Planning Commission - Regular Meeting

test. We're all set for 6 p.m.

Uh good evening. Let's call to order the special planning commission meeting study session um of 0323 2026 March 23rd 2026 at 6 p.m. The city doesn't tolerate disruptive behavior in our meetings. The planning commission meeting is considered a limited public forum which means the commission can regulate the time, place, and manner of speech. Speaker comments must be limited to the agenda item being considered by the commission. If a speaker's comments are not related to an agenda item, the planning officer will rule the speaker out of order. A speaker will not be ruled out of order because of a disagreement with the content of their speech. Location and online meeting details are available on the planning commission agenda. Use the show caption button to review to view captions on Zoom. Following the study session, the regular planning commission meeting will begin at 700 p.m. I mean or or we depending on the uh when do we when we finish this meeting, we encourage the public to stay tuned and participate in the regular meeting. Recording officer, may we please have the roll call? Commissioner Cerrone.

Oh, Commissioner Cerrone, present. Commissioner Davis, present. Commissioner Fagonei, present. Vice Chair Shukla, present. Commissioner Pine, present. Commissioner Sigura, present. We have six commissioners present and Chair Glaciius absent.

Thank you. Uh moving on to our item 25-0363 proposed project draft lower density residential objective design standards that will update and replace the existing single family home design techniques. Um is there a staff report?

Yeah, good evening planning commissioners. My name is Asta. I'm a senior planner and we have a staff presentation today and I'll be just walking you through the updates we uh made to the lower density residential objective design standards. Just to give you a little bit of background, uh these standards are proposed to replace the single family home design techniques which are the existing guidelines for single family and two family projects in Sunnyville. These guidelines were originally adopted in January 2003 and at the time of adoption it also included creation of floor area ratio thresholds for planning commission design review. The update for the single family home design techniques. It was uh sponsored through city council study issue paper CDD 2001 and as part of that Delin Group was um finalized as the project consultant in 2022. Just to give you an overview of where we are in the process and timeline. Uh there was uh originally a community outreach meeting and planning commission study session conducted back in 2022. We released our first public draft in dis on December 12th uh last year. Uh we had a planning commission study session on January 12th where we introduced the draft and got your feedback. Today's session is followup of the feedback we received from you. Uh we also released the updated public draft last week on March 18th. And uh this project is uh scheduled for planning commission hearing on April 27th and city council hearing on June 2nd. Uh this is an overview of the feedback we received from you. Um so um it seems you're generally supportive of the flexibility which was built in the

standards and reduce thresholds. Uh there were some concerns about uh the some of these design standards being arbitrary. Um you also planning commission also request requested us to reconsider the definition of neighborhood clarify the requirements for architectural styles which were not incorporated in the standards. evaluate the list of prohibited materials, review the exceptions more closely, and update photographs in appendex A, which was the architectural style guide. Based on the feedback, we uh have made updates. We have worked closely with Dalon to propose updates and in the next few slides, I'll be walking you through the details of that. The first one was um the update is about the neighborhood definition. So originally the neighborhood um included all the parcels that were located on the same block of the subject property facing the street and also sharing the parcels line parcel lines with the subject property. So that definition was built upon the existing neighborhood definition and single family home design technique. Based on your feedback, we have expanded this definition to include all the parcels that are within 300 ft radius, which is same as the standard noticing radius for design reviews. And uh this would include all the parcels that have same zoning designation and type of dwelling as the subject parcel. Uh also just to note uh these uh the neighborhood definition only applies to two design standards. So, it only applies to second to first floor ratio for two-story homes and entry door orientation. Uh, next we also looked closely at the prohibited exterior material and we

removed uh three materials from that list to allow for more flexibility for the home owners. So uh the materials that are removed include fox stone or brick foam on the garage elevation and exterior insulation and finishing systems. Next we evaluated the exceptions more closely. So as you may recall um the document includes um allows for exception from um certain uh design standards numeric medical design standards and these exception allow a maximum of 25% deviation from these standards. Uh we are proposing that staff level permits which include building permits and staff level design review that allow for a maximum of two exceptions and for planning commission level reviews a maximum of three exceptions. Based on your feedback, we looked closely at the exceptions and we are proposing to remove four of the standards from the list as these are related to the building massing. uh and these include second to first floor ratio, ground floor plate height, second floor plate height and roof spans. Next we uh evaluated we looked at all the design standards and we are proposing removal of uh these standards. So uh we are proposing to remove the alternative compliance for second floor windows and balconies and decks using screening trees. Related to that, we are proposing to remove appendix B, which is the recommended list of screening trees and plants. We're also removing four other standards that include um standards related to maximum height above front elevation roof, walkways, additional parking spaces, and lighting color. Uh lastly, based on your written and

oral comments, we made updates to the documents. we made the update uh required corrections and added definitions. Uh we there was also concern about the photographs in appendix A. So we did try to mostly use Sunnyville local examples in the document as much as possible. And uh some of these projects like the one you see on the screen here, they were part of a use permit and special development permit application which allowed for some deviations. So they although they don't meet all the zoning requirements uh we still feel that these are useful reference for the architectural design style. Therefore we had uh we have included a note uh stating that the images are only for illustrated purpose and are intended solely to demonstrate the architectural style. So our next steps would be uh planning commission hearing on April 27th and city council hearing on June 2nd. Uh today we are requesting you to provide us with any additional feedback uh to help us prepare for these hearings. Thank you for your time. Thank you for the presentation and uh I would um Okay, we have uh we have a question from Commissioner Davies, please.

Uh thank you, Vice Chair. Um I did go through the whole document again. Thank you. Um I I like the changes that came through um a lot. Um on the neighborhood definition, I I like that. I just did some quick calculations. That's you know, it's not perfect geometry, but it's probably around six and a half or seven acres, which intuitively makes sense to me. Um, five acres is usually what gets stuck in our head as Americans, but um, you know, five to seven acres is about the right size for a neighborhood definition. Um, I did notice, um, um, and I can send an email about this. Um uh my thinking on this is this is going to be used for 20 25 years, right? So any investment we make in getting this unambiguous and very clear and easy to understand is is worth it. Um and it will save it will save you a lot of time because you'll get less calls. So um so there's one little nit I noticed uh that um we use a term about predominantly one story. Um and then it's a little confusing in the glossery. So I think it's the in the glossery it's neighborhood predominantly one story but we say something like predominantly one-story neighborhood. Um so when I did a search it didn't match up. I had to go and look through. Um, so yeah, that little nit I think is probably worth changing. Um, on the pictures, I I really think we should use AI to generate um compliant pictures. Um, I I just foresee just thinking of it as someone who wants to perhaps rebuild my home or something or uh and and so on or do a a remodel or an addition and so on.

I just I just foresee problems if somebody uh if there are pictures that aren't 100% compliant. Um someone will come in and they will say, "But it looks just like the picture." Uh and it'll just be bad feelings all around. Um you'll be annoyed because you don't want to deal with the situation like that. and the the the resident will be quite annoyed too because the easiest guide is always a picture. Um but other than that I I uh the removals I really agree with. Um it it's much easier to follow and and understand. I I would love to hear what Commissioner Sigura has to say about it though since this is his business.

Thank you. Thank you. Thank Thank you. Um, next is uh Commissioner Cerrone, please.

Uh, thanks, Vice Chair, and thanks for the presentation. I, uh, I commend staff for putting this together. Uh, it can't be easy. We're trying to objectify subject subjective standards really. And, uh, you know, speaking as a human being, no offense to AI, but I think this is completely uh, legitimate. Uh in the past when I have uh bought a house for my residents, I first pick the neighborhood and then shop for a house within that neighborhood. And when a developer uh plans a housing development, they typically use a consistent architectural style, color palette, yard layout, landscaping, etc. to make the houses uh attractive so they can sell them. So this is an intentional design and when people buy or rent a house uh in a neighborhood these things are an important consideration. Um they also stagger the windows to let light in while maintaining privacy. Uh and of course houses that are not wellmaintained or aesthetically pleasing or not consistent with the design of the neighborhood impact the quality of life of residents as well as lowering uh housing values. The uh challenge here is determining how much flexibility is acceptable for individual preferences and changing times. And you have added some flexibility here, which is great. Uh um I mean on the other hand, and maybe it's just me, but I I feel like as a homeowner or a developer, I'm not sure I could look at these standards and know that I had, you know, hit the right uh balance or hey, that's a craftsman home or, you know, I mean, there's elements I I can think of that I would put in there, but uh without uh I don't know, it seems a problematic. So

I'm wondering who who decides the compliance is it staff and is there an appeal process? So we are currently working on a checklist uh that will help the homeowners and developers to see how they are meeting each of the requirements. So yeah that will help us with the uh with looking at the projects and making sure that they are in compliance. And if I can add to if I can add to that as well. So the applicant would fill out the checklist that that Austin was stating and then staff would verify compliance. So they can't just fill it out and say that they comply without us checking.

Um there are some neighborhoods that have no coherent style at all. And maybe that's another category that should be called out because they're maybe not most neighborhoods, but there are certainly neighborhoods where there is absolutely no consistency from house to house and uh trying to impose some objective standards on I don't know how you could do that.

So these documents um like especially the architectural style guide. So it's a guidance for the homeowners and developers to pick the style they want. So it's not a requirement. So it's not like if you mostly have craftsman style homes in the neighborhood, you are required to build that. It's just a guidance. It's a way to objectify these subjective standards and make sure that they're still true to whatever style they pick. And we did also uh include a section on additional architectural styles that are not included in the document. Okay. Thanks. Thank you.

Um in terms of defining a neighborhood, uh I think the way you defined it here is good if there was no history available about the uh you know that that particular neighborhood. But it seems to me kind of a first pass definition of a neighborhood would be a development that was done at one time by one developer. Uh which could be all kinds of different shapes and but it just seems like that's uh you know what kind of historically defines a neighborhood in terms of the consistency of the architectural style. But um

um so for the neighborhood, I would also like to add that we are currently working with our IT division to create a map that will be available to the public where they can put in the address and see what the neighborhood is per this document. Okay.

