Planning Commission - Regular Meeting

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to go. Welcome to the March 12th, 2026 uh regular meeting of the planning commission of Walnut Creek. Um would you uh take the role? Uh thank you, Chair. Uh Commissioner Moran here. Commissioner Klopp. Commissioner Klopp here. Commission Commissioner Strongman here. Commissioner Quack. Sorry about the rotation there. Commissioner Quac here. Vice Chair Kning here. Chair Anderson here. Uh, Commissioner Count is attending a um California League of Cities planning conference and she will not be here tonight.

And I would note that anyone who's not into that, that's a uh terrific thing to uh you learn a lot. Um so uh next year they'll do it again. Um

so the uh first thing on the agenda tonight is to elect a new chair. Uh it comes with this uh fantastic little name plate here. Tells you who you are. Um and uh that's not all. You get the uh famous Walnut Creek Gavl toolkit which uh you know hardwood. It's really nice. Um it uh slightly used slightly because Walnut Creek citizens are by and large very well behaved. We don't have to use it very often at all. Um so I will take nominations for the new chair. I'd be pleased to nominate Pam Neing for chair. Second.

Have a second. Any other nominations? Uh Commissioner Klopp. Yes. Commissioner Strongman. Yes. Commissioner Moran. Yes. Commissioner Quac. Yes. Vice Chair needing Did she get to vote for Yes. Oh, yes. And Chair Anderson. Yes. That is motion carries. And we have a new commissioner. We'll go. Are you going to do the honors? Okay. Great. You are now driving the boat. Congratulations.

Congratulations. Thank you. Ah, thank you. Um, now, um, I would like to Who who would like to nominate for vice chair? I'd like to nominate Molly Cloff for vice chair. Second. Okay. Commissioner Quac. Yes. Let me catch up here. Commissioner Moran. Yes. Okay. Uh Commissioner Klopp. Oh. Yes. Commissioner Strongman. Yes. Vice uh Chair Neing. Yes. And Commissioner Anderson.

Yes. Motion carries. Did I get everybody? So, before we go on to the consent calendar um can I was it Commissioner Strongman that second seconded that? Okay. I'm sorry. I got that wrong. Thank you, Claire. Okay. Oh, I'm sorry. Um but before we go to the consent calendar, I just want to Thank um former chair Anderson um for just doing such a wonderful job. We we had chicken.

We had so many we had pickle ball um all how many other things we had so many builders remedy built we had Yes. You chair the first builder's remedy project notwithstanding the last the last the one and only two dealerships pardon me two dealership

dealerships you cheered us and walked us and guided us through chickens and foods and coffees and bakeries and all sorts of housing legislation. So I and you did it so gracefully also. So and also um helped us out whenever we had to call for a break to use the potty. So I thank you for even being considerate for that. So I just want to thank you so much for everything. That's the first time I've been accused of grace. Thank you.

Um do we have Okay, so now do we have anything on the consent calendar? Uh there is nothing on the consent calendar nor are there any recommendations to move any items to consent.

Perfect. Um so now on to um public communications. So there's two opportunities for the public to propose public comment. The first is during each item of the agenda which we only have one item as it pertains to that item. But if anyone in the audience has a comment that is not that was within the purview of the planning commission and that is not on the agenda item which we only have one. Um now the time to do that is now. Do we have any? Seeing none. Um great. So now I'd like to start um the portion of the public hearing which we have. Oh, that's right. Um, before we start um the public hearing for the item, did anyone have any expporte communication? I see a lot of shaking of no. Um, so the project that we have before is the Sunnyale Sunnyvale single family um residential development major subdivision density bonus design review tree removal tree drip line encroachment permit. Um, does the staff have a presentation? Okay. So, I apologize in advance for my coffee. So,

