, exercise, and connect with neighbors, friends, and family. We expect the larger standard park within orchards to be more of a destination due to the retail adjacency and due to the larger site area.

The perimeter greenway is a multiuse trail that links neighborhoods and parks while providing rest areas, gathering nodes, play spaces, and art features. Because it interfaces with development frontages, we anticipate it will be built incrementally over time. The southern portion, including the Heritage Oak Parks as part of the Orchard's neighborhood, while Eden's affordable housing community also incorporates a a segment of the Greenway. So we expect that buildings fronting the greenway will have the greenway built contemporaneously so that the design of the building interacts with the design for the outdoor landscape within the perimeter greenway. Significant consideration was given to how people move and interact within orchards.

Sidewalks, plazas, parks, and trails are designed to allow residents to move through the site both directly and indirectly while also creating a variety of gathering spaces throughout the community. And what we've done here is we've highlighted those different areas and emphasized within blue what we see as the pedestrian realm within the 92 acres. Sunset Drive serves as the primary north south circulation spine connecting orchards to Bollinger Canyon Road. Its generous width and tree canopy create a multimodal corridor with protected pedestrian crossings and a roundabout for traffic calming. At the northern entry, the street includes a 12 foot sidewalk on the multifamily side and a 12 foot multiuse pathway on the mixed use side.

As the roadway transitions south toward the neighborhood district, it narrows while maintaining that 12 foot wide multiuse pathway on the eastern side. The site plan also includes a key East West coordinator connector south of the townhomes in Building E. There's a continuous canopy of street trees establishing a consistent planting character along the corridor, accommodating aerial access to the multifamily frontage. On the north side, a 12 foot wide multiuse trail weaves through the neighborhood extending from the perimeter greenway on the west. And one of the things that we've talked pretty extensively about is the east West connection outside of Orchard's to the Iron Horse Trail.

And so with this slide, we've tried to highlight the existing sidewalks that are within the Orchard's office campus, and we've highlighted those in yellow to show that there are both north, south, east, west connection points. There are two segments which are highlighted in red, which are the segments that we would need to create to make that a continuous East West pathway from Orchards to Iron Horse Trail. We would expect to develop those segments contemporaneously with the portion of the Orchard site. So the southern connection would be built as part of the neighborhood district, and then the northern red segment would be built as part of the mixed use district. We've talked a lot about the retail and the mixed use district and what that could be.

It is approximately an 11 acre site located across Bollinger Canyon from City Center. It introduces residential buildings with ground floor commercial uses, complementing the City Center Bishop branch and expanding downtown retail offerings. The program is designed to be neighborhood serving with approximately 50% food and beverage and the remainder dedicated to retail goods and services. Individual spaces would range from about 1,000 to 5,000 square feet with flexibility to accommodate a small format grocer of up to approximately 20,000 square feet within parcel A 1 North. And we've included a sample demising plan to just illustrate how we would think about these different spaces coming online.

Within the retail street character, while it's not pedestrian only, we have established a pedestrian priority multimodal area. So we have generous planting strips, bulb outs at crossings, occasional parklets that extend activity into the public realm. These streets are designed to be flexible and may temporarily be closed for community events such as markets, concerts, or festivals. At the North end, a raised pedestrian crossing strengthens the physical and visual connection between Standard Park and the retail area, which enhances safety. The retail streets will feature pedestrian walks no less than 15 feet wide adjacent to buildings and no less than 12 feet wide adjacent to plazas or open spaces and will be lined with active pedestrian oriented uses.

So while there are vehicles that are within this district, there is a huge emphasis on pedestrian space as well as visibility to really mitigate any sort of conflicts that we have. And finally, as it relates to affordable housing, the city's inclusionary housing ordinance requires 15% of Orchard's homes, 368 homes in total to be affordable. And we propose to meet this requirement through on-site affordable homes within the multifamily mixed use districts and through a standalone affordable community within the Orchard's neighborhood, which you've previously seen with the Eden application. The neighborhood district would be met through this Eden development and would include 99 affordable homes with one manager's unit on-site. The community would serve households across a range of income levels with most homes affordable to families earning approximately 60% of area median income and some reserved for lower income households.

This development is also proposed to include a childcare amenity within it. Within the mixed use district, we assume a split of seven and a half percent very low income and seven and a half percent low income units, which is consistent with the city's inclusionary ordinance for rental housing. Then within the multifamily district, you'll notice that we do have a portion of moderate income homes, and that's assuming that we have approximately 300 homes of condo for sale affordable that would be part of that development within the multifamily district. So with that, I will conclude. I'm available for any questions as well as the design team. Thank you.

Okay. At this part, we'll see if there are any questions for either staff or for the applicant, and then we'll open public comment. And then after public comment, we'll have a chance to make comments. So try and stick to questions at this point. So

I I have one quick question. I'm on your, slide perimeter greenway. Doesn't have a number. And just a quick question. I see the I see the walkway, and then it appears to be quite a tall building there. Is that can you identify I just didn't know where we were looking on the the map for that.

Yes. So that would be oh, this did not work quite well at all. So we're we're gonna use words instead of drawing. And so we're gonna say it's in the the Northwest quadrant. So there's a a large multifamily building that's at that angle Okay. Of 680. So that would be where you have the perimeter greenway adjacent to a a taller building.

Okay. Thank you. Thank you. That's what I thought.

Any others? Any other questions, commissioner Kuznick? Okay. Miss Marakandula?

No. That's all I have at this point.

Go ahead.

Ahead. I'm working back some, so let them go ahead.

Okay. Turn to the left. Questions? Clarifying questions at this point.

Sure. So, Stephanie, if you could go to the mixed use district slide, please. Thank you.

I apologize for the pink lines.

No. That's okay. It's happened before. If I'm correct, we haven't seen this kind of detailed breakdown of the Ground Floor streetscape and, like, the okay.

So this is a a concept demising plan that Jeff Dodd, whose Sunset's retail guru, has prepared in terms of how he would think about the tenanting

Mhmm.

Within the district with this as well as with the other multifamily buildings. We would come back with subsequent applications that show the the dimensions of the the retail space, and then we'd have subsequent approvals as we're building up the the spaces with tenants.

Okay. Great. Yeah. I just want to I I I'll save more of this for the comments, but I do like what I'm seeing here. I like seeing the narrow lots. I'm just curious, you know, what kind of square footages are we talking about for these lots? Like, what's the range? How many total? Of course, I could count, but hopefully, you know. And then what kind a little more elaboration on, like, what kind of tenants you expect to see for, you know, the smaller storefront who's going to show up there, medium size, larger size, if you could elaborate. Thank you.

Absolutely. So when Jeff was laying this out, he really looked at about 1,000 to 5,000 square foot spaces, and I I can follow-up with additional detail on how many spaces of each size. But that was generally the footprint. And that was informed by who we see as potential tenants that would look to city center but might be more resident serving, than than what we have there. And that was a a key way of how to think about it.

And then we also have BAR architects who are are here tonight and have done a lot of ground floor retail design. And so a piece of it is also looking at their expertise in terms of dimensions and depth and how do we make sure that we are building that retail core and shell so that it's as flexible as possible for tenants who would be occupying that space. With neighborhood serving retail, we're really looking at you have your coffee shops. You have your deli. You have your florist who have some of those smaller footprints.

We do have about 19,000 to 20,000 square feet that we would anticipate for a small grocer. We think they want to be along Bollinger Canyon for visibility perspective. But really looking at you have kind of who you would think about in a a day to day. You may have a butcher. You may have a deconstructed grocery store in terms of you have a cheese monger and a wine shop, and then you have your basic food. You have your burger, your spot to go grab a burger. So we we really think it's neighborhood serving. And then you do have some retail and soft goods as well.

Okay. Great. If I can pester you a little bit more on that since I'm not a retail expert, and I can sort of imagine what one to 5,000 square foot looks like. But do you have some specific things you could compare it to? You know, like, for example, in city center, how big is the Nike? How big is Anthropologie? Or how big is the Mendocino, the Salt and Straw? Like, just so we all have some some frames of reference here.