And uh finally um you you uh reference there changes to roof material or to roof form types. Uh I've seen a number of houses, especially uh houses with uh you know a flat roof where the owner runs a huge sometimes a huge amount of ducting on the roof. Some houses look like they have an octopus sitting on the roof. And uh uh and of course it doesn't, you know, to me that's no longer necessary because you could use many splits that don't need ducting. Nevertheless, people are have done it and are doing it. Um, should there be some sort of a facade required if they're going to uh do something like that like you do on commercial buildings, right? Do you put a facade or a parapit? Yes.

The code currently has exemptions for certain pipes up to a certain size on the roof that are exempt and are not discretionary. Um, if somebody wants to put an air conditioning unit on the roof, that would be subject to a permit and it would be discretionary and we would look at screening that already exists in the code. Okay. All right. Thank you. Thank you, Commissioner. Uh, next one is uh Commissioner Figoni, please.

Thanks for the presentation. It's really good. Um, I have a question on the It's kind of a weird question, but on on um it's page 17, the plants that you have. So, one of the questions I have is, is it a little too restrictive to put that much control on the type of plants because a lot of times things change and so would it be better to maybe have another appendix where you reference that outside this document? And so the the reason I asked that is I was actually at the nursery a couple weeks ago and I was talking to one of the folks that works there and they were saying that the zone actually changed in the Bay Area. It's actually getting more subtropical. So they're actually saying that the plants are actually changing at which grow here. So if you put this type of restriction here on these plants may not really be reflective of the current conditions for plants. So would it be worth maybe having an appendix that references as a external document outside because that way you have more flexibility to change that. And then the other thing too is I don't know what the cost is of some of these plants that we're picking but are they cost prohibitive for owners? Sometimes plants become very expensive um the size of them of course but also the species and the variety and that you know something we should think about with homeowners. It's very expensive to put a garden in or put a landscaping in. Um, but I don't know if there's any consideration on the cost of these plants, what they cost in general because sometimes they're more rare and maybe the nurseries don't carry them or they're seasonal. But but my main thing is basically from what I understand is, you know, you might be restricting ourselves by putting this much of a constraint in this document here. Maybe have a reference document that gives you more flexibility to change that with time. So if you want to make a change in two years or three years, you don't have to go back to this document and change it.

Yeah. Thank you for your question and comment. So I'm guessing that are you referring to the screening trees and plants list? Yeah, it's on on page 17.

Okay. U so so based on Yeah, based on the feedback we received from you last time, we are removing that uh compliance. So that was originally an alternative compliance for providing um for for minimizing privacy impacts on neighbors for second story decks and windows and uh when we got your comments and also we evaluated that it wasn't really feasible for us to apply those requirements so we are removing that together. So thank you thank you appreciate your comments clarification. Thank you. Thank you. Uh the next one is Commissioner Sigura please.

Thank you. Thank you for the presentation. I have a few quick questions. You mentioned before that this is kind of a rough guide and the question is how much would the city will allow to people who planning uh those uh new homes or remodels or whatever uh to deviate from that guidance. So uh within this document we did try to provide as much flexibility as possible. We still have to be objective. So we do need to have like clear standards that are really objective measurable uh um standards per the housing accountability act. Uh but the uh flexibility we allowed included the alternative compliance. So for most of the design standards we have an alternative compliance uh that helps in addressing the projects that may have a more unique neighborhood context. For example, our standards currently say uh based on this the proposed standards say that the uh ground floor plate height should be 9 ft but for example if a neighbor already has a 10 ft plate height then they can do 10 feet. So we did try to give that flexibility. Additionally uh we included deviations. So we are um by default allowing some deviations from these standards. So for staff level permits we have up to two deviations and for planning commission three deviations which will be allowed by right like they can pick and choose which two or which three they want to uh they cannot comply with. Um and then generally it does um some of these standards also um include a menu of options like the parking design where they can pick and choose which works best for them. So we did try to include all that flexibility keeping in mind that you know uh homeowners would like that over time. Uh but yeah at the end of the day these need to be objective and measurable. So yeah we

have some limitation. Okay. Um what about standards of roof like pitch roofs in case and it's not a flat roof. Um today more people using more and more solar systems by requirement and by uh choice and sunnyville from what I know and I know pretty well love we love feature of 412 versus 512 which would be much more efficient for solar systems. So what is the take as far as the guidance with uh with that?

Um so for the roof slope we do have um we we do have some flexibility like even our design standards say that say if most of the neighborhood has 412 then you can do up a deviation of up to 112 which would be make it 512 or 312. So we do have some flexibility there to include that. Okay fair enough. Thank you so much. Thank you. Thank you. Uh and we have um Commissioner Payne, please.

Thank you. Uh yeah, I I think these are this is a significant improvement over the previous draft. I particularly particularly like the change to the neighborhood definition. And I would just note that the neighborhood definition and this was covered in the staff presentation by Jessica Cob. I would I would again observe that the neighborhood definition is really is mostly we're talking about when we get those when we get people wanting to build a two a second story in a predominantly singlestory neighborhood and it also applies to entry door locations which I don't think we see come up too much here but so I so again it's a fairly limited it's a it's a fairly limited context but I think this is a significant improve improvement than the previous definition and frankly the status quo which is that there is a definition but it's kind of unwritten. So, uh, uh, I would I'm going to slightly disagree with, uh, Commissioner Davis in that I'm going in and that I think while I think it's a good thing to have the pictures as close to fully compliant as is possible, preferably entirely fully compliant. I do think we gain something from having them be real pictures of real architecture and not just something that a computer came up with that may or may not that may or may not be something that can actually exist in the real world. Like maybe like maybe it can, but I think there's a benefit for saying this is a this is actually existing in the real world. That being said, I would I would like to think that there are actual examples in the real world, preferably in Sunnyville, that do actually conform to all of our requirements because then because I do know that we have we are allowing some minimal number of deviations, but it just it does strike me as a it does

strike me as a bit cautionary if we're saying here are all of our requirements. By the way, we can't find anything in Sunnyville that meets all these requirements. that that would strike me as a sign that some of the requirements are questionable. So that so I just wanted to throw that I I have not done an exhaustive search in the city of Sunnyvil against these requirements, but that's just something I would throw out there. Uh but no, this is but in my nonprofessional opinion, I I think this is a good document. So I'd like to thank staff for their hard work on it. Thank you. Oh. Um, Commissioner Davies, you want to say something? Then I'll say my thing.

Yeah. Yes. Thank you, Vice Chair. um for the public hearing um and maybe for city council, it's occurred to me that with our um with our current house of pricing and where it's going to go, um we're likely at some point going to see some custom some custom homes in here that will use uh well, let's just call this the Franklidd Wright example. um or Renzo Piano or someone or some very well-known architect. Um we're in the our homes are now in the price range where someone doing a a rebuild or something could very well bring in a celebrity architect. Um, I I'd like to understand if our objective um or I guess I'd like to have an opinion if our objective standards give enough latitude for um an extremely good architect uh to do something innovative and and pleasing. um and that we're not um you know here are the cookie cutters that we allow. We're not Irvine, right? So um uh so I think it would go over really well if we could uh maybe talk about that in the actual hearing. Uh but otherwise um I I take the points about uh maybe not going with AI. Uh if we have examples of houses that actually comply with all of our standards, that would be fantastic. If we don't, um I understand taking the pictures from recent applications. If we don't, at a minimum, we we need to call out where they don't comply. So, um which I guess you could pull from the applications as well, right? Because

they had to ask for permission. Um thank you. But overall, very nice work. Um I I think I think the citizens if they saw this now with facing a a project would feel that the city's fair and not arbitrary. Thank you. Thank you.

Thank you. Um and I also want to say that I I really like what you have done improved the whole objective standards though I have a few questions about it. uh the the one one is that ICR we have Iller community and they have their own standards um and I know that I've visited few of the houses and they are completely different and one of the architects who uh had it that her house uh she was I mean we had a tour on AIA tour uh her house and she was having a hard time because the original's tree was not with Sunnyville and she had to prove that this was the original and it doesn't fit into current standards. So I think I I don't know I don't remember exactly what was the thing but because uh I was in part of the team uh but um so I would suggest that because we have a two or three special different neighborhoods like we have many like a three or four zones of also we have um neighborhood where single uh they have restricted any second story because they collectively decided and then there is um uh in then uh the north now north Sunnyville. Yeah. So there are different types of like mixed st housing styles and all. So I think it would be nice to to have um like um I don't know in the grocery we can have uh like Ekler also as one of the house style and how they have remodeled if we can have two different because there are two different way they they have done it in sunny when I I'm talking about the south sunny I can provide if that information

is needed but um so that's and one of the uh so that's On second one I just want to respond to my commissioner Davis that we have many famous architects have designed uh houses in neighborhood they use the constraint and then they make their own style and um uh there are very few famous architects have designed so and they I like that they try to fit in the neighborhood with the innovative uh techniques and also uh I don't think we should give them extra uh concession they get the do with the deviations. Now that is one. The second question I have was that when the people are putting second story we have sometimes conflict the neighbors this uh the neighbors come and now there is no requirements to put any mitigation. So do we have it like somehow that like if some neighbors complain then they have to follow it. they have to put mitigation because you want to avoid you want to make it flexible but then at the same time you want friendly neighborhood neighbors and not have make them enemy by their development. So I think it's a good idea to put that that if the when they notice them and then if they don't the neighbors are complaining then they have to put um mitigation some kind of measures um because you don't want to go into uh helping them to mitigate um their quarrels so I think somehow you can have that so otherwise you will have lot of complaints uh because we are removing lot of things uh from and making it easier for people to build. So those are um those are the two and then I don't understand about lighting color. So is it like people can now put any color lights because I've already seen the the lightings they when they enter the house on the from the garage they

have put LED all like on the walls and I'm like what's going on? I just like passed by and I'm like that's unusual lights. But um they're like a uh linear strip lights going to your home both sides like uh I mean I don't mind it as long as the the lux level it's not very bright but LED can get very bright. So I don't know how you are going to include that in um in your guidelines because you want to allow them to put accent some accent lights but um so I don't I'm just bringing that that if you want to consider that adding and then um what was the thing so and then what was I one second um yeah the uh my comments uh for the for the commissioner ceremony about the roof thing that is like old Ilar houses used to have uh the roof units on the top and whenever the the house plumbing uh it stopped working because they used to have the furnace instead of furnace they used to have all heating through the condense um floor heating. So the water will run through the concrete and uh because it's it's now 40 50 60 years it was done cheaply. So a lot of the it's whenever it stops working they just abandon the whole system and they put the new system like water heater and furnace they put the whole new system and sometimes they use it on the roof or on the side of the house and so so maybe that's what so maybe we we have the height limit correct we have the height limit based this the maximum height and maybe we can have that. No, I'm not sure but you can have that. So, it's the

facade doesn't show uh the any mechanical units rather I mean solar uh maybe solar dishes can show but but anyway this is just I'm seeing this in the neighborhood but these are my comments. Thank you.