good evening planning commissioners. My name is Gerardo Victoria, assistant planner community development department. The project before you today is the Sunnyale Single Family Residential Development located at 1725 Sunnyvil Avenue. Some site context. The general plan designation for this site is single family medium. The zoning designation is residential single family residential residential 8 and it is surrounded by um other single family neighborhoods and the Taiwanese cultural church. So this is where the cultural church is located right there. As you can see the lot is outlined in yellow and this is Sunnyville Avenue right there. And this is the front of the property, the one single family home. And then this is on the inside of the property, the second single family home. So the project um is calling to demo the two existing single family residential uh homes and the accessory structures on the lot. uh construct an eight lot subdivision with a private street, a five- foot rideway dedication facing Sunnyville Avenue that's consistent with the city's future street setback standards. Um eight twostory single family homes with accessible dwelling units. Uh one low income uh will be an affordable unit out of the eight. Uh the project is asking for a density bonus for 14 waiverss, new landscaping, a new bio retention area, new retaining walls, a new privacy fences, and the removal of 32 trees, 11 of which are highly protected in Walnut Creek. So for your consideration tonight at the planning commission is for the major subdivision, the design review, the

density bonus, the tree removal and treat drip line encroachment permits. Uh this project did go to the design review commission as a study session in November of 2025. At the design review commission, they made the following recommendations. To increase the height of the perimeter fence to seven feet. The applicant has revised the plans to install a 7 foot fence which includes a two-foot lattice along the interface within the existing neighborhood. Expand the canopy of the trees being planted. So, the applicant has selected trees native to Walnut Creek with larger canopies and faster growth rates. Select tree species known for fast growth rates and includes some trees as 36 inch box sizes. Uh the applicant has selected faster growth rates. Two 36-in box native oak trees have been added to the project. Re-examining the planting of the gum trees. There was some concern about the native species and their growth rates. The applicant has revised the landscape plan uh substituting the gum trees for coast live oaks, brisbane box trees, crepe myrtles, strawberry trees, and the trident maple trees. Conduct a thorough analysis of the habitat within the parcel. There was concerns raised by the neighbors about the local wildlife. A biological report submitted to staff dated uh December of 2025 shows that there's no habitat of concern. The mature trees on the lot um are old, but they are unaccompanied bird nest. They have unaccompanied bird nests. No special status species or habitats were found or are considered likely to occur on the site. So the housing accountability act the SB 330

the city's review is limited if the project meets all applicable standards. The project cannot be denied. The density cannot be lowered without specific findings due to health and safety. It vests the ordinances, the policies, the standards when the preapp was submitted. The preapp was submitted in July of 2025. This project is consistent with the city's objective standards, including development regulations and design review standards and guidelines and the development standards with the exception of those waved. The applicant is requesting 14 waivers. So, this is the existing site plan. This is Sunnyale Avenue right here. These are the two single family homes that are going to be demoed. There's one right there. There's one here. and the accessory structures right here. This is the proposed eight lot subdivision. This is Sunnyale Avenue right here. This is the new ride ofway dedication facing Sunnyvil Avenue. New bio retention right there. The new private street located here. These are the eight lots which have a 11 foot rear yard setback right here. I I think the lot four is going to be the lowincome affordable unit and lot eight right here has a new 13 foot 4 inch setback um along these neighbors right here. As you can see they have retaining walls and 7 foot fences located throughout the site. So the density bonus request, the general plan designation for this site allows 3.1 to six dwelling units per acre. The size of the lot is 0.93 acres, which comes out to 5.58

uh dwelling units per acre. We always round up. So the base density is six units. Uh one of the homes is low income level. So they are providing 17% density bonus which allows them to increase uh the units by 30 and a half% which gets them to 1.52. So we round up from 1.52 round up to two that is where they get the eight maximum single family homes. Density bonus allows relief from standards that would physically preclude the feasibility of the housing development. Again, the applicant is requesting 14 waivers. The city is required to wave such standards unless it makes specific findings that any such proposal would have a specific adverse impact upon the health, safety or the physical environment. These are the 14 waiverss that are being requested. I'm not going to go through all of them, so just a couple. So, in the residential 8 zone, the minimum lot size is 8,000 square ft. They are proposing uh a 4,100 square foot lot sizes lots two to six which they are also asking for a minimum lot width and lot furnish and lot depths to be reduced. Uh the minimum rear yard setback in the residential 8 zone is 15 ft and they are requesting 11 ft. So there's two types of elevation plans. The floor plan is all the same throughout all the lots. So the first plan is a transitional calls for white snow board and bbatten sighting with white snow smooth coat stucco with glass sectional garage doors with a gable roof. These are the exterior wall sconces located on the exterior of the homes right there and over here. The second elevation plan is the Bay