So conveniently, BAR is also the architect at City Center. So I'm gonna ask them to to

come up

and see if they can give us a a better range of Thank you. I average square footages.

Perfect. That'd be very helpful. Thank you.

Good evening. My name is Chris Haglin. I'm with BAR of Architects. So I will be winging a little bit. I think a typical Starbucks is around or Pete's is around 1,500 square feet.

K.

You know, an anthropology type store probably is in the five, six, 7,000 square feet. So most most coffee shop type spaces are in that 1,000 to 2,000 square feet. A restaurant can be anywhere from a couple thousand square feet to 10,000 square feet. So the the the the goal that Jeff had was to really create a broad variety, but I think it's a little more locally focused, surface oriented, not meant to compete with city center across this rate.

Okay. Great. Thank you. That's very helpful. Appreciate it. I do have one other question related to the affordable housing. So you mentioned that you said there are approximately 300 units that you're hoping to be condominiums. Could you just lay out a little bit more what your plans or expectations for the condos are? It's a kind of a somewhat rare housing type in in Saruman. I think there are lot of people who want that. So I wanna know what makes it feasible here, what we can expect, how likely it is that we'll actually see it.

So if we go back to the, the site plan, I'm gonna pick one that has some building footprints on it. We have a a couple of smaller building massings that are if we look to the north, I'm not gonna draw lines given I learned that lesson earlier tonight. If we look at the the buildings between the townhomes and the larger buildings within the multifamily district, we have massings for those that are kind of in the 50 to 150 range. And so looking at those smaller buildings in terms of total number of units. And from where we're studying the market, we see that there is an opportunity to build multifamily, but it's at a smaller number of units than some of these larger apartment communities that are 200, 300, 400 units.

And that's part of the way that the the financing is is done for a condominium versus a a rental community. So we have earmarked a couple of the smaller multifamily buildings in terms of number of units for a condominium execution. And we think that with the first one, we have a proof of concept which will allow us to build subsequent phases.

Okay. And to clarify, what kind of square footage do you expect to see for these if these are fewer units, somewhat larger in the same same footprint building?

So if we look at the average apartment size, the blended studio through three bed is about 900 to 950 square feet. And so within these condominium developments, we're looking at an average unit size of about a thousand to 1,100 square feet where you're probab where you're building predominantly more two beds and three beds than your studios and your ones.

Okay. Great. Thank you. I guess one more, like, financing question. You have mentioned before Sunset's mentioned before, it's very difficult to get condos to build. Is there this kind of niche that you're talking about, these somewhat larger units, is that really, like, the only viable niche that you see in the market today? Like, we're not gonna see smaller condos than this, for example?

Great question. And we have been studying the condo market for, I would say, two years trying to figure out what is the right prototype to start with. And what we believe is that once we have the first community built and it really proof of concept and proof of thesis, it will allow us to build more condominiums and to differentiate that unit size. But we think that initial product is probably a 60 unit building, about a 10 about a thousand to 1,100 square feet for your average unit size. So that's our current thesis. We're gonna continue honing it, but that is what I would expect.

Okay. Great. Thank you so much. That's all for me.

Thank you for your presentation, Stephanie, and thank you for sharing all that detail on what the proposed parks will be in terms of amenities and a breakdown of the implementation of different phasing within the project as a whole. One of the things I wanted to ask was in terms of the traffic mitigation measures, which ones will you be implementing? I know there was reference in the conditions of approval to three mitigation measures. Can you please walk us through what those would be?

So I'm actually gonna defer to Andy Kaczynski, not because I don't know what they are, but because I expect there will be follow-up questions that he will be more suited to answer.

Okay. Thank you.

Hi. Andy Kaczynski with Ferran Pierce. So there are three traffic mitigation measures. The first is a simple restriping of the northbound approach of Sunset Drive to Bonjour Canyon Road, which converting one of the lanes, which is currently a through left to a dedicated left to increase the amount of left bound capacity. Sorry.

The northbound left capacity on that approach. The second one is to integrate two intersections into the adaptive signal timing program, which is a pretty state of the art technology along Bolinger Canyon Road, but the two interchange ramp intersections are not currently included in that. So it would be to that would ensure better flow across the entire corridor. And those two ramp intersections are are cal may require some discussion with Caltrans to ensure that that can be satisfactorily implemented. And then thirdly, there is, on the I 680 southbound off ramp, as it turns, right onto Bollinger Canyon Road, there's this little small amount of space where vehicles queue at at that intersection.

And so there are some detectors currently in the roadbed that detects, you know, how many vehicles are there currently, but it's there's an opportunity to enhance, you know, how they operate so that you can actually send more vehicles through that movement, which overall improves the efficiency of that intersection. So those are the three traffic mitigation measures that are proposed.

Andy, can you kinda go over more in detail with the second one? I'm not really sure what the adaptive signal technology, what what that really means and what that would look like in implementation.

Yeah. Totally. I mean so adaptive signal technology basically allows for the signals along the corridor to continually be talking with each other. And because each of the intersections detects when vehicles are going through and when vehicles stop going through the green light, so it changes the green to red at that time. By communicating with each other, you get a sense of if there's a platoon of vehicles approaching at one end, it can keep them moving through in a in a pretty efficient way.

And furthermore, it's it can just kinda optimize based on how things are going in both both directions as well. So the technology really enhances the ability for drivers to kind of go through the entire corridor, hitting as many greens as they can in succession, but it's only been implemented at some of the intersections and not currently the ramp in sections. And so it was this would just ensure that it's been done across the entire corridor.

Yeah. I think it would be really beneficial to have some sort of, like, diagram of what the lanes are, just like something a little bit more detailed. Because when you're describing these certain things that have to happen, it's it's kinda like there's no map, and there's no, like, exhibit with this is what's gonna happen to this lane and so forth. So I think that would be good to know. I appreciate you coming up here and That's fine. And detailing those mitigation measures.

Yeah. Essentially, that what that one does, it just changes when the reds and the greens are going. It doesn't essentially restripe any of the lanes, but it but I can certainly come back with some more materials.

Yeah. So the only physical change would be the number one, which is the restriping of the northbound approach. Everything else is related to the technology and

Yeah.

Timing and so forth.

That's correct.

Thank you. Alright. Thanks. Stephanie, I have more question. In your presentation on the slide with the connectivity East West.

You have it detailed here with the existing sidewalks to be built with related new connection build to be built with orchards. K. So the black, what what would that look like?

So that's a sidewalk that's included within the orchards development. And so it it's a way to show that that East West connector that has that 12 foot wide multiuse pathway, essentially, it it has a through point where it there's a sidewalk along the edge of orchards, which then goes to those two new red sidewalks.

Okay. And then for the red, you said when would that get billed?

So what we would propose is that those are built with the development to the west. And and a piece of this is we wanna make sure that with all of the development that we're doing, that it's really coordinated. And so what we've learned through CityWalk is we may ooch things, you know, to the left or to the right, and so we don't want to build something and then have an alignment doesn't that doesn't quite work out. So we would expect that the Southern Red segment would be built as part of the Orchard's neighborhood and that the Northern Red segment would be built as part of that mixed use district. So really just wanting to make sure that we're coordinated so that we don't have a a misalignment.

And what would that look like?

And this is one of the the challenges where it's a different property owner between Orchards and the office campus. And so this is a thing that we'll we'll resolve. Essentially, Sunset is on both sides of the property line, but it's different entities that own it. So we'll we'll figure out how to ensure that the sidewalks are built, but it's not something that can necessarily be conditioned because it's different entities, and you you can't have one property owner obligated to do something on an adjacent property owner's property, if if that makes sense. So

that would be like a sidewalk that would cross the office space, the existing office parking.

So there's a a minor segment that it would be essentially a is on the southern edge, it's a sidewalk that would essentially be done at grade. So right now, there's a pretty large entryway between the Chevron Park and the Orchard's office. So we would add in a a sidewalk of the sidewalk terminus on Orchard's to the sidewalk that's existing within the office campus for for both of those. The segment on the south is shorter than the segment on the north.

So would that be, like, within the existing right of way currently, or would you have to, like, do some parking modifications in order to put that sidewalk in?