Thank thank you. Yeah. So um I can help address some of these. Um so first for Iller and T Franc's neighborhood they have their own separate design standards design guidelines and for those neighborhoods they'll continue to be subject to those design guidelines and not these ones. So it doesn't apply to those two neighborhoods. Um and about the second story conflicts um we are proposing to continue with the noticing requirements. So whenever there will be a second story addition or a new two-story house, we'll notify the neighbors within 300 ft radius. Uh we do try to work on resolving the issues with neighbors as much as possible. But I think with these objective design standards, especially the ones that are related to the second story balconies and windows, I think we'll be probably seeing less of those concerns. Um so I think that will help address most of the concerns that are uh you know that can be addressed reasonably. Um about the lighting color we are we are recommending removing that standard altogether because it's something which is hard to apply but I think the color refers not actually to the color but to the color temperature like how bright it is like white versus warm light. So that's what it was originally but we are removing that requirement. Uh we also have a list of prohibited lighting. So we did try to uh you know uh have a list of the lighting that can cause like uh an overspill or clear to uh the neighbors. So we do have that list. And your last question about the screening. So, we do have a requirement in our zoning code to screen any rooftop equipment and that screen has to be compatible with the style of the main

structure. So, we do work on those permits all the time and it's not allowed to have those uh without a screening. Thank you. Thank you. Yeah. So, the Iller um so even if you have like we have a many zones of ICER so they have their uh their their uh different design standards, right? So, we do have a separate document which is called Iller I think neighborhood design guidelines and in that it also includes a map of the neighborhood that are designated as Iclar neighborhoods and those standards will continue to apply. Okay, thank you. Thank you. That's great. I just did not know about

Thank you. But um anyway, I do like I do like um all the additions and mainly for the materials as they are getting better and better. Uh so uh four stones look really like stones. So that I think that is wonderful. Thank you for your feedback. We have a question uh from Commissioner Payne, please.

Uh yeah, thank you. just uh something uh vice chair Shukla said made me think to doublech check and I realized uh I believe it would be since we got rid of the screening trees uh I believe it would probably be appropriate to also delete the definition of screening trees which is still in there which is on at uh page 46 of attachment two. Thank you. cross checked and I didn't see any other reference to that anywhere. Thank you. And that's that's that's all I had. I

thank you. Thank you for I didn't see that. And the next one is uh Commissioner Sigura please. Thank you. Uh just to clarify because uh some of the comments kind of triggered um with Ilar's uh do we still allow in the planning comm in the planning department here in Sunan for iClas to have air conditioned units like the full furnace and all the ducts on top of the roof or that's no longer allowed? Uh only with the screening. So we looked at look at it case by case basis and we look at the screening to make sure that it's compatible with the neighborhood and also the main structure.

Okay. Because um today was um commissioner son you mentioned there are many new systems like mini splits which he mentioned that will make the neighborhood looks way better than a residential quote unquote uh commercial look to it. Um and even though if you have to do screening on it, you're talking about 2 feet to 3 feet when you have size of returns of ducks that are 18 to 22 in and whatnot. So um I would urge to the you know stuff to look into it and maybe um that was good for the 80s or '7s ' 80s but maybe it's no longer good for where we are at today and uh people that normally remodeling and investing money into a system like that. We probably will be able to afford a mini split system and the neighborhood will look much nicer. So it's a very well uh point taken

and I would like to add as well that the Ikler design guidelines discourage roof mounted equipment. Um so it is discretionary. You'll see that a lot of recent iicler additions that there is not a roof uh a mechanical equipment on the roof because we do highly discourage it and with flat roofs it's harder to screen it. Right. So we've had those conversations with many applicants encouraging them to consider ground mounted and that's what we've seen lately too. Okay, makes sense. Thank you. Thank you. And uh we have Commissioner Davies please.

Uh thank you. Um uh while uh Vice Chair Shukla was talking, it occurred to me and and maybe this is a straw poll. Um, we do have two sets of more restrictive design guidelines. Um, well, maybe there this doesn't have to be said. Um, so could someone in a neighborhood not covered by those build a house according to those guidelines and be compliant? Um, sorry, can you repeat your question?

Okay. Um, maybe if I draw out a specific uh example. So, let's say uh you own a property that just happens to a butt next to one of the Iller neighborhoods and you you like Iklers, but nobody wanted to sell you one. Uh so, you decide to build your you decide to remodel or build your own um Iller style. Uh and so you comply with the guidelines or in my neighborhood there are actually I kind of I don't know what the name is. I call them faux icers. They look kind of like icers, but they don't have the

Yeah. Yeah. Um, so I I don't know where that legally stands. So if someone decided to build um uh if they just self-imposed the more restrictive it. Okay. Well, no. No, I'm saying outside of a Iclar neighborhood. Um, could they choose to take the more restrictive options? So, um, if they're outside those designated or t Frances neighborhood, they'll be subject to these standards. Yeah.

Um, however, uh, we have a provision in these standards to allow for additional architectural styles. So they may still choose to be like Iler style but they'll have to comply with the other standards which are related to say the massing um and things like that but you know in terms of the facade and architectural style and details they can still choose to do that. Um so

yeah it it's a purely hypothetical question when I think about it. um you could build something that looks like an Icler without all the restrictions that come with the guidelines which are um pretty extensive, right? So I I think I I think that's not a not a question we need to deal with. Um, and a comment to uh, Commissioner Cerrone's um, I think I know the house or there many of them. I've seen the houses where uh, I think those were put up in the 80s the uh, before we had any guidelines uh, and so on um, in my neighborhood there's some icers that have been remodeled in very individualistic ways and those were all done in the 80s and and 90s. Uh, so the house two doors down from me does not look like an icler at all anymore. Uh, so with um uh so I think we're probably covered by uh the existing guidelines in the building code now um where that can't happen again. So all right, thank you. Um

thank you uh Commissioner Sigura, please. Oh,

sorry about it. So, you didn't have your end. So, so yeah. So, I mean I know just suddenly suddenly this thought came that if if the neighborhood is um Iller and they want to change the whole style they can choose other style or they have to they are restricted in Ikler. I mean if they are doing a second story edition so what do they do? So I clear neighborhoods by itself don't prohibit a second story. In fact there are some guidelines in there that um you know are recommended for a two-story edition in Iller unless it's in a single story combining district that only allows for one story. So it doesn't prohibit them from doing it. um based on the guidelines, it's not a requirement to be Iller, but they still have to comply with uh the design guidelines for the ICR neighborhood.

So, for example, somebody can demolish an Icler today in an Icler neighborhood. Um the code does not prohibit that and the design guidelines don't prohibit that but the design guidelines require that the replacement house meet the guidelines and the intent of the guidelines is really to preserve the massing and the feel of Ikclar neighborhoods while not requiring it to be an ikller. That was intentional.

That makes sense. I think it's um it's a flexibility enough flexibility. So um this perfect all my questions are pretty much uh answered by you and it was a great um thing. Okay, now I'm going to I will go ahead and open the public comment on the specific item. Please submit a speaker card to the recording officer. Raise your digital hand now or dial star 9 on a telephone to indicate you you wish to speak. I will call on members of the public participating in person first followed by remote participants. I don't see any part public here. So speakers will have zero three minutes uh three minutes to speak. Um um does anyone else want to speak on this item before we hear from the remote speaker? Uh remote speakers are warn to limit their comments to the agenda item being considerate. Speakers who are ruled out of order will not be given another chance to speak on this item. Um so recording officer do we have any remotes participants to speak on this item?

We do not vice chair. Okay. So I will close the public comment and um um so at we are going to at this does does anyone want to speak on this item? Any question? No. Okay. So that means I'm going to adjourn this special meeting and the regular uh meeting will um start at 700 p.m. Thank

Yes. Yes. Um, good evening. Let's call to the order uh to to order the planning commission meeting March 23rd, 2026 at 7 p.m. The city doesn't tolerate disruptive behavior in our meetings. Sunnyale provides itself on the rich diversity of our residents. We are committed to creating a culture of belonging where members of our diverse community feel included, safe and respected. The planning commission meeting is considered a limited public forum which means the commission can regulate the time, place and the manner of speech. Speaker comments must be limited to the agenda item being considered by the commission for consent calendar or public hearing items. Speaker comments uh during oral communication must be limited to matters within the speaker's authority generally referred to as within the commission subject matter jurisdiction. If a speaker's comments are not related to the agenda item, the preciding officer will rule the speaker out of order. A speaker will not be ruled out of order because of a disagreement with the content of their speech. Location and online meeting details are available on the planning commission agenda. Use the show caption button to view captions on Zoom. Comments on matters not on the agenda item must be submitted prior to the time I call the item for oral communication. Comments on agenda items must be submitted

Prior to the uh to the time I close the public hearing on on the agenda item. Speakers are requested to keep their comments to the time period set for public comments for the agenda item which will strictly enforced. Guidelines are uh posted on the city's website and on the planning commission uh meeting agenda. Please join me in the salute to the flag. I pledge to the flag of the United States of America and to the republic for which it stands. One nation indivisible with liberty and justice for all. Recording officer, may we please have the roll call. Commissioner Sigura,

present. Vice Chair Shukla, present. Commissioner Pine, present. Commissioner Fagonei, present. Commissioner Cerrone present. Commissioner Davis present. We have six commissioners present. The absence of Chair Glaciius is excused.