Area plan. Calls for evergreen fog horizontal sighting, smooth coat stucco, and also glass sectional garage doors. And they have a hip roof with the same wall sconces. This right here, this se this left elevation, I'm trying to use the pointer. This left elevation with the bullet windows for privacy uh is going to be facing the Dunning residence on lot eight. And I can go back to that slide. So this is the floor plan for the entire development. This is the first floor plan right here. This is the entrance. The kitchen to this uh single family home is located in the rear. The accessory dwelling unit, which is 277 square ft, is located on the first floor. It has its own exterior entrance here, and it has its own kitchen right there. This is a twocar garage. On the second floor, you have your three bedrooms, one, two, three. There's an option for a fourth bedroom that if someone selects the option of the fourth bedroom, it would replace the accessory dwelling unit located on the first floor right here. So, new landscaping, the new bio retention area. This is the bio retention area off of lot one facing Sunnyvale Avenue. Um, I'm just going to go through some of the new trees. So, the blue trees are the strawberry trees that are located off lots five, six, one, two, three, and four. The yellow the yellow circles are the new Brisbane box trees that are located off seven and eight. And the green trees are the new are the

two 36 inch coast live oaks located off uh lot six and seven and on lot 8. There is over 11,000 square feet of new landscaping. That's the footprint. 5300 of that is irrigated landscaping. These are the tree removal details. So, the project is proposing to remove 32 trees. The ones in red are proposed to be removed. Eight have already been approved uh to be removed by the city arborist due to poor health. So, 24 are in good health. 11 of the 24 are highly protected, which are valley oaks and black walnuts. So, the ones uh with the yellow are the highly protected trees. And the project is keeping one highly protected tree located here. So staff anticipates using the squa 15332 infield exemption. Um the project is consistent with the applicable general plan designation and all general plan policies as well as the zoning designation. The project is consistent with the single family medium general plan designation and the single family residential R8 zoning designation. Uh that the proposed development occurs within the city limits on a project site of no more than 5 acres. The project site is 0.93 acres and it is within the city limits. The project site has no value as its habitat for endangered or rare or threatened species. As a biological report stated, um it indicates no habitats of concern on the lot with no special species or significant biological resources found or expected on the site. Approval of this project would not result in any significant effects relating to traffic, noise, air quality, or water quality. The project will not generate any significant effects related to traffic, noise, or quality due to the small scale

of the proposed project. and that the site can be adequately served by all required utilities and public services. The project site is currently being served by all the utilities and the public services. So staff recommends move to adopt a draft resolution approving the secret determination, the major subdivision, the density bonus and requested waiverss pursuant to state density bonus law, the design review, the tree removal and tree drip line encroachment permits. staff is available for any questions. The applicant, Mr. Doug Cummings, is also here with his team if you have any questions for him.

Perfect. Thank you so much. Does anybody have any questions for staff? Yes. Uh, could you speak a little bit more about the ADUs and what it does to our stats and our arena numbers? Um, ADUs increase our arena numbers, so that's a good thing. Um I don't have the actual numbers of of FINA but they do uh impact those numbers in a positive way. And is there any way we can require that they actually be built as ADUs? Maybe they do that the that the ADU be built as an ADU?

Yeah. Because so the potential option is option bedroom is not taken in account. No. So the the ADU is um is an attached ADU. It's being built unless someone wants the option of a fourth bedroom instead of the ADU. Then can could we restrict it that they have to have it as an ADU? That uh we heard a city attorney. Can we restrict that option?

Well, um I guess what whether or not there the it will be an occupancy space. Um so the matter would be are you thinking it's just whether or not they have the kitchen. Um essentially well uh I guess since the ADUs if we had eight is it eight ADUs? Yes. Increasing our numbers if we could retain that as eight and eliminate the optional bedroom. Um, can I clear? Yeah, sorry about that. Sites,

how how does it work? How does the option work for the affordable unit that has the optional ADU when the buyer doesn't have would a BMR buyer have an option to build the ADU or is the ADU also an option or not an option in the BMR? The be interesting, right? the ADU and the applicant can answer that question, but the ADU is an option for all the eight lots if they choose a fourth bedroom instead of the ADU, including the BMR unit. And that's my understanding.