So with the south sidewalk, we would expect that we could do it within the right of way and and to make that connection point. And then within the northern segment, we would need to study if we need to put that in place of some landscaping that we have on-site or if we would put it within the roadway. But there's room on on both the north and the south to to put in those segments.

Okay. Sounds good. The the only other question that I have for you is related to the phase one that was completed on the property. I just wanna make sure that there's no soil remediation that's required for the parcel where Eden housing will be.

No. We we have done a phase one, and then there was subsequent environmental studies that were done as part of the CEQUA analysis where is is clear for the Eden site.

Okay. Perfect. That's all. Thank you.

Mister Kangula.

Thank you, Cher. Hello, Stephanie. How are you?

I'm doing well. How are you?

Good. Thanks. So did you mention that Heritage Park would be done this spring? Did I hear that correctly?

Yes. That is correct. We are currently tracking for a March completion date. A lot of that depends on the rainy weather and if we have more rainy weather. So right now, we're tracking for an March completion date.

And the parks both the parks in total approximately 3.9 acres for this orchards.

So with it so within orchards, we have the two and a half acre standard park, and then we have, in total, 15 acres of parks and open space. So we have the the perimeter greenway, which folds into that. If you add standard park plus heritage Park, that that would get you to the 3.9, but Heritage Park is separate from Orchards.

Okay. And these parks would be dedicated to the city. How how is the entrance as well as maintenance and other things that are progressing in future as well?

So with the Orchards Parks, what we had anticipated was that the parks would be privately owned and maintained but publicly accessible. So, essentially,

Same thing with Heritage Street, you say?

Yes. So that's the same way that the parks are structured within CityWalk where Sunset owns and maintains the parks, but they are publicly accessible.

And just for the clarification, the streets itself.

So within Orchards, the streets would be private similar to the roadways within City Village or within the foresail communities that are being developed. So privately owned, privately maintained.

Okay. So

was there a question? Oh, okay. So we talked about mixed use and various different spaces commercial spaces that were that were deemed. So some of the verbiage within the presentation or not this presentation, but the deck itself. They say, as the development agreement goes on, there were some points that even commissioner Kuznick was pointing towards, that were left for decisions or getting more concrete later, such as commercially reasonable efforts and, as as pertinent by the time, things like that.

When we are looking at the approval of this VA, would that be something solidified, more solidified, or would that be done at a later time by the city staff and in conjunction with the city staff and you guys?

Trying to just make sure I understand the question. Is in is the question related to timing of certain elements of the project being constructed?

No. So there were examples within the presentation that was given to the commissioners wherein it said that the details of some of the items would be finalized later kind of a sense. So just wanted to get that sorted out. Would those things be finalized by the city staff and by the developer at a later point in time once the DA is approved?

Is it is your question referencing just the the retail area?

The overall. The mixed one?

Not just the mixed, the overall orchards itself. So

So I I may take a a stab at this. So with the design guidelines and the overall approval, there's 2,452 homes and a 125,000 square feet of retail. Within the application materials, we have the specific design and architecture for the Orchard's neighborhood, which has been submitted, which leaves about 2,000 homes where the planning commission and city staff have not seen the specific architecture like what you've seen for Avalon Bay or for Belmont Village or as part of that application process. Similarly, you haven't seen the specific details of every single component of Standard Park. You've seen a high level program of what we expect that we're going to do and what the design guidelines tell us that we should put in that park, but you haven't seen every single specific component of that park.

What we would propose similar to CityWalk is there's this overarching approval at Orchard's for these homes and these these open space areas and the retail, and that we would come back with subsequent applications similar to what we're doing at CityWalk where it's this is exactly what Building A looks like within the mixed use district. This is exactly what Building D looks like. This is exactly the interface between the roadway and the frontage and where we're putting the lobbies. So those would not be reconciled by the time that there's a development agreement, but there would be parameters for how we come back and say we're consistent with the overall umbrella of the approvals within orchards. Was that your question?

Yes. That makes sense. And I and I think even Cindy, in meetings with the city staff, they have mentioned that you guys will be deciding. And if, for example, the parks, it has to go through the parks and rec commission to go through and finalize the individual components of it. Okay? With that, I give it back to the chair. Thank you.

Okay. Thank

you. I think somebody had a follow-up question.

Did you have a follow-up question? Regarding

the traffic study again, with the mitigation measures, I know there was something in the traffic study that also referenced potential pedestrian improvements for safety. Are any of those going to be implemented?

So we had studied a number of at grade improvements for the Bollinger Sunset Drive Intersection. And I I don't know that those are specifically called out within the conditions of approval, but they were items that we were gonna continue studying to look at restriping and changing visibility of striping and and things along those lines.

Okay. So there's so there's, like oh, go for it, Cindy.

Sorry. Through the chair. Yep. So this was one of the questions that had been raised at our last public hearing. There is a I think it's response number seven in the staff report about how we would be addressing the potential pedestrian safety elements. And then there's a condition in the master plan, condition 86, that talks about implementing those safety options through review with the traffic engineer.

Thank you.

Okay. I I did have a question on the phasing scenario chart that talked about the years zero through '20. So somewhere in the first two years, we'll see all the buildings gone and the grading done, and then we'll start working at the far south part of the project with building. And you shared before, but just to remind us, what is what is the sunset vision for what will happen with all that dirt between where the orchards are be where the neighbor's being built and Bollinger Canyon? So

as part of our demolition plan, we anticipate taking down all of the existing buildings on-site. We would keep the surface parking lots, which are along the northern boundary, and keep the existing landscaping along Bulleger Canyon, keep the canopy trees that are existing partly from an aesthetic perspective so that everyone doesn't see a 92 acre construction site for the next twenty years. But, also, it allows us to do temporary activation So we can have pop up type of events or longer term events within those surface parking lots while we have construction happening in the back half of the site. For areas where we've taken down the buildings, what we would propose to do is to hydroseed, which is essentially a fancy way of saying we'd put some grass down from a stormwater perspective. Very similar to the aesthetic of if you're along Bollinger Canyon and Camino Ramon, there are large grassy areas, which essentially is a interim stormwater mitigation where you plant some grass there until you're able to to develop.

Great. Thank you. Thank you. Oh, okay. I think I had a couple of questions for staff. The first one, this is our chance for questions. Could you expand on we have potentially two sets of conditions of approval to look at tonight, one for a master plan and one for the neighborhood's district. Could you just, for the benefit of us to keep ourselves grounded and remind, explain the difference between the two, and why are there two, and how do they work together in this overall project?

Yeah. Great question. So you have two exhibits that are attached to your staff report this evening. The way that we've approached these conditions because of the types of applications that have been filed is dividing conditions related to the master plan of for orchards in one set of exhibit A conditions. And then a separate exhibit would be specific to the entitlement request that's been made for the Neighborhoods District.

So the way to think about this is that the master plan creates the framework of how each of the three districts is going to be laid out, the roadway pattern, the land uses within each of the districts, generally how many units are going to be within each district. And so that creates the framework of timing and expectations of how a 2,400, 2,500 unit development is going to be developed over time. And we've built into those master plan conditions a point in time where specific conditions will then have to be met, so whether that's during the neighborhood construction or during demolition or site development. And it creates conditions that whether we start with neighborhoods, districts, or we move on to mixed use and multifamily, all of those conditions will continue to be evaluated through each development of those districts. For the neighborhoods district conditions of approval, you can look at that as conditions that are related to once a vesting map has been approved by the Planning Commission and then a developer moves forward with constructing that, what conditions do you want in place to then dictate what documents need to be provided before site development occurs?

What mitigations have to be implemented before occupancy of units. So there are the specific details that would allow for a developer to then turn around with that map and then go forward with constructing units. And the details that the applicant has given us in terms of architecture and site design and plot plans, that level of detail then allows for the city to dictate how those conditions are going to be met.

Right. Thank you. So then would it be is it accurate to say somewhere around year 12 or before 12, we'll be looking at the mixed use district, the roundabout, and the standard park similar to the way we're looking at detail in the neighborhoods? Right.