Thank you. Um before we start, I have some public announcement. Um uh I'm going to read through that. Uh transgender day of visibility flag is raising ceremony. We invite you to attend the transgender flag raising ceremony in recognition of transgender day of visibility. This special event honors and celebrates the strength, resilience, and contributions of transgender, non-binary, and gender expansive individuals in our community. Here um hear from community leaders. Show your support and stand together in advancing equity, inclusion, and belonging for all. Everyone is welcome as we uplift visibility, solidarity, and stronger, more inclusive community. Uh pastries and coffees will be provided. The flag raising ceremony will take place on Tuesday, March 31st from 8:15 a.m. to 9:00 a.m. in person at city hall, which is here, Olive Avenue, Olive Avenue near the flag polls. For questions, contact the equity access and inclusion office at 4087307950. And we have another announcement of um uh for the boards uh the boards and commission's application deadline. Boards and commissioner commission require uh recruitment is underway of the following openings. Arts Commission, Bicycle and Pedestrian Advisor Commission, Board of Library Trustees, Heritage Preservation Commission, Housing and Human Services Commission, Human Relations Commissions, Park and Recreation Commission, Personal Board, Planning Commission, Sustainable Comm Sustainability Commission. Applications are due by 400 p.m. on Thursday, April 16th in order to be scheduled for an interview with council on Monday, April 20 27th and Tuesday, April 28th. General eligibility requirements include Sunnyville residency. For more

information, visit sunnyell.ca.gov and uh search boards and commissions and or call the office of the city clerk at 4087307483 to request an application. Applications to serve on a board and commissions are accepted on a continuous basis. Applications received after the deadline will be considered for the future openings. So these are my announcement and um um this now oral communication. This is the now the public's opportunity to address the commission on speak on topics not listed on tonight's agenda. This section is limited to 15 minutes and may be extended or continued after the public hearing/general business section of the meeting. Individ individuals may only speak once during oral communications. This planning commission meeting is a limited public forum and the commission can regulate the time, place and manner of speech. Speaker comments during oral communication must be limited to matters within the commissioner's authority which is known as commissioner subject matter jurisdiction. If a speaker's comments are outside the commissioner subject matter jurisdiction, the presiding officer will rule the speaker out of order. This allow the commission to conduct its business in a reasonably efficient manner and protects the rights of the other speakers. A speaker will not be ruled out of order because of disagreements within the content of their speech. Please submit a speaker card to the recording officer. Raise your digital hand uh now or dial star 9 on an elephant to indicate you wish to speak. I will call on members of public participating in person first followed by remote remote participants. Speakers will have 3 minutes to speak. Does anyone uh else want to speak under rural communication before we hear from remote speakers? Okay. Uh uh remote recording officers,

do we have any remote participants wishing to speak on oral communications? We do not vice chair.

Thank you. I'll go ahead and close the coral communications. Um I will go ahead and um let's u uh uh an open public comment on consent calendar item. Please submit a speaker card to the recording officer. Raise your digital hand now or dial star9 on a telephone to indicate you wish to speak. I'll call on members of the public participating in person first followed by remote participant. Speakers will have 03 minutes to speak. Does anyone else want to speak on a consent calendar item before we hear from remote speaker? We don't have any. Do we recording officer? Do we have any remote participants wishing to speak on any?

Not at this time. Thank you. I will close public comments. I'll now ask for a motion from my colleagues. Um, Commissioner Davis, please. Yeah. A motion to move forward the consent calendar. Um, and is there a second? Uh, Commissioner Segorap.

Thank you. Um, uh, recording officer, please conduct a vote. The motion passes with six yeses and chair glass is absent. I cleared that too fast. Thank you. Okay, we Okay, so moving on to our item. Um, file number 26-0356. Um, it's a special development permit to demolish an existing 19,512 square foot industrial building and construct a 172 unit multifamily housing development which includes 170 affordable units plus two manager units within a sevenstory building, five levels of housing on top of two levels of podium parking. location is 1171 Sonora Court and um is there a staff report?

Yes. Good evening planning commissioners. My name is Margaret Neto, senior planner. This is 100% affordable housing project at 1171 Sonora Court. A special development permit is required for site and architectural review of development projects located within the Lawrence Station area plan. The project proposes to redevelop a 1.3 acre industrial property within the Lawrence Station area plan. demolish an existing 19,512 square foot, one-story industrial building and construct 172 apartments. 170 um units will be affordable and two managers units. Here's the neighborhood context. The project site is located between Lawrence Station and Kyer Road, north of the Calran station and west of Lawrence Expressway. The surrounding land uses include residential, office, and industrial. And the site plan, this is a site plan. The driveway access is from Sonora Court. Walkways would be installed around the perimeter of the building. The site would be redeveloped into a sevenstory residential building that would contain dwelling units on floors 2 through 7. A two-level concrete parking structure would provide 88 parking stalls on floors one and two. Midpen was awarded funding on November 19th, 2024. A neighborhood outreach meeting was held on June 10th, 2025, followed by a planning commission study session on July 28th, 2025. During that

study session, commissioners provided comments related to bike circulation, connectivity to CALR, access to public transit, neighborhood amenities, parking, and overall site layout. The applicant has addressed these comments in attachment 8 and has also provided a parking supply assessment in attachment 11 of the staff report. As noted, this is a 100% affordable housing project. The project has a residential density of 132 dwelling units per acre, which is achieved through the state density bonus law. The state density bonus law allows this project up to four concessions and unlimited waiverss which I'll discuss later in the presentation but the concessions are for ground floor plate height roof form um roof form with the cornice detail lockable storage and the waiverss are in regards to front yard setback on sonor court and the division of building length. This is a street um basing elevation from Sonora Court. The maximum height of the building is 86 ft which is in the height restrictions of 100 ft. Staff worked with the applicant to provide a variation material to break up the elevations and add visual interest. The elevation provides a distinct bottom, middle, and top. This is the elevation from the southeast. You can see the varied roof line and wall articulation in the corner tower. In the concessions staff worked with the applicant to reduce the number of requested concessions and waiverss. The applicant will go into more detail on on their presentation on how they meet um the intent of the requirements. Concession one is a minimum ground floor

plate height. The citywide objective design standards requires a minimum ground floor plate height of 14 ft. The project proposes 12 feet. A canopy has been added which wraps around the front and side elevations giving the impression of a of of a floor plate height set at 14 ft. And then concession number two is a roof form flat roof variation. The guidelines mandate variations in cornis detail and height for buildings longer than 100 ft. The project does not provide variation every the project does not provide variation every 75 ft. However, variations are incorporated by using roof angles and strategic locations. And concession number three, the roof form cornice detail. The design standards require that cornice details to be a minimum of 18 in tall and 12 in deep. The project proposes cornnesses below the roof line at various locations to create the visual impression of the building step back at the sixth and seventh story. And the last concession is the individual lockable storage. The code requires the projects to provide 200 cubic feet of individual storage spaces per studio and one-bedroom apartments and 300 cubic feet of storage for every other for every other residential unit. The project proposes 4,800 cubic feet of individ individual lockable storage on the second floor which will provide 24 individual storage spaces in the waivers. Um waiver number one is the street setback um for four for floor three and above with a minimum of five feet from a from a

from a public street facing wall. The project proposes no additional setback above the third floor. And waiver number two, the division of building um length. The citywide design standards mandate vertical division of building elevations by recess at a maximum of 75 foot intervals at least 10 ft wide and 5 ft deep with ground level to roof level. The project proposes vertical building divisions with elevation ranges from approximately 5 to 9 ft. the the development standards. The project exceeds city's landscaping requirement by providing 20% of the site as a landscape area. It also preserves the majority of the existing trees along Sonora Court while two protected trees will be removed. They will be replaced with 13 new trees resulting in a net gain in tree canopy over time. A total of 88 parking spaces are proposed. But this is below the standard requirement of 107 spaces. The project is eligible for AB 2097 which allows developments in transit accessible areas to provide reduced parking. The provi the project provides 78 square ft of open space per unit which exceeds the city's requirement of 50 square ft per unit. Staff has a modification to condition of approval number 33. Staff request removal of the public access area. As you can see that it's striked out below. Um because the city since this will this property will belong to the city, the city will include this language language in their lease agreement.

So I've modified the recommendation for alternative two recommended to planning commission make the required SQA findings approve the site development subject to recommended findings in attachment three and the modified condition of approval in attachment 4. This concludes my um presentation. The applicant is also here um with a presentation and I also have George Dixs and Pat Angel who is available via Zoom for any environmental related questions. Thank you. Thank you. Thank you for the presentation. I will have I now ask uh for questions from my colleagues uh uh Commissioner Cerrone please.

Uh thanks vice chair. Uh thanks for the presentation. It's always great to see a fully affordable housing project. Uh the applicant is using the density bonus and and using it to significantly increase the density which we don't always see. And uh given the unlimited waivers available, only asking for two waivers uh shows extraordinary restraint on the part of the uh uh developer. The concessions are primarily co cosmetic and and are you know mitigated except for the lack of lockable storage units. Um so a question for staff. What is the city's role in the project? The city owns the land, right?

That's correct. So does uh does that give the city and and or the planning commission any more uh latitude in terms of uh uh you know how we uh approach this the the uh approval or the development details anything other than a usual residential project. The project would be subject to the same state laws and procedural requirements that any other residential project would be subject to.

Okay. Um, according to the staff report, overall, this is a quote, overall the project's parking supply and mobility measures are intended to align with its transit-rich location and support reduced vehicle ownership while maintaining equitable access to employment, education, and essential services. Um I see how it supports reduced vehicle ownership but uh can you uh explain the uh maintaining equitable access to employment, education and essential services? Um I think the applicant um has answered responded to some of those questions but yes um I mean it is accessible to the train station. So therefore, yes, equitable to opportunities, office job opportunities and also um educational opportunities of being able to get onto transit um as well as um um and I think also in and the applicant can also reply to this as well about the um the shuttle for the um students that you know will pro possibly live and um the residential units and and the potential for you know additional shuttles for them to get to and from school. Um and a lot of the high school students do already rely on the shuttle service as well.