The zoning ordinance sets a framework of how does reviews happen for developments. We could be looking at anything from construction and actual entitlement and how those buildings are going to look like to maybe the land uses that are going to go inside the commercial area. So there's different types of applications that will have to be filed along the way over the next twenty years. Zoning ordinance dictates how that review will work. Similar to how we've approached CityWalk, would be the type of review you would see.

For buildings that haven't been designed now, we only have a footprint of where they're going to be located. You'll see those entitlements in the future.

So if you're most interested in the multifamily district, set your calendar for 2043 or so. You know? Okay. Got it. And then traffic mitigations, there were three that we called out. One was restriping. That one feels totally contained within Sunset's property, but the other two are adjusting signals, either are completely city controlled or city slash Caltrans. To set expectations, the changes that involve the city, who who and how does that part of the mitigation work?

Within the neighborhood's district, the condition that discusses three traffic mitigation measures that are identified in the traffic operations memo, that's timed to prior to building occupancy. So before that first occupancy is granted within the Neighborhoods District. So it's really that very first unit out of the 2,500 units. Before that occupancy of that unit, the applicant will work with the city, our traffic engineer, and and, you know, coordinate adaptive timing, striping, the work that needs to happen potentially on the roadway for for those signal detectors, things like that. But that coordination happens as as part of the continuous monitoring of the conditions of approval.

And then when we get to a point where we're somewhere between demolition and and issuance of of even the building permit, we're going to have a a conversation with the applicant about making those those mitigations implement those mitigations.

Okay. Is it is it true then that the city could if the city feels it's valid to implement changes at Bollinger and at six eighty, there's nothing precluding them from taking that on at any time. It's but by the conditions, it kinda puts a a no later than. You know?

That's right.

Okay. Okay. That's it for my questions.

Do we have any

more questions before we open? Yeah.

Thank you. Actually, I I have two. So as we are going through this phasing, and you mentioned that you wanna keep the the northern parking lots accessible and the landscaping. Where do you or where might you anticipate the construction fencing

going? That's a great question. So we would expect that of the neighborhood district that it similarly is somewhat subphased where all of the homes within the neighborhood district will not be under construction at the same time. Mhmm. So we would expect that that fence line is gonna move over time depending on which type of home is built first.

And it may be that the townhomes are built first, or it may be that the courts are built first, and it might be the east side or the west side. I'm I'm I'm not quite sure, but I would expect that the fence line is going to move, and that fence line is going to contain construction activity. And anything that is not actively under construction. So we talked about the hydro seated area. Our intention is that that is open and that we don't have everything that's behind a fence. So we'll we'll try to keep as much of it as open as possible, but also wanna maintain safety and make sure that we don't have any potential issues with the construction interface.

That makes sense. I was just as we're looking at a longer build out, you can imagine thinking of a construction fence for the next twenty years would not be very attractive.

Well and if we look to b R 1 a Mhmm. Where initially Belmont Village had a fence around the entirety of the site. Mhmm. And then that fence came down with Belmont Village finishing their building, and now we have a fence only around the park area. And then once the park is done, then we'll take down that fence. And then a new fence will go up when the multifamily building is under construction. So I think that's a good just case study of how do we think about moving fence lines between construction and grading and active and passive. Okay.

Thank you. Thank you. And then I have one more question for staff. I'm looking at the two conditions of approval, and the the master plan includes the tree removal permit. And how how do we and then it's also in the neighborhoods, which makes sense. How do you how are how are we manage the the tree removal? Because I know that in some of our other housing, it's they all go at the same time. But since this is a phased portion and we're keeping some trees and so forth, how does the tree removal because they're gonna come back later and take other trees, right, as you move into different constructions.

As as you mentioned, the tree removal permit is associated with both the master plan as well as the Neighborhoods District. There's an arborist report that's and a landscape plan that's associated with both Neighborhoods District and then the larger master plan. And similar to how Stephanie has mentioned the phasing of of each area, that's typically how we, to to a certain degree, approach it is is by phase. Some of that's dictated by the demolition plan that the applicant comes up with. Sometimes it makes more sense that maybe all of the trees associated with neighborhood district is included in that first phase.

Maybe it's those trees plus then maybe some of the perimeter work that's happening along the edges that may not necessarily be neighborhood specific, but part of the larger master plan. I don't know if Stephanie has anything else to add to that.

I I don't. We're we're gonna try to maintain the trees that make sense to maintain from a curb appeal perspective, and a lot of this will be driven by with which home is the first home that's built and how how do we sequence through all of the work.

But the permit would stay in effect for when it was necessary as it went on to a different phase. That's right. Okay. Thank you.

And

thank you. So as a follow-up, so that means regarding the fencing and stuff, that means all through the project, the Heritage Park will be accessible?

So Heritage Park, it is across the street. We'll we'll have that open March or April. I I don't wanna commit right now to a a ribbon cutting ceremony, but it will be happening this spring. That park will be open. It it's part of CityWalk. Belmont Village residents can use it. Anyone on the Iron Horse Trail, everyone in the community can use Heritage Park. It will not be impacted as part of the construction of orchards.

Thank you. And one question for the city staff. This is on eight b eight b, which is the exhibit a. So page packet page 18. So we discussed about the basic services like police emergency services like police and fire.

Many of them have been decided to have it at seven hundred and fiftieth residential unit. Is that something that we can take a look and pull that? I know we'll be working on it right from the beginning, but would that need to wait till 950th Residential Unit, or can that be pulled forward? Is that something at a discretion, or do we have a guidance with it?

The concept of the nine hundred and fiftieth permit was something that, through coordination with police chief, was identified as the the the probably the appropriate trigger for when we evaluate an agreement related to police services. It's tied to essentially a third of the way into the development, similar to how we approached it for CityWalk. When you look at the CityWalk master plan conditions approval, you'll see that same condition, but then tied to when that 33% of the way in is for CityWalk's 4,500 units. So it was structured in the same way and and the same approach that we're taking.

K. Thank you. K. One more question.

I'm ponging questions over here. Thanks, Stephanie. My last question sorry. Hopefully, last. I probably said that, like, three times now. Is regarding the improvements that like, for instance, the perimeter greenway and the standard park, my imagination is that you, Sunset, will sell it to, you know, a a different developer to go ahead and build those single family homes and the townhomes. Will you be putting those improvements on the builder, or will Sunset be completing those improvements, the standard park and the perimeter greenways?

So that that's a great question. What we envision in our minds is that we will be responsible for standard park. And given that it's really important to the mixed use district, we we think those really go hand in hand. As it relates to the perimeter greenway with the plans that have been submitted for the neighborhood district, we have the the design level detail of how how that perimeter greenway looks and feels and the tree plantings. And so that has been thought through, to an extent.

And then if we look at Eden Housing, which similarly has frontage along per the perimeter of Greenway. We're heavily involved with them on how we're thinking about the landscaping. So all of that, while I I don't know if we're develop if Sunset's developing it or a different developer is developing it, Sunset will have a purview over the entirety of how the perimeter greenway is designed and developed and ultimately maintained.

You know, if if it were, you know, perfect for you, would you see that perimeter greenway being developed as, like, the per phase, like, the townhomes? Okay. That perimeter greenway is built after like, prior to occupancy of the townhomes, or is it after? What would the timing look like?

So one of the things that we are constantly thinking about is what what is the right timing to to put those improvements in. So if they're put in too soon, you you run the risk of them being damaged as part of construction. Or if you put them in too soon and then you modify your design a little bit, the interface isn't quite right. And so we would expect that they are contemporaneous where the design of the adjacent residential coincides with the design of the landscaping. Typically, with the development, the landscaping improvements come in at the tail end as you're looking at occupancies.

So we would think that it's within the basket of a development and that it's coming at the tail end. Now there are some benefits. If it goes in sooner, you can have your trees growing longer, and there are different perspectives on that. But we would think that they're gonna go hand in hand with each other.

And I think I touched on this before, but does Sunset envision, like, two or three builders building out the neighborhood district, or is that up in the air?

As I mentioned to commissioner Kuznick, we we have a lot of options, and I I can't say specifically if the townhomes go first or if the courts go first or if it's the middle that goes first, the east or the west. And so a lot of that will be dialogue with a developer or a consortium of developers where it maybe one person takes the townhomes and one person takes the court. So we're we're still working through that piece.

Okay. Thank you, Stephanie. That kinda leads me to then follow-up with staff then. I know there were quite a bit of conditions, and I I may have I think there's one condition talking about the phasing of when the perimeter greenway would come in and so forth. So is there something in the conditions for the neighborhood district that specifies, like, prior to occupancy or what Stephanie said is at the tail end of occupancy, like, that those improvements would have to be in place to, like, the perimeter greenway.

Per perimeter greenway. Let me take a look through the conditions. There are a good amount of them. I'm just gonna just double check if I Okay. If there's timing associated with that. I'll get back to you before the end.

And I'm assuming that there's also a condition in there about the Standard Park coming in with the mixed use district.

It's so there isn't to my knowledge, there isn't a specific condition that talks about Standard Park being tied to the the mixed use development. What what it's tied to is the obligation of parkland dedication through a combination of of fees and and dedication of land to fulfill that the parkland dedication obligation. And then it further outlines that through the development agreement, there will be opportunities to talk further about timing and park improvements that could be incorporated in through through the development agreement. So short answer is Standard Park isn't tied right now as a condition to a specific phase of development. It does require, though, at the time of of development of of, for example, neighborhoods district, that there is a commitment made to the the parkland obligations and that those should be fulfilled be as a requirement of the Parkland dedication ordinance.

Okay. Thank you, Cindy. Yep.

Okay. So at this time, we're gonna go ahead and open public comment. Did we receive any written communications in advance of tonight's meeting?

Yes. Written public comment was received from Brian Swanson and provided to the Planning Commission prior to this meeting and available at the binder in the back of the room. And I do have speaker cards this evening.

Wait. Why don't we go ahead and start with the speaker cards? How many do we have? Okay.

Greg Carr.

Chair Albert, would you please ask staff to put up the drawing, complete drawing? Greg Carr, Sam resident. Boy, that thing bothers the hell out of me. Yeah. That'll work. Okay. Thank you. But don't get old because I've just found out the number of things that I can keep in my aging brain, and it's not four. I had to write them down. Gene, your question about construction fencing is not just that.

It's perhaps closures of roads that aren't complete storage of things. I would suggest that the commission ask for something in the development agreement that requires the developer to provide for each phase a plan and a drawing showing those things that you find significant as in construction fencing. That can easily be done. For, I I don't see any storm water runoff retention structures. I I would ask this.

Is there any need to have them for this project? If yes, where do they plan to retain the storm water from this significant horizontal runoff area? Schools, even though I don't expect that to be a part of their concern, it's our concern, especially yours and Joyce's. And what I would ask is to have somebody tell us how 2,452 housing units, the number of students, plant, age groups, and where they're going to be absorbed into the schools. Because these are gonna be primarily younger people.

So they may have kids. Oh, yeah. On the perimeter, South side, North side, and the East side are these long green areas, linear areas, most of which have, you know, paths and things. On the south, East side, and the north, is it possible to get a plan to have pullouts? And by pullouts, I mean along the path, you expand it out, And you put, you know, perhaps your benches, chairs, places where your people can stop, talk, sit if they're old and have a dog.

Okay? I think that that would add value to those areas instead of just a bunch of trees, a bunch of weeds, and some path. Okay? That's it. Thank you.

Thanks, Rick.

Jim.

Evening, Jerry and commissioners. Hi. Oh, This is fine with me. Thank you. Thank you. Good evening. Very quickly, I'm gonna just go over some things you might have heard before. One of my favorite subjects, and it's kind of a theme with me, is parks, dedicated acreage of parks or more specifically the lack of it. I appreciate landscaping as a buffer. That's very important.

And it it can kinda take the jarring effect of seven story building, six whatever away in terms of buffering that. So I appreciate some space for landscaping and to extent that's green, that's great, but it's not a park. The two and a half acres sounds like it'll be a standard park, which is appropriate if you had, what, a thousand people moving in or something because I think the general plan requires six and a half acres per thousand people. Four of that is a neighborhood. So do rough math here.

The total park required by the city is 30 plus acres of parks from the orchard because of all the thousands of people moving in. And 20 some acres is just neighborhood parks. So to me, that should be the standard of what you're doing with parks. And the key is dedicated land for parks. Fees is like an almost an afterthought.

And in my experience, I I haven't seen fees really produce park acreage significantly. And I think that's because the cost of the land could be so expensive. What you wanna do is get dedicated acreage for parks, lower the fees, and get that while you're negotiating with a developer to make his project more attractive. It works for them because there'll be more appeal to the houses if if there's parks that are available according to the standards of the general plan. And and that would also work for the city in general for both.

So there is something to be said about park acreage from both the developer's point of view to make the development more appealing and then from the city's point of view to be consistent with your general plan. Otherwise, the general plan is just a wish list. It doesn't really have any teeth. And, excuse me, with housing these days, the backyard and front yard is disappearing, and and that converts to the need for green space in that area somewhere. And they say it's it's gonna be more valuable than ever because the old days of Greg and me buying a house and you had a front backyard you could speak about are are kinda gone at least in this area.

So we need to be very aware of green acreage that people can go to that's passive that allows them to enjoy a green space, like maybe even a picnic table away from a crowd noise and things like that. And then a soccer field, things that are part of what a park's all about. So I the the thing I would ask the city to do is change the routine that they if they're going on the city where we just reduce the amount of parks they need, we get a feed, and then it doesn't really convert to a neighborhood or a community park to speak of in general. And do a study to get specifics of if you're gonna abide by the general plan, what will be required? It's gonna get kind of expensive, but it's real.

And it unless you wanna change the general plan to two acres per thousand people, that would indicate, you know, we're just becoming a big city. I think we can do better than that. So I'd like to see the city, starting with staff and the commissioners and the council, be proactive on reviewing ways, not just developer fees, but other ways that can put parks on the ground. And then that'll be a quality of life issue, which we all relate to. So that's my theme. You've heard it before, I think.

Thanks for coming out and reminding us. Thanks, Jim.

Thank you. I

have no other speaker cards.

Okay. We're gonna go ahead and close public comment. Before we turn it over to discussions, I'm gonna turn to staff. We heard a couple of comments specifically around how we manage and control construction from fencing to equipment to road closures. All of those are sort of related. If I could ask staff to explain for us and the public how that's managed in projects like this.

So to address the question about construction and and the phasing and how we address safety when there's active construction sites, we do have conditions of approval that speak to making sure that one area is safe before that construction can then move into other parts of the development. I think condition 25 is one that that jumps out at me. But we work with both our building as well as our engineering inspectors when we're actively in site development, in demolition, and in vertical construction to make sure that when there are residents that are going to be moving in, where that construction fencing is, that's part of the inspection that we do prior to any occupancy of either a unit or a block of townhomes or a neighborhood of of of courtyards. So during the the construction phase, we we take off our policy and entitlement hats, and then we put on our literal construction hats and go out there and say, this fencing needs to make sure that there's enough people, room for cars to to to move over? Where are the construction workers going to be parking when the site is active?

How do the model homes then negotiate space with an active construction site? So all of that's done when we get into site development, and those are separate conditions that we enforce on the permits that are issued for that site development permit.

Thank you.

Thank you. I would

just clarify one additional point. There are also haul routes that are identified. So truck traffic related to demolition as well as bringing materials on and off-site is regulated through our site development process.

Okay. Great. Thank you. And I think I saw one of the conditions. Don't remember the number, but you do also I think you had a condition to notify the neighbors when significant construction or demolition is taking place. Is that is that correct?

Yes. That's right. That's a standard condition that you'll find in any of our entitlement conditions of approval that requires that prior to construction commencing, there's a notice that's sent out to adjacent property owners. And there's also a designated noise disturbance coordinator for the project that then, if there are complaints, the city can address that directly with the developer.