Thank you. You um you mean the school buses? Yes, school well and then public transportation too. All right. Thank you. I'll wait for the presentation from the applicant. Thanks. Thank you. Uh, Commissioner Davis, please.

Thank you, Vice Chair. Uh, thank you for the presentation. It's very good. Um, I'm looking at the, uh, written staff report and alternative one and two seem to be identical. U, I'm safe to assume that was an error. And then your presentation said alternative two, but your written report says alternative one. Uh, though they are identical. So, If not,

so in the staff report, alternative one would be to approve the project with the conditions and attachment four. Alternative two would be the same, although you might have modified conditions. So the last of that alternative is slightly different. But now what we're re recommending tonight, I know what the staff report says, but what what we're recommending tonight is that alternative two is being selected with a modified condition for EP33. Okay. And so the presentation supersedes the the written report.

That's correct. Okay. Uh thank you. And then my um question I always ask um if if state law was not superseding our requirements uh Sunnybell requirements, how much parking would have been required on this site? 107 parking spaces. Okay. What? Okay. So it still it would still be a relatively low number because Oh, because of the the Lawrence Station specific plan. Exactly. We also have reduced parking requirements for affordable housing projects as well.

Okay. Excellent. Thank you. Um that's all my question is for staff. Thank you. Um Commissioner Payne, please. Commissioner Pine, thank you. Uh could uh just in that same vein uh could Steph clarify how many units would normally be the max here? I didn't quite see the acreage in this heading so I didn't compute it myself. Um sorry can you repeat the question? Uh if if we did if what would be the normal units permitted here under max density without the application of any state density bonus loss

I'll calculate and get back to you. It's mostly rhetorical so feel I I can I can use the density per acre numbers instead. Uh but uh

yeah, the maximum density would be 70 dwelling units per acre and they're proposing 132 dwelling units per acre. Right. So basically what so what we're so what you're so what we're getting here today is as commissioner Stern not an application that's actually using state don't density bonus laws to actually have a significant a I'll just say significant increase in density and they managed to do it with only six total concessions and waiverss for for the entire project. Is that correct? Yes, that's correct.

Shocking. I given the parade of applications we've seen that refuse to get any credensity whatsoever using state laws. I'd almost forgotten this was possible. Fascinating. Thank you.

Thank you. Okay. I don't see any questions. So uh the applicant um will have 10 minutes at the beginning of public hearing to address the planning commission along with 5 minutes at the end of the public hearing. Is there an applicant presentation? Uh hi, I'm Jennifer Leu and I'm Mipen's project manager for the 1171 Sonora Court project. Uh with me today is Hawaii Live from Studio Tsquare Architects as well as Molly Neighbor, Midpen's VP of Housing Development, who is here and also available for questions. Uh, Studio T Square Architects has developed as rather has designed several communities here in Sunnyville, including the Seavoy Residential Apartments over on Kyifer Road, as well as Bitpen's affordable housing development at 1178 Sonora Court or also known today as Hall Square, which is just across the street from us. Uh, Midpen has been very pleased with Coot Square and uh, how that building at 1178 Sonora has turned out. So, we are pleased to be working with them here again at this project. The Pendas own and operate 12 communities here in Sunnyville, including the ID Hall Square community.

Excuse me. Can you get the microphone closer so we can hear?

Oh, yeah. Thank you. I know I have the soft voice, so thank you. I Hall Square uh did finish construction at the end of last year and is currently leasing. Uh that project was also made possible by support from city of Sunnyville and is now providing muchneeded affordable housing in the city. 1171 Sonora Court similarly will also be a 100% affordable community with units serving a range of incomes from 30% to 70% of the area median income. Uh when this project last became uh came before the commission for study session uh we heard your thoughtful comments and we appreciated the feedback. Uh we addressed some of those questions in uh that needed followup in a memo that was submitted to the planning commission and we will also be speaking to some of those questions here tonight. So with that I'll turn it over to Hawaii.

Great. Thank you Jennifer. Um good evening commissioners. Good to see you again. Hawaii with Studio Tsquare um the architect. Um so last time we heard for the study session we received some very positive um feedback from everyone and I think that's credit to city staff uh Midpen and our design team working together really working in earnest to go through the four or five rounds of design comments to make sure what we have in front of you today is something we can all be proud of. And so I think with that today I think we'll touch a little bit on the design but really work uh focus on some of the changes that we made in response to the comments from the study session. Uh next slide please. Um so this is just a area map to show how we are one of the early pieces of the puzzle to kind of fulfill the loop road concept for the LSAP and through our uh providing bike and pedestrian pathways eventually through developing the entire site hopefully we can create a whole loop road concept and make that a reality. Uh next slide please. Um, this takes a little bit closer look at our site in particular, the ground floor. And so what we had focused on was preserving the existing trees, providing a safe pedestrian access point across the site. And in doing so, we our solution was to create this sidewalk that loops behind the existing trees and also placing our active uses like the community room, the office, and lobby right next to this pedestrian walkway so that there's activity and eyes on the street so that folks feel safe as they walk through our site. Um also as you notice on the southeast corner of site we have a bike room and the red dash line here indicates how someone using the bike um using the bikes can access the bike rooms. So you can see it's pretty uh accessible from the street and one thing we learned from our RD hall experience is that there's a high demand for bike parking in this tenant population. And so the change we made here since our study session was actually increasing the bike storage

count up to one stall per unit. And um and so you can see our bike rooms are mostly on the ground floor and even though we do have some bikes on the second floor um that's a small number of our overall count and management team can also assign based on usage. Uh next slide please. Um, in terms of architecture, we mentioned it earlier just a moment ago, you know, ex preserving existing trees, activating sidewalks, and along with all that, the overall theme was creating a four-sided building. And a lot of our strategies whether it's using different colors, different design elements, grouping the base, middle, top in different ways on different facades was really achieved that uh in particular and I think uh Margaret mentioned earlier this corner element in the foreground. We stepped down the massing and actually created a roof deck. Um and in our original design that roof deck was serving the managed unit and one of the comments from the study session was is there a way to allow all the tenants to really enjoy that? And so we designed as you can see in the plan inset um the access to a roof deck is now through the corridor. So that really allows every uh resident to enjoy that space. Uh next slide please. So just an additional view to show how again materials and colors and detailing play to four different sides of the building. Next slide please. Again the same uh next please. Same. Next please. And so this is the talking about the roof deck earlier. This is also showing the courtyard. Again, um pulling from an IRD hall square experience. You know, we intend to program it with tot lots, informal gathering spaces, and even perhaps barbecue um pits to kind of encourage interaction between tenants. Uh what's important is that we place our multi-purpose room on this floor adjacent to the courtyard so that it allows for the opportunity to program indoor and outdoor uses concurrently at the same time. Next, please.

And there was a question previously about how we intend to treat the interior of the space. And so, what you see in front of you is actually the inter interior design packet which we designed for dehaul square. Um, really using different kinds of materials, different accent features to really highlight the special spaces, the lobbies, the community room so that it allows tenants to feel a special um bond with the space and share with each other. And then likewise there was a question on how do we differentiate different levels of the building. And so the right hand side of that slide shows you how on the same spot of the building at different levels we use different colors and textures to create different themes and allow that differentiation to happen. So hopefully that addresses the question how we would approach interior design. Um next please. And so that concludes my portion of the presentation. So I want to thank you for your time and I'll give it back to Jennifer to handle the mobility question. Hi. Uh, so at the study session, we also heard a question about whether the proposed parking would be sufficient to meet transportation needs. Uh, we appreciate that question and want to make sure to come back with more information about our transportation management that we're planning for this community. Uh so Mipen's goal in the design of this building is to dovetail into the Lawrence station area plans a long-term vision for a vibrant mixeduse and walkable community. Uh that takes advantage of its proximity to the Cal Train. And while we are near some very helpful amenities right now, not least of which is the Costco, um which by the way has become a very popular amenity with our residents at RD Hall. We actually see them just walking across the street with a little rolly cart to do their shopping. Um, but we also recognize that it's going to take some years for the full vision of the LSAP to actually get built out. So, with that in mind, um, Mipen has developed a multimodal mobility plan to help meet a resident's current transportation needs

in a way that's equitable and realistic. Um, that plan was included in the memo that was submitted to the commission. Um and it included things uh for example like uh free transit passes, no vehicle preference as well as uh robust bike parking. And as Hawaii just mentioned, we did uh take the opportunity to increase the amount of bike parking uh based on the demand that we were seeing across the street at RD Hall Square. Um I'll also take a moment to address commissioner Cerrone's question about how the kids get to school. Uh so Mipen's resident services team regularly coordinates with uh the local school districts in the service of supporting the students that live at our communities. Um that's no different for transportation needs. Um so we've had preliminary conversations and uh so for example the Sunnyville Elementary School District has indicated that they know that there's going to be massive growth in the Lauren station in coming years. They're very interested in bringing busing service here. the appropriate time to have that conversation with them will be basically when we're in construction because they do route planning the spring before the next academic year. Uh for the high school students who will be going to Fremont High, uh the students living here will qualify for the district's uh free bus pass program. That's a program that was created back in the 1980s. Um I believe in the 80 in the 80s Sunnyville High School uh was shut down and the high school busing program was also ended at that time. So uh we know lots of student high school students do take the bus. Um stu high school students would take uh the fastest route would be a Cal Train to the ETA and that would be a 20ish minute ride with a transfer. Um there's a lot more information in the mobility plan itself and we're happy to answer any other questions. Um but uh quickly we just also want to mention that the pen's overall goal in our

building design is to make sure that we address the things that matter most to people seeking affordable housing. And when we talk to our leasing team, the issues that consistently arise to the top are affordability. Uh so I I know I'm short on time, so I'm going to try to get through this quickly. Um but this this building will provide 100% affordable homes and we do believe that the 0.5 parking ratio will be operationally sufficient. Uh an analysis done by our transportation consultant indicated that you know they looked at comparable affordable housing communities in similar context and concurred that uh the same parking ratio or lower would be operationally sufficient. Um so I know I'm a little bit up on time. the Julie

your time you can say um when you when we ask questions and you have five more minutes so you can say if you want to say later okay uh okay 10 minutes you you finished your 10 minutes so thank you yeah we have though we we will have questions for you so our stay up stay there yeah and you can answer uh and Okay. Thank you. So, Commissioner Davies, please.

Uh, thank you, Vice Chair. Uh, thanks for this presentation. It's very informative. Um, I I I like this a lot. Um, I you've heard my fellow commissioners talk about the low number of concessions and waiverss. Um and uh so maybe you could add uh could you provide maybe a little bit of color of how that was achieved because we perpetually here that this is impossible to build without 17 waivers and a concession or um you know more than more than toes and fingers that we have to count on. Uh could you add some color on on how this was achieved?

Yeah, I'll take I'll take a stab at this. Um I think I referred to earlier um working with staff closely just understanding what the city requires and being a good neighbor being a good partner and that means we don't just steamroll with state law. So I think uh I mentioned we went through four or five rounds of design review. But I think that part of it is voluntary and on part of midpen you know and the study's credit we were able to work together and I think ultimately it's really just the willingness to understand that yes there's a cost to certain things but there is a benefit for everyone you know uh with you know providing good design. So I think that that's my brief answer for that.

Okay thank you. Um I we'll go ahead and call out the um of your concessions. I really appreciate how uh you've sought to comply with the uh the this how do I put this the spirit of the requirements while maybe you couldn't you know actually like the the plate height right

um I understand 14T is more expensive than 12 feet but you found a way to at least give the appearance of of 14T and the corners design on the on the roofing and so on. Um I I'm very appreciative of you of you taking the effort uh if you can't comply with the details uh because of the cost but complying with the spirit is really good faith effort. Thank you for that. Um uh and that's really all my questions. I have more comments I'll save for later. Thank you.

Thank you. Uh next one we have a commission ceremony please.

Thank you vice chair and thanks for the presentation. Um overall this is a great project fully affordable close to the train which uh station which should reduce vehicle miles traveled but I I want to emphasize that reducing vehicle miles traveled is is not exactly the same as reducing car ownership. Although there is a relationship, some 90% of uh of regular bike riders still own a car because transit here does not get you everywhere. And uh so uh and you know, you can't ride a bike everywhere under all circumstances, even if you're physically able. Um, now I realize the state law allows you to do a development with zero parking, which you have not done, but I want to drill down a little bit on the impact of this. Uh, and I do appreciate that a lot of this is addressed in attachment 8. So, just kind of going over some of this again. Uh, and I'm and I love the fact you have provided a parking analysis. So, this project has 172 units and 299 bedrooms. I believe uh the study concludes that a total of 107 parking spaces would be required. And I think staff said, is that because of the Lawrence Station uh requirements or is that because it's an affordable housing project?

That's because it's an affordable housing project. Okay. Um so and but you're proposing 85 parking spaces according to the parking study. Uh for households in this uh area within a half mile of transit, uh 91.5% um households own at least one vehicle and 49% own two or more vehicles. 6.8% use public transit. Yet the study concludes that the proposed affordable transit oriented development is therefore aligned with the existing demographic and travel patterns of the surrounding community and supports a reduced residential parking supply. Uh I guess I'm not sure what aligned means in this context. Could you uh comment on that?

Uh not on that point specifically. I think we'd have to get clarification from a transportation consultant, but I believe overall um the comment that uh the parking ratio being sufficient uh for this number of units is taking a look at comparable affordable housing developments in similar context. So not for example looking at something in the middle of San Francisco but something on the peninsula near some kind of transportation hub.

Um so um just as an example how how do you anticipate residents will buy groceries? I think you referred to Costco. So, you would say they about a half mile away, they would walk over to the Costco and maybe with a wagon or something, buy groceries and and uh come back if they didn't have a car.

Uh yes, we think some residents will do that. We see some residents doing that right now at RD Hall Square. And um for people who do not work at a job close to transit than the the train uh the train uh well or possibly the bus route, but uh uh they would have to come up with alternative transportation then to get to their job or jobs, right?

Yeah. I think the way we're thinking about this is that, you know, at least we there's going to be heavy marketing and heavy education. Folks coming into the community will know that parking is not guaranteed. So they can decide if this is the community for them or not. Um so uh and I appreciate again appreciate attachment 8 which discusses the uh students getting to school and it's San Miguel Columbia Middle and Fremont High School and it sounds like you have reached out to this Sunnyvil uh elementary school district and they uh apparently they indicate they will have a bus service to service this uh development. Uh yes, they are very interested in that. Um the upfront work actually is uh working with them to get bus service over to ID Hall Square which is in operations right now. And that by all means looks very optimistic and once that's uh up and running it would be relatively easy for them to also uh provide service across the street. Now, for the high school, you refer to bus passes, but those have been uh very problematic for North Sunnyvale students for sometimes the buses are just full and leave them standing there and uh um and their afterchool programs and so on. So, um, there may be something else, uh, uh, required. And, you know, the city is planning, as I'm sure you're aware, the city is planning for an ondemand shuttle starting in September. Uh, is it possible that residents could be given free shuttle passes, which is an ondemand shuttle, so it would resolve the problem of afterchool programs? Uh are you referring to the uh shuttle

program that's similar to the Perry Parks uh rides? Yeah. Right. Yeah. Uh yeah, certainly. Uh any program that the city has, we would certainly be looking at it into it as an option. Um, did you um did you consider a mechanical parking system that would let you increase the parking capacity by two or three times within within the same uh parking space? Uh we have in the past uh MIPEN as a standard doesn't use those because they are a little bit dangerous. Um just in their oper the nature of their operations um we're not comfortable with kids running around in there um with with these things going up and down

and um you um you kind of alluded to it to and to one of the attachments but can you explain a little bit the no vehicle preference for leasing? I think you said you had two uh kind of two cues for people getting the units and uh um how would this be uh enforced? They people just say I don't have a car and you accept that or is there any way to verify that?

Uh they provide a signed statement saying that they don't have a car and yes that's what we accept. Uh so this is a preference that we've implemented successfully at other midpen properties and it has helped to reduce parking demand. Um it basically gives people a chance to get into transit oriented h uh development transit oriented housing and these are folks who we know who either don't need or want a car but otherwise have a hard time getting in through the door. So this is a way to help those folks get in and give them a little bit of priority. Um so um regarding the ADA parking and uh it's my understanding the ADA spots are a percentage of proposed spots. So when parking is reduced below what you you might think you know is is needed that also reduces the ADA spots. So you have a total of seven spaces. So, will you limit the residents to seven people with mobility issues? Is there a way to do that?

So, the ADA parking spots uh are not assigned. They're available at first come first serve for folks with the DP placard. Um this is a standard across all MIPM properties and that guarantees that someone who needs that space, there's one always available for them. Um, we've to date have never run into an issue of there not being enough ADA parking spots. Um, if the issue were to ever arise, we would take a closer look at this, but it's it's never really come close. May I add? Yeah.

We also have a reasonable accommodation process. So beyond the ADA parking stalls, if a resident has a need for a parking stall that's closer to the elevator, for example, due to uh due to um a mobility issue, for example, there's a process through Mid Pen to apply for a reasonable accommodation, including for parking needs, and then that's reviewed and approved. So, it's not ADA parking, but it's a way to address mobility needs with parking beyond the ADA stalls.

Okay. Thank you. Um, so, um, I'm glad to see that MidPen, uh, quote, Midpen anticipates the city funding will require a Sunnyvil live work preference for all units to the extent allowed by law and funding sources, giving priority to households who live or work in Sunnyville at the time of leasing. uh 34 units are prioritized for homeless individuals. Are these uh homeless individuals going to be uh people um living in Sunnyvale? Uh and I know you were all at the uh council meeting uh for another project and and that the the question came up for ID Hall and none of the people in the the homeless individuals there were from Sunnyale. How do you decide who gets uh into this and prioritize people? And uh it sounds like you're going to uh prioritize Sunnyville, but maybe not for the homeless individuals.

Uh yeah, depends on whether the homeless units have a county projectbased voucher or not, which is the case at RD Hall. So, if there's a county uh PBV about a a rental voucher on it, uh then the local preference cannot be applied on that because there's county funds that have gone in to support those units. And that's the reason why at RD Hall Square those units the the preference cannot be applied there. That doesn't mean that someone with a formerly known address in Sunnyville cannot go into those units. It's just the preference they they don't rise up to the top of the list. So you work with the office of supportive housing and their uh HMIS system to uh uh identify the uh uh candidates for this.

Uh correct. Actually uh MPEN is not in control of who gets referred over to the homeless units. They are uh totally referred to us through the county coordinated entry system. And the folks get that get referred is based on a system that looks at um highest level of need. All right. Well, thank you. That's all I have right now. Thank you. Uh next one is Commissioner Figi, please.

Thank you for your presentation. I have two questions. one is um on the the bike storage. Is that include ebikes? Because I know sometimes people with ebikes don't like to put their bikes in that storage. They like to take them up to their room, put take them in elevator and go up. So, I'm wondering, have you has there been a process for that? Because I'm assuming people are going to want to use ebikes. I'm just wondering how does that change your design or have you taken into place? and if people are taking those up in their elevators um how that works.

Uh so MIPen's policy around ebikes is evolving right now as I think everyone has heard there's a little bit of a fire problem with the batteries. Uh so the uh bike parking that as designed right now does accommodate ebikes and we're doing so on uh the ground floor podium where it's the you know it's a concrete level could fully fire sprinkler that put floor drains in case the fire sprinkler ever goes off. Uh currently I believe there's a there isn't a prohibition against folks bringing their ebikes or the batteries up to their units but that may change in the near future. Again, this is a our our policy there is evolving to address the uh issues that we're seeing in more recent uh months and years. The second question I had was um if in the future the housing requirements change, which they could just with things going on. Um how could this unit be converted to market rates, a market rate unit? and just curious what would be involved with that.

Are these units designed in a way that they would um be able to draw a higher income from each unit or are they designed in such a way that it's a certain income level for rent?