Great. Thank you. Thank you for that. Second question that was asked was the impact on the schools. And I know there is a condition that highlights that, some of the notices to, potential residents that the school district's in charge of the placement of students and that they should contact the school district, not the city. Could you explain a little bit further the process that the city goes through in communicating with the school district? And to the extent you know, what does the school district do with this?

Sure. Yeah.

Keep in mind that the school district is considered a special district or a special group that's formed and has their own board and policies in place that address how our impacts from new developments mitigated at the school district level. The school district oftentimes as part of the development application review process, the city does coordinate with the school district and send it sends out referrals anytime we get a new application for new construction. And we ask the school district to confirm how they intend to mitigate the potential increase in enrollment at their schools. And so prior to any application being deemed complete for processing, the city will coordinate with the school district to ensure that they feel like they've they have the tools available to them to address the the impacts to the school district. The as as part of the development application, after our approval, there is the school district operates independently, and the applicant is responsible prior to issuance of building permits.

They are obligated to demonstrate to the city that the school district has stamped their plans, and and we can move forward with issuance of those permits. But as far as where those students go to school, how many seats are necessary at the school to then accommodate the students, we leave that to the school district to decide. But we ask that the applicant demonstrate that they've they've coordinated with the school district and satisfied their conditions before we issue that first building permit.

Great. Thank thank you for that. There was a question on and I'm not sure which is the best way to explain and answer this question for all of us. Stormwater and how that will be managed on this property, on this project?

Sure. Yeah. So stormwater control plan, there's a plan that identifies where the location of that stormwater is going to be treated. But there's also a report that talks about how large those stormwater control ponds have to be in order to capture the runoff that's obligated of the project. Those have been provided to the city as application completeness items.

So they're attached to the to the both the project plans as well as a separate document that that was provided at the time that the application was made. You can see the stormwater locations actually in the project plans in the vesting map section of of that project plans. But those are then rechecked at the time the final map is approved and prior to site development to just make sure that between the time that the Planning Commission has has granted their approval to the time that they actually go into construction, that we ensure that the those calculations continue to remain, you know, accurate and and then implemented through site development.

Great. Thank you. And then the last question that came up from public comment that I think Sunset might want to address are the amenities in the boundary pathway, you know, benches, seats, shade, all of those things that were perimeter the perimeter walkway.

Thank you for the opportunity. Yes. We do have seating and different pop outs along the perimeter greenway. We have four heritage Oak parks, which expand the depth of the perimeter greenway and have seating and play amenities. And so there are opportunities and moments where there's seating and play and different ways to experience the pathway aside from just being on a pathway with landscaping on both sides.

Great. Thank thank you for that. Okay. So at this point, what I'd like to try and do is you know, this is meeting two of a maximum of four for the commission. So after tonight, what I'd like to be sure that we've identified any areas that we require further clarification, further information, further think time.

That's one objective for tonight. So make sure that we give staff and the applicant clear direction what we'll what we'll need to know more about so that by no later the meeting for, we're ready to make a decision. And then the second part of what we'll do tonight is review the draft conditions of approval, identify any changes, gaps, missing items that we feel are appropriate and discuss with staff tonight so that when we see the project again, we'll feel like we're continuing to move forward with this. So what I thought we could do to break it up is, first of all, try to capture any additional information or areas that are not clear that we think we might more need more of. I And know we've heard a couple that I saw both the applicant and staff taking notes on just through our questioning process.

But this time, I'd like to try and really focus on, are there any other areas that we really think we need to do a do get gain a better understanding?

Thank you. I have a question for staff. In this issue of private streets and because in this large development, there's going to be the neighborhood development, the multifamily, and then the mixed use, how are we working on sort of unifying who and when what street belongs to which responsible entity. Whereas, you know, in like in City Walk or excuse me. In City Village, there it was one one builder and one HOA.

I you know, neighbor the neighborhood, I can see that as one HOA, but there's other entities that were coming online. And how are we do you have a plan for how we're gonna deal with the private streets, how they're going to deal? Sure. Or someone will be dealing with the private streets in perpetuity.

So I'll use the Furia Preserve project as a example because there's four different neighborhoods, multiple developers that are within that that that neighborhood those neighborhoods. But those are all private streets with the exception of free preserved parkway that connects all of the different neighborhoods together. What we would envision probably would be similar here is that if there are multiple homeowners associations similar to at the preserve, there's also a master association that is set up to handle right of way, open space management, the roadway maintenance and repair work that needs to be done. Because when this is all built, you're not going to know which roads belong to which HOA and who's responsible you know, when you cross the street to to to know that that that HOA isn't doing their their job. So typically, these are set up with a master HOA that that then oversees those types of community wide amenities.

Just to expand a little bit on that also with regard to timing, prior to occupancy, there has to be emergency access, health safety access. So it's gonna be a condition of these of people moving into these houses that that the circulation be intact to provide health and safety.

Okay.

Are there areas for further clarification or education at our next meeting?

Yep. In our previous meeting, we went through a bunch of items, and they were either discussed in the current meeting or they were all written responses that were provided by the city staff. Thanks very much for that. I think there were, what, 11 of them. And I think it would be useful for everyone to go through that.

The public also look at the storm water compliance city goal of Parkland for the residents, either it's met or not, things like that. And the timings thanks for presenting the timing and the project facing, Stephanie. One thing I I missed, I think, earlier is regarding the bike and scooter as well as EV, are there places that were dedicated for those bike parkings, scooter parkings, and EV vehicle charging stations because that would be the norm going forward probably in twenty years. Most of the vehicles, I hope, would be EV based, and that could be something that we should look at now to see not just the residents, but someone who comes to the neighborhood. Those spots are provided.

And Stephanie also mentioned there were benches along the pathway across the Greenway. Could that be pointed out where they are? Because that really helps in future discussions, like what are the different spots other than Heritage Oaks. Where are the other pullout spaces that have been pointed out? And, Cindy, it was a question according to GP twenty forty, the number of acreage stuff that that was brought up by Jim.

If you could kindly give some color to that or shed some light onto that, how that is being addressed based on the general plan, that would really help.

Sure. So maybe I can take that first question just related to bike parking, EV parking. So the city does have a standard in our zoning ordinance for for bicycle parking. So any project would be entire that's entitled would be required to follow those those bike bike parking standards. The EV charging, that's actually something that is now typical for for green building code requirements.

And so there there's EV charging that that's dictated by the the building code actually for for requiring to have EV EV charging available in the community. As far as the the the nodes for where the along the park perimeter greenways have

was that just me? Did I did I hear that?

Where those those nodes are for to stop along the pathway. It's actually detailed out in the design guidelines, but perhaps maybe we can just in the next staff report, point out where you can find that that information. And then, your last question was related to Parkland obligations. So there's a couple of different policies that the city has related to to park park space and parkland. Parkland dedication ordinance that we refer to quite often, and you'll see references in the conditions of approval related to parkland dedication, is the city's expectation that any new development is going to increase new residential development is going to increase the demand for park space.

And so there's a formula that calculates based on the type of unit that's constructed how much park acreage is associated with each new unit that's constructed. The and so that then formula creates a number of parkland that's obligated for each development based on the size of that project. That's the the obligation of any project that's required to meet the the parkland requirements. And so that's a dedication of essentially either raw raw land that then the city can put a a park on that space Or a combination of parkland or maybe improvements plus the park. Or it could be perhaps fees that are associated with that development.

Over the last year, we've seen a number of different ways that that parkland dedication gets fulfilled in other projects. Right? Some projects might be right next to a park. It doesn't make more sense to require another park next door you know, to an existing park. So those are things that the the Parks Commission, through their master plan, creates a long term vision of where future parks are going to go.

And that's typically the plan that the city follows for where future parkland should be going. And the parkland dedication ordinance then potentially helps fund the long term vision to implement the park's master plan. With this project, it's conditioned to provide parkland or a combination of park and fees to fulfill that obligation of triggering more people using parkland. The second policy is related to the city's general plan where the city has a goal that at general plan build out that we have x amount of parkland per, you know, per thousand residents. And that's an aspirational goal that with any new development, city is considering where we can get more park space so that when we are fully built out, there's an abundance of park.