Uh so from MIP's perspective, we own and operate all of our uh buildings. We there's no intention to ever convert these to market rate. We hold them in perpetuity. Uh the ground lease with city of Sunnyville will include uh long-term requirements, but I think it's either going to be 65 or 85 years of uh affordability. So not in many of our lifetimes will this become a market rate unit. Okay. So this So okay. All right. Thanks. Thank you, Commissioner Payne, please.

Thank you. Uh just one question and this may also be for staff. Uh I I appreciate all of the improvement the on-site improvements for pedestrian circulation but there's some cons but I have some concerns about pedestrian circulation in the area more generally given the like when it all builds out all redevelops it'll be great. But right now it has not all redeveloped and therefore right now the right now there's basically going to be extreme sidewalk gaps due to due to other properties. This isn't our fault but uh have you looked into anything to I don't even know what this would be because again this is mostly the fault of other properties. Have you looked into any ped pedestrian safety enhancements so people aren't just having to like walk in the street when they're trying to get to the Cal Train station?

That was something that was considered by staff. We spoke to our Department of Public Works uh before this meeting. There was an email that suggested that the city look at sidewalk infrastructure andor bike lanes along Sonora Court. Um and according to public works, bike lanes is not um planned for Sonora Court and there was acknowledgment that sidewalk improvements are peacemail. We understand that um there are 11 parcels that are on Sonora Court. Of those 11, there are five that have projects that have either been developed already, are pending, or have already been approved. So almost half of those parcels will have sidewalks in the near future is what we're assuming. Um but beyond that there wasn't anything else that the city was considering.

Okay. I just it's just something I keep in mind because whenever you know I walk over there to either check out how the development's going or just for exercise, it's always it's always pretty striking that you know like there's there's the path like you know there's the path there's there's a lot of paths that will get you in the vicinity but then the you know the last mile or something I'm basically just walking down the middle of Sonora Court and it's not a super fast street but you know it's not something you ever feel great about doing. Yeah. And that is that is on the radar of public works as well. Okay. Thank you.

Thank you. Uh first of all, I want to say thank you for your presentation and it was great that you have included um all our comments and also you're a great partner. I have visited your uh the housing complex which you have it on um like close to 237 and I really appreciate all the work you do to house the all affordable units. I have a question about the trash room that the people are they going to put put the trashes in that trash room on the same floor? How does that work? like people on the seventh or fifth story or sixth story.

I'll take sure. Yeah, we do have a two trash rooms on each floor and each room has trash shoots that lead down to the ground floor. So tenants would take their trash, open up the chute, you know, put their trash and then that is collected on the ground floor. Um and it follows closely with the study of Sunnyville's requirements for solid waste which is you know um very detailed and we work through things like staging travel distance from a unit to a trash room so that everyone has reasonable access to trash

and it's it gets maintained and it's like I'm just curious because most of the time people have this huge trash can and they throw things and this will be like every floor just um so they will have a big big cans or something that you throw it. Uh it's a chute. So imagine is a shoot. Yeah. That takes it all the way to ground floor and the rooms are ventilated. Yeah. So the holes will be going through that.

Okay. It makes sense because it's kind of it will otherwise I was thinking it will collect and you know it will be stinky or something. Um I also want to just mention that you did show that presentation in your presentation that you have a like lobby next to the elevator or stairwell but we don't in this floor plan we don't have any lobby where you put furniture or something. So that doesn't represent anyway what your slideshow it doesn't apply to this project at all. So I don't know um like what will you do for the corridor but that's just um besides the point just wanted to point that out but um yeah I think I don't have any other question but I do appreciate all the work you have put

thank you

anyone else have any question be okay thanks so I will um so now I will go ahead and open the public hearing on this specific item. Please submit a speaker card of to the recording officer. Raise your digital hand now or dial star 9 on a telephone to indicate you wish to speak. I will call on members of the public participating in person first followed by remote participants. Speaker will have 3 minutes to speak. Um I I have one speaker card here. Uh can you please come forward and say your name? and you have three minutes to speak.

Well, good evening esteemed members of the planning commission. Thank you for giving me opportunity to speak tonight and it's nice to see everybody here again. Um, so my name is Oscar Masaros. I'm a field representative with the Carpenters Union. I um we represent roughly 57,000 members in our region, but more specifically the around 5,700 members from local 405. So, I want to be clear. We strongly support development of housing, especially 100% affordable housing projects like this one before you tonight on city- owned land. Our communities urgent urgently needs it. But as you consider approving this project, I ask that you give equal attention to how this housing will be built and by whom. Affordable housing should not or should never come to the expense of workers who build it. This project is an opportunity to do things the right way. not only providing homes for families in need but ensuring that this job is created it creates a fair, safe and sustainable. That's why selecting a responsible contractor is so critical. A responsible contractor invest in their workforce. They pay area standard wages and pro and so workers can live in the communities that they work in. They provide healthcare and retirement benefits for stability and security and they maintain safe job sites while respecting the skilled trades people who make these projects possible. For 100% affordable housing project on public land, this responsibility is even more important. Public trust and public investment must go handinand with accountability. Choosing a responsible contractor ensures that this project uplifts everyone's involvement, not just future residents, but also the workers building it. So, responsible contractors also support strong apprenticeship programs. These programs create real careers pathways for local residents, especially young people, allowing them to earn while they learn, develop valuable skills, and build lasting careers in the

trades. These strengths strengthens our workforce, improves projects qualities, and keeps economic benefits in the community. So, in closing, I respectfully urge you to prioritize responsible contractors as part of this project project's approval. Doing so will ensure that this 100% affordable housing development is not only a success in terms of units delivered, but also a model in fairness, quality, and community investment. Thank you for your time.

Thank you. Um, does anyone else want to speak on this item before we hear from remote speakers? I don't I don't see anyone. Uh remote speakers are warned to limit their comments to the agenda item being considered. Speakers who are ruled out of order will not be given another chance to speak on this item. Um recording officer, do we have any remote participant uh wishing to speak on this item? Will you not vice chair?

I will close the public hearing and now I will ask now ask for a motion from my colleagues. Um, okay. Somebody Okay, I'm going to raise Oh, I will raise my hand otherwise. Okay, so I will second it. Okay. Um, so is there a second? Oh, sorry. Um okay is I raise my hand for second. Uh is there a discussion on discussion or advocacy on the motion?

There wasn't a motion. Oh yes. So oh what is did you say? Uh a point of order. A motion has not been made and I would deserve that Commissioner Davis raised his hand. Okay I got it. So that was regarding the comments. Uh I'm thank you. Okay, can you please Excuse me. Sorry. Chair Shukla, if I could just remind you that the applicants are allotted five more minutes of closing. Sorry, I know I'm filling up with for the chair. So, okay, great. Thank you so much. Okay, so

I suggest you open the public hearing. Okay, got it. Got it. So I will um I will I will rehear the public hearing and I the applicant will have five minutes um to speak on the item or answer any questions if you haven't answered. Thanks.

Oh yeah, sorry we ran out of time a little bit earlier. I'll just finish the point that you know when uh Midpen is thinking about the design of this building we are focused on the things that people looking for affordable housing say matters most to them. Um and that is of course affordability as in can they afford their rent here. Um which we spoke a little bit about earlier. Um the next concern that's actually most cited is uh the livability of the units. And so on that front uh coot square has done a really elaborate job trying to create units that are both efficient and functional. Uh thirdly the concern that is actually next most raised uh as a concern for people seeking affordable housing is one of safety. Uh they are curious who their neighbors are going to be. Is the building going to be safe? Is the larger neighborhood a safe place for their family? Uh so along those lines uh how I mentioned earlier that we'll of course have secure entries. We design spaces to encourage eyes on the street etc. uh but uh we will also have a robust uh on-site property management and resident services to support the safety and well-being of our residents. Uh so all in all, we have worked hard together with city staff to propose a building that reflects both uh the city's goal to urgently provide affordable housing alongside with supporting the needs of the residents that are going to live here. Uh throughout throughout the process, we have uh shaped this project in a way that's grounded in what low-income housing uh low-income households tell us matter more most, which again is the affordability, functional units, and safety. And um to the question of parking, it it is certainly a consideration and we've aimed to uh balance that responsibly alongside these other essential needs. It's it's it's an

important consideration, but not the only one. Uh so thank you again for your consideration of this project. Um we have really appreciate your thoughtful comments. Thank you.

Okay. Okay. So now I'll ask for a motion from my colleagues. and point of order.

Oh, I public hearing. Okay, sorry about it. I will close the public hearing now and I will now ask for a motion from my colleagues. I'm just in rush to have a motion but sorry about it. Okay. Uh so now um okay is there a discussion or advocacy on the motion? So, uh, Mr. Davies, please. Commissioner Davies.

Uh, thank you, Chair. Um, I I'm actually ready with the motion if there's uh no discussion needed or we could do it as part of the motion. I see your hand up. Mr. I had a quick question for staff that I don't think is going to impact the motion, but um Okay, I'll uh yield the floor to Commissioner Pine then.

Thank you. A quick question to staff. If if city council wanted to add something to like the lease agreement or something regarding like a labor regarding like a project labor agreement or similar, what would be the appropriate time for that to happen? I would say probably if they renegotiated the lease or anything with Midpen. Um, they have it already set up because we purchased the property and they have a a ground lease to construct the building. Okay. Just I'm not going to try to I don't think it would be appropriate to try to do something like that tonight. I just wanted to

Yeah, it' be up to the council to make that decision because Yeah, it's city council thing. I just wanted to throw that out there especially in response to comments from the public. So thank you.

Okay. Uh thank you Commissioner Pine. Um okay. So I'm ready to make a motion and my motion is alternative to a staff as recommended in the presentation. Um and that is that the plan commission makes the findings required to approve the secret determination that the project is consistent with the Lawrence Station area plan and the LSAP program EIR and 2021 LSAP update intuitive surgical corporate campus project subsequent EIR and no additional environmental review is required as described in the final environmental checklist in attachment five and we approved the special development permit based on the findings in attachment three and the modified conditions of approval. That is the motion.