It's not just the minimum, but beyond just what the Parkland Dedication Ordinance identifies as far as impact. So the policy itself and how we demonstrate we're getting as close to the 6.5 acres per thousand, that's detailed out in the parks element of the general plan. And it does have future park sites that are in that plan that show where future parks are going to be included to get us closer to that six and a half acres. One of those is going to be this two and a half acre standard park that's being proposed because the land use was identified in the general plan document. We can then count on the two and a half acres that's associated with this park to then go towards meeting that goal of the six and a half acres.

Great. Thank you. Okay. Sure. Mhmm. Are there areas for our next meeting that you'd prefer some additional detail?

Just like I mentioned, the traffic mitigation measures, specifically, it seems like the only physical one would be the restriping. And I know the conditions referred to the traffic study. So if we can I talked to Cindy about this earlier? If we could just detail what those mitigation measures are within the conditions of approval instead of referencing the traffic study, I think that would just be a more streamlined and appropriate approach. The other thing is, you know, as we know, as Sunset is looking at selling some of, you know, the plants that they've had approved, the areas within the neighborhood district.

So, I know since this is close to the freeway and they did their air, their air study and their noise study that they've found, probably that they had to do some sort of STC windows and, so forth like the other projects that we've seen. So just for clarity's sake, when developers are reviewing someone's reviewing the project, they're probably not gonna take a look at the noise study and read a 100 and whatever pages are within that noise study. So it's just good to to have that for clarity's sake so the developer knows instead of it being something that they don't know and then further yeah. The other thing was that came up was the stormwater areas. I know those areas are to the east, but, that's why the multiuse Trail is not passing through some of that green space on the East.

So if you can just kinda go over that and just highlight, briefly where those stormwater areas are for the project. And then the last thing that I just wanna, have, like, the city staff think about is okay. So for these improvements that Orchard is presenting, so, like, the building perimeter and the park and the roundabout, you know, is is that gonna be on sunset development? You know, at what time and when can we hook them in to make those improvements. And that's all.

Sure. I mean, I don't actually have any questions, but I I have do I do have some commentary set up for Sure.

At the end. I think we're ready for comments at this point. And then just so I think what we'll do after the comments, we will do a bit of a walk through through the draft conditions of approval. And if there's any language changes or missing things, we'll go through the two different sets of conditions for staff's consideration prior to our next meeting. But if you have comments, this is fine time to do it too.

Sure. I'll keep them pretty short. I just have to say, well, as I said, I don't have any questions for staff or the applicant for the next meeting. I am pretty satisfied overall with what I'm seeing. The reason I don't have questions is three things. First, you know, you spend dozens of hours reviewing the materials in the meetings, and you realize almost every question you have is actually answered somewhere. So if you do your homework, which, of course, that's our job. It's not necessarily public's job. We're here to inform you. But if you do your homework, you you realize almost everything's been thought out.

I have to say you guys are doing a great job of of covering for all the questions that I don't think of. Second, regarding just the development plan for the neighborhood district, I mean, I don't really have many comments. I think the neighborhood district is is the best it's going to be, and all the rules, all the all the great things that the city requires from these these projects are are being done, so I don't have anything to say there. And then lastly, the questions I did have were focused more on the master plan and what we expect to see out of the multifamily and mixed use districts, and that's for a reason. Of course, we we just see the outline.

It will take, you know, twelve to seventeen years or whatever it'll be, for us to really see what the entitlements will be and what we'll what we'll really get. But, overall, I the outline looks good. And I think that what we see in the mixed use and multifamily district will really be the heart of not just the orchards, but it will be a big part of the heart of this suburban downtown vision that Sunset is is bringing forth for Bishop Branch. Hence, the questions about the housing typologies, you know, condominiums, for example. Hence, the questions about the the retail and the what the streetscape will look like and, you know, what kind of tenants we expect to see there.

I think that will really there's there's only so much we can know right now, but that will really be the the most interesting part, let's say, of of the orchards and and this downtown that we're all building here together. So thank you to staff, the applicant, my fellow commissioners, past and and present, and, of course, residents for showing up here, providing all their ideas, questions, concerns, feedback. And I I think this project is in this is in a good state, and I'm very happy to to vote on this at the next meeting. No further questions from me. Thank you.

Thank you.

Okay. I think what I'd like to do now is, again, there are two sets of conditions. One is the master plan and of which there are 99 of them, but we're not gonna go item by item. But if there's anything that you think might warrant discussion or updating or additions to, or if you have questions of them, then now would be the time. So, again, let's try and see if there's anything that we can give direction to staff on related to the conditions of approval.

You know? I'll I'll just have just one, and it's a potential new condition because you can't stop at 99. You should be at a 100. If you're gonna do if you're gonna start, you might as well have a 100. I think it's appropriate that we include a condition of approval in the master plan for a little bit about what we learned tonight on what's gonna happen to the entire property with the beginning of the neighborhood development.

Specifically, Sunset highlighted that they're gonna preserve as many of the trees as possible. The surface parking lot's gonna remain. They're gonna maintain all that property and hydro seed the the vacant dirt for potential uses just so that there is no question that, you know, it's gonna be maintained in a way that doesn't look like it's it's gonna be overgrown and turn to weeds over the next twenty years. So just a condition that calls out just memorialize exactly what we learned tonight on the future of that property.

Through the chairs, is that related to the interim phase of I'm sorry.

Yes.

Between full build out and and and when they begin construction, construction, what you'd like to see is a condition related to how those interim areas are going to be addressed in terms of the use of that of that space or the the

Not not the use. I don't think that's appropriate, but just that Appearance? Appearance that it was yeah. It could be it could be very simple. It could be well maintained and, you know you know, and, you know, so that's it's gonna be taken care of just because we will be losing all the buildings.

There are no tenants there now, and it's gotten it's gotten pretty rough, you know, over there over the years without tenants and landscapers taking care of it all the time. Just that the, you know, the whole thing will be graded. You know, the whole thing will all the buildings will be taken down, and it'll still be visible to the public even though there's no use there. So I just think calling out exactly what miss Hill explained, they're gonna their their plan is for it. But I wouldn't I wouldn't expect it to be very specific on uses at this point or timing, just that it it will be maintained and that landscaping will be preserved.

Trees will be maintained as long as possible. Just something to the effects of the future us will know that, you know, nothing's happening there, but it's gonna be well taken care of, if that makes sense. You know? It's not pent to introduce any new obligations on Sunset or anybody else. Just what they've explained to us.

K.

I did have this is a this is a minor item, and that's packet page 18, police services. It's really it's a language thing. They use the word city standard of point eight officers per thousand residents, and now they're they're considered performance guidelines, not standards. So I think we need to be consistent in our use of that language. Are there other conditions that were you know?

And I'll go on to my next one, which I think is the same package. Package page 25. I should have asked this as a question, I think. No. And it's condition number 73. The applicant is required to survey employees, determine drive alone rate drive alone rate, and that's capitalized. I assume that's a known term. It feel it reads vague to me, survey employees. Which employees are we asking them to survey? Yeah. Yeah. Yeah. There's elsewhere. So I think we just clarify the language on that. It's little bit vague.

Mhmm. K. Any other conditions? Okay. So that's the that's the master plan.

And then what I envision at some point, we will be asked to adopt something related to the master plan or reject it or change it so the tonight's our chance to make sure it's complete. Then if we could turn our attention to exhibit b, which is draft conditions of approval for the development plan, this is for specifically the neighborhood's district. Commissioner Avila already called out the highlighting the specific traffic mitigation measures. This is captured in both of the two elements. Okay.

Okay. Not seeing anybody. Look like they have additional comments at all for tonight on the conditions. If I could turn to staff, and I think oh, you did think of something. Okay. Yeah. Cool.

I'm on packet page 37, and it's item f where it talks about guest parking. And so when I was reading through this, the question I wrote in the margin is, will the Eden Housing overflow, since we know that their parking is limited, be considered guest parking in in the the neighborhood? Do we have any thoughts on that?