Excuse me. Um Madame Chair, may I make a comment just to clarify the motion. I mean just be so for for continuity for folks just tuning in right now. Um, so I believe that the end of that motion would be um subject to the conditions of approval in attachment 4 um with the uh edit to condition number 33 to remove the public access area provision. Um all is recommended by staff. Is that correct, Commissioner? Yes. Thank you. Is there a second? Is there a

question? We're looking for a second. Is there a second? We have two seconds. So, raised my hand with the intent to second. Um, Commissioner Payne second. Okay. Thank you. Okay. And um uh before we go for uh I think Commissioner Cerrone, do you have any question? Uh I'll I'll just speak to the motion but the uh Okay. So thank you. So I will now um Okay. So is there advocacy on the motion? So Commissioner Davis.

Yes. Uh to my motion um I mean this is why we did the Lawrence Station area plan, right? Not entirely for this, right? but to bring housing to this area of town. Uh this is city- owned land. We have a developer who has worked very effectively with us in the past um and in the present. Um so they've been very cooperative and just done everything that we've asked um and and have proven to be a good partner. Uh so this is a very good uh this is a very good project. Um, I do think about, I guess, the history of affordable housing and how far we've come. Um, the architecture for this is, um, that this is going to blend into the neighborhood. And, uh, I grew up in a time when public housing was stigmatized. You could always tell that it was public housing. Um, and it was rough for the children who grew up in it because everybody knew and would use that against them. uh and seeing how far that we've come that uh um they've made such an effort for it to blend into the neighborhood. Um it's positioned in a in an area of growing resources. This is just an excellent project. Um now when we talk about parking and transportation in the area, um parking is a societal problem for us right now. um where our economy is so dependent upon parking. Um we know that we have too much of it uh in the wrong places and so on and that unfortunately we're just not a it's not a green field country, right? So getting to where evolving to where we need to be is is

going to be challenging. Um but they followed uh they've done everything that we've asked for of them and so there's no way that we could deny it. Uh transportation on Sonora I'm very sensitive to that. Unfortunately that's not part of the planning commission scope. Um I do think this is a gap in city governance right now and that we don't have a a commission that looks at this. Um, I suppose the pedestrians, BPAC is advisory on the pedestrians, but as far as when automobiles get involved, they're not. Um, but that's not the status of this application doesn't hinge on that. Uh, so, uh, obviously I made the motion, so I'm supporting it and I encourage my fellow commissioners to support it as well. Thank you.

Thank you. And, um, Commissioner Payne, please.

Thank you. Uh, So applicant opened their comments by noting how applicant was pleased with how 1178 Sonora has turned out. So fun fact uh the study session on the 1178 site was the second thing I ever heard on this commission. It was about half an hour. It was the second item on our study session agenda. My very first day on the commission. Uh, and I'm also pleased with how it turns out with so and one so one of the things that's not something that we technically I think are supposed to be taking into account is but when I see great projects like this come before the commission, one of the things I think about is okay, is this actually going to get built or is it just kind of going to happen and we're going to approve it and it's going to look cool and it's going to be five years later and nothing happens. it happens and I don't and that's not going to happen with this project like there like I fully expect we're going to approve it and then five years it's going to be there and it's going to be open and it's going to be a house and it's going to be housing new new or previously homeless Sunnyville residents and that's awesome. Uh no, there's it's Yeah. And so, as previously noted, this is the depressingly rare occasion where applicants are the applicants actually using the state density bonus law to get more density in their match to do it without a without a I'd say a baker's dozen, but honestly, sometimes it feels more like a baker's two dozen of concessions and waivers. And even the concessions and waiverss they're requesting they're at least trying applicant is at least trying to make meet the intent of said of said design got well design standards. So that's

great. I it's going to be it's a very interesting contrast to the project city council is hearing tomorrow night on that front. Uh that's all I'll say about that. Uh the I'm able to make the SQA findings. I'm able to make the special development permit findings. Uh I I'm I actually really like the discussion about the about the garbage shoots. It occurred to me that the this means that if you're a resident there, you could basically eat, shoot, and leave. Uh but no uh I regarding the com discussion about the traffic and about the traffic and people trying to get places. I I do share those cons I do share some of those concern but like when I'm hearing about when I'm hearing about problems with students getting to school like ulti like ultimately if we're approving affordable housing in North Sunnyville that's going to be a problem that and it's not something the applicant can do. The appropriate thing is to add a a time travel condition of approval to stop Sunnyale's High from getting shut down. And I do not I believe it exceeds the authority of this commission to impose conditions of approval requiring applicants to develop time travel. So I I don't think I have to ask ask their city attorney whether violating causality is in order from the planning commission. So uh no it's it is but no it is a genuine problem. I the first when I hear people taking calrain to VTA my first question is does the calrain schedule and the VTA schedule remotely align at that time of day because very fre because with all of VTA's routes with well on 20 to 30

minute headways it very frequently is uncoordinated but I haven't checked the exact timing for school on school days but like I that's but again that's outside that that's not something we can solve. That's not something that's reasonable to expect applicant to solve. That's something it's reasonable to expect MT MTC and various transit agencies to solve. And if I could and but that again that's a political problem. Uh the I and as as noted this is this is within walking distance to the to the Costco. It's within walking distance to the Knobill groceries. I've done I've done that walk a few times just mostly for exercise. It's not it's I'm people are doing it. This people will keep doing it. uh we haven't tal uh we haven't really talked about the trees at this hearing and I think it's and like the pre like the project at 1178 I think it's great that the vast majority of the existing trees the existing trees are being retained that Sonora Court has it just when you're walking down it hopefully with better sidewalks in the near future but when you're walking down it just the whole aesthetic of Sonora Court with all those all those redwood trees is outstanding and I love that this project is just keeping that aesthetic going. But now but now with with over a hundred new residents that will get to enjoy that aesthetic every day. So this is a great project. I look forward to it being built. I I will be very happy to be voting for it tonight. Thank you.

Um Commissioner Cerrone, please.

Thank you, Vice Chair. So I will be supporting the motion. Uh it's uh hard to argue with a fully affordable housing project. Um I can make the findings including for the special development permit. Uh there are no legal grounds to deny this project. Uh not that I want to. Uh so I I focus on the lack of uh parking uh and to some extent the lack of lock storage, but parking in particular. Our legislature in their wisdom has apparently decided that in a couple years we will uh all be riding bikes and taking uh transit and we'll no longer need cars. And that's uh you know that's a great uh sounding uh world. I I can imagine that what Sacramento what the capital looks like as a legislature goes to work the the line of bicycles with the legislators arriving to get to work must be a real traffic jam there. So, uh, so essentially what the both state law and and my understanding is state financing u does require uh lower uh level of parking than you would uh a couple years ago than you would normally have thought made sense. Uh so uh the way I look at it this is effectively moving the responsibility for uh lacking since we haven't had a a which would be needed a massive increase in the uh funding for mass transit. Uh it it moves the responsibility for um supporting people living under these

situations to the city or to the developer. And uh to their credit uh uh Midpen has done practically the you know everything they can do given the fact that the assumption is there's going to be u you know a minimal amount of parking uh to support these residents. So, uh, they've already looked into different alternatives and transit passes and, uh, I think it will take more than that and that I think the citywide on demand shuttle will go a long way towards uh, plugging that gap. So, uh I I think that's uh really uh important and I you know I definitely appreciate the work they they have uh done in good faith to address the situation because people are going to need to get around to doctor's appointments or take their kids to school maybe working two jobs and uh um just getting on the train is not going to work for a lot of those situations. Uh so uh but uh this is uh aside from this is a great project a lot could have said a lot of things about the design as well which I think is very uh attractive and very functional. So uh I'm I'm happy to support this. Um, I'll I'll mention I think uh the Lawrence Station uh plan uh uh does uh permit mixed use. In fact, there was originally a lot more mixed use and now and then we've added more housing to it. Uh but I don't expect to see any of that uh in this area uh anytime soon given the uh current situation. I think uh in many ways state law has precluded the Lawrence Station

uh plan, but uh uh nevertheless this this is a a great project and I'm happy to support it.

Thank you. And I will say I am going to also say some good words. um my I'm going to support um as Commissioner Davis said that it's a it's affordable housing unit project and it doesn't look affordable. It has a richness like because even though and I think that's one and me pen has been a great partner for Sunnyville city because they haven't um they could have easily skimped on the m different materials and made it uh because it takes more construction cost more time but they have given enough um uh enough time and energy to think about to fit in the building fits into um neighborhood. It looks like the other it looks even better than some of the apartment buildings across c Costco side. So I would think that it's um it's a uh it's amazingly cleverly used the materials fulfilling the city's guideline. So that one is one. Second one is that also the midpen could have u reduced the parking based on the state um law but we still they have still provided enough parking for the people uh for the people who can who want who has cars and who wants to have cars. So I think we also are trying to um kind of change the habits of people to like use the uh transportation mass transportation and hopefully there will be enough need that um uh we will have some transportation means and we don't need to go one car to every bedroom. So I'm hoping so I think uh moving forward and thinking forward uh it's a great project. It's a great location. Uh there

will be offices coming along. We have approved two three projects around in the neighborhood. So I'm hoping to see them come up and it's very slowly coming up. So hopefully Midpen will take over and quickly make this project. So that I'll be supporting the project. Um with that I'm going to and I see no other hands. So, uh, recording officers, um, please conduct a vote. The motion passes with six yeses and chair GSA is absent.

Thank you and all the best. And um the uh standing item vice chair consideration want the fate of the motion chair vice chair. So it's the decision's final for 15 days unless it's appealed to the city council um which would be April 7th. Oh, thank you. And the non-aggenda items and comments. the next portion of the agenda for the oral reports or any non-aggenda items from the staff or for the um

commissioners have anything I'll go really quick or no no okay two things uh tomorrow is the appeal of uh the DIY project um so that'll be going to city council and then April 7th um we'll be taking the uh cow water project um to city council um for the public hearing for the e but we're just going to do a continuence um to May 5th at that hearing. Thank you. Thank you very much. And the meeting is adjourned at um 8:26.