So

Neighborhoods District is primarily single family residential courtyard style alleyway loaded and then also a a townhome component. There is street parking and and spaces that are on the street that are not marked as guest parking. They're they're on the street, and so they're they're not permit you know, permitted type of they're not parking where you have to issue a permit to park on that street, I should say. So this is one of those standard conditions that we have in all of our conditions of approval. And so there may not actually be any guest parking to to Stripe and and sign per se on on this on this the street.

If we're talking about Eden, which has its own separate parking lot that's sort of associated with that development. That project has its own entitlement review, and it will probably have the same condition that's going to be applied to probably that project where it will identify how guest parking is going to be allowed to be used. But with that one, there may be some additional things that we have to evaluate because there's a on-site childcare is is what's envisioned there. So there may be some spaces that can serve as joint use or potentially as, you know, for for the different uses that may be on on-site that that that service that that parking service is. So when we get to the Eden Canyon Eden development, the we'll have another opportunity to look at the parking and how those spaces are allocated.

Just having gone through the transportation advisory committee with Tervary, and I just don't want another and people will walk a long distance to find a parking space. That's that's all. K.

Okay. So probably just for clarification, we do not have any clubhouse or any HOA based in the neighborhood district. Right? So that means there won't be any public spaces or there won't be any common spaces for the neighborhood district. There will be a clubhouse for the Eden House.

Community room or a clubhouse.

So just wanna make sure. We're tonight, the only applications that have that that are in front of the commission is the master plan and the Neighborhoods District. Specifically related to Neighborhoods District, there is no design for a clubhouse or community space that's associated with the Neighborhoods District. Okay. In the future, I know that we've had a preview of Eden Housing's apartment. They had indicated that there's some programming that they that they expect in that building. But we that review will happen when we get to the actual entitlement phase for that project.

Okay. So in that case, there won't be any as this current approval that we are looking for, seeking for, is only for the neighborhood district. It will not have any external lighting issues, like having a huge building next to it. So I'm looking at somewhere along the borderline between neighborhood district homes versus any multistory buildings. So will there be any conflict of lightings, external lightings that would even though it doesn't fall under neighborhood district, that would be some kind of a hindrance or a light pollution for them Yeah.

In future?

The there's a so there's a component of the design guidelines that talk about lighting. So there's a chapter that's dedicated to how lighting is going to be designed and integrated without throughout the master plan. But there's also conditions for approval both placed on the master plan as well as the neighborhood's district to require a photometrics lighting plan that gets submitted prior to I can't remember if it's building permit issuance. It's probably building permit issuance, so that photometrics plan has to be submitted. And so part of that photometrics review is looking at the the where the lights fixtures are actually going to be installed, what the output of each of those fixtures are, and then overall how the lighting is going to then translate, you know

Right. Yeah.

From paper to to to to and seeing if there's any conflicts between the the the lights from one neighborhood to the next. So there's a obligation to evaluate it both from a safety perspective, but also from a to to make sure that there's no excess lighting that would spill.

So for the for the neighborhoods project, condition 98 speaks to the fact that there's a plan a final lighting plan that needs to be approved by planning services and conformed to the zoning ordinance, security ordinance, orchard design guidelines up to and including a lot of details about, you know, shielding lights and the brightness and not impeding neighborhoods. But but to your first question, there is not a community room or a pool community pool as part of the neighborhoods project?

Okay. That's correct.

Okay? So is there a condition I'd probably, I'm gonna Pay yeah. All this is. Page 40 Page forty two fifty. Yep. Oh, got it. Got it. I was looking at the

alright. Thank you. That's all. Okay. Okay. Nothing else? Okay. So I think at this point, we're ready to continue the meeting. Turning to staff, there was a recommendation that we continue this meeting to February 3. You know? And That's right. Do we need a need a motion to do that? Is that right?

That's right. So we'll we'll go ahead and continue the public hearing to to February 3. Based on the comments that we received this evening, we'll make some refinements to the condition's approval. And then Mhmm. Any questions that were raised that didn't get answered during the meeting, I'll I'll point those out in the staff report in the next staff report. But we'll also if if there's direction to come back with a resolution in addition to the conditions of approval, that that could potentially be new a a new document that the commission sees next week is is a resolution that goes with the conditions of approval.

I think I think it would be important that we have it. And if we're ready to act on it at the meeting, we'll have it available. You know? So, yes, I would I I'm seeing mostly nodding heads on this so to have a resolution that we can also look at next at our next meeting on February 3. Okay. So we've been asked to make a to ask for a motion to continue the public hearing to February 3.

I move that we continue the public hearing on the conditions of approval that we have seen this evening for both the for Orchard's development master plan and the neighborhood's specific conditions of approval for February 3.

February 3. Okay. Is there a second?

I can I can scan that?

Okay. It's removed and seconded. We'll vote on our tablets. Okay. So it's been moved, seconded, and approved five zero to continue the public hearing to February 3 on this.

Thank you all for comments. And I know we spent a lot of time over the holidays reading those thousands of pages we didn't have time last time. So thank you all. And at this point, we'll turn to commissioner comments. Did anybody have an opportunity to attend any committee meetings over the past month or so?

I have a brief report from the parks and community services meeting that was last week. And so hope I get this right, commissioner Levy. So they what they heard from the arts advisory committee report, and they were very excited about the new activities that were coming. They talked about the art and win festival artwork. They have selected gallery works.

They are working on public art, and then reviewing and updating what public art is. They talked about the cultural growth grants and that there is a five year plan to look at that, and that is designed to help cultural organizations that maybe need a little extra money, particularly if they're putting on a art show or a presentation. There's a little bit of money. There was a discussion about maintaining our public art, and then a little bit longer discussion again of the cultural arts grant program. The Parks Commission also had an arts summit that previously happened, and it was encouraged that they communicate with the participants the results of the summit because that was also good for outreach.

And one of the things I thought was really interesting was the comment about that there were two jewelry shows. Didn't know we had them, but they were apparently very well attended. And they offered a venue that has not been used before. It addressed some of our community members, and they were very excited about that. There was a discussion about the Teen Council.

If you're not familiar with the Teen Council, it is quite well participated with, a lot of interest in it. So they've talked about both the application and the interview. They need three commissioners for the applications and three commissioners for the interviews. It does they do seat 17 teens and two alternatives. They do interview 39 teenagers in three nights, and so some discussion about whether it would be maybe over four nights instead.

But the the teen council is much sought after, and the commissioners who sit on those two committees really do an amazing job. And and so my hats off having done that in my previous commission life. There was also an update to the sponsorship policy. A lot of discussions. Interestingly, there are 56 factors to assess the priority system for facilities.

Holy smokes. So they went through that and and explained it. I know there was some there was public comment dealing with the swimming program and, you know, challenges with that. Director Perez Zelanzo, I think I said it correctly, talked about the spring summer guide is coming in color. They're very excited about that.

The trails master plan feedback is being collected. Oh, there is a teen leadership program. There are 23 teens who have done two hundred and thirty seven hours of volunteering as part of that program, which is pretty remarkable for our youth. They're also teaching lifeguarding classes, water safety classes. So there's a lot of good work happening with our youth in the in the our city.

Toys for Tots collected over 5,000 toys this year. Very excited about that. And that the announced that the parks budget was approved. Yay. So they have money to spend. Alright. So that's a very brief, but it was a very interesting meeting. So thank you to the Parks Commission.

Okay. Any other commissioners attend meetings? No? No. Okay. So I just have one quick little announcement at the city council. They did approve the development agreement for the Canopy slash Bishop Branch 8 project, which we saw. So that did move forward. They did discuss our comments, and they did adopt the DA at that meeting. So So I will now turn to staff for future

So next regularly scheduled meeting is February 3. Currently, we just have the one item that was continued this evening to February 3 that we don't anticipate any additional items for that meeting, and potentially maybe even the second meeting in February. We don't currently have any any items that are are scheduled just yet for for that meeting. So may have a lighter February after after such a heavy winter.

Yes. Okay. Well, don't plan the cruise for the second meeting in February because if we're if we're not ready to do something with the orchards on the third, we'll have the second meeting in February to Yeah. Continue our work.

That's

right. Okay. With that, I'll go ahead and adjourn the meeting tonight at 08:06PM. Thank you all.