So then wouldn't so since it's one unit, even though even though the unit is restricted to low AMI, that would not that would not flow to the ADU. You mean is the ADU going to be also low income? Yeah, because it's within the is what's within the home of the restricted BMR? I I I I don't think we have that I don't think we have that restriction on I think it's only on the sale of the house of the property, the home itself. Yeah. Right. If it's going to be an ADU is going to be separate. Okay. Yeah. Oh, thank you. I think you've good great question.

So, and just to to be clear, the ADU is not a part of this hearing. Um so because the way that it does is that it gets processed separately. So essentially it's for um illustrative purposes but we don't approve the ADUs as a part of public hearing because it has to be ministerial. Okay.

I just quick follow up just while we're talking about the ads and I understand it's ministerial. However, could there be a situation where uh the BMR unit uh is is built, sold, someone owns it, rents the ADU for market rate, or would they be allowed to rent it at all, or it would have to be BMR as a rental? I know I'm putting you on the spot, Claire, and I apologize, but you know, I it just occurred to me that, you know, that was a it's a great question, and I I don't know the answer to that. My my my my re reaction would be that that the BMR unit is a for sale unit and it would only apply to the sale of the property

and but you wouldn't be able to well I guess the AD would go with the BMR because you can't separately convey it. So yeah, I don't think there's any restrictions on what that new homeowner could rent the ADU for. It's inherently low income because of the size of them. And I would imagine if that were the case, you know, there's income qualifications for whoever is renting that out. And so that would impact the numbers if that's

and I and I know we're not doing this here, but that would be something to consider if it's going to be a BMR unit that if it does have an ADU attached to it that somehow that also be restricted with rental the market rate that you know I kicking up a lot of dust here and I get that but it's something to consider whether it be you know now or down the road. Yes.

Um I I had a little trouble figuring out how you start with five units and you add 17% and you come up with eight units. Um so I I but I look through it and I I think I understand but I'm going to go through it. Okay, you can agree or disagree or tell me how how I'm wrong that with normal math

you'd have 5.58 units. That's what's allowed by the maximum general plan uh designation. Um if you add 17% to that, the way we all learn math in middle school or even third grade, um you take 17% of that, you get up to about six and a half. Now, the way zoning has been done for the past 70 years until fairly recently, um if you had 5.58 um units allowed, lots um since you you can't have a portion of a lot. You don't have enough land for six lots. You So, you you zone it for five lots. The zoning would indicate five lots. Everybody gets a little bit extra. Um, so if you take that, you know, five lots without the density bonus, you add 17%, you get six and a half, which again under standard zoning would be six lots. Um, but then you have density bonus math, which is a little different than that.

It is. Um, so you got 5.58, but you round that up. Yes. To six. Then you add the 17%. It gets you to 17.02. And then you round that up again. You basically have three density bonus increases. You got the 042 to get to six. You've got the 1.02 to get a 7.02. And then you've got another 0.98. And that's how you get from five to eight, which is basically a 60% increase with a 17% density bonus. Did I get that right?

Um, almost. Let me let me try to repeat it back to you. So depending on the income limit, medium, low, or very low, it it's going to tell you the percentage of increase that you get to density bonus, right? So 5.58 will always round up to six. So that's your base density, six and that's part of the density bonus law. The the round up is round up. Yes. Correct. So, one of the six units is low income, which is 17% um affordable affordable according to the calculation. Regular math, one out of six, it's like 16.666. Then you run up to So, you get 17%. Yes. Okay.

Because it's a low income unit, the 17% allows you an additional 30 and a half% density. So, 30 and a half from six is 1.52. you round up that's you get to the two additional units so total of eight which answers I think the next question which was how does the 17% increase become a 30.5% increase is that some kind of table that they have in the density bonus okay there's the table thank you

um so one last question when it says the applicant is proposing a 15 17% density bonus um is is that they say the applicant is proposing That is that because that that's what's allowed because one out of six it is 17%. So they're allowed to get 30 and a half%. They're proposing to take the whole Yes. They're actually proposing to set aside 17%. Then that gets some testing bonus. It It's probably poorly worded on my end, but yes. No, no, that's uh it's it's not intuitive. Thank you. That was a great question. any any other Yes.

Um, so I wanted to ask as I was reviewing the project plans, I had noticed that the the site is next to the Taiwanese Cultural Center, which is, if I recall correctly, we had considered them um last year in September. So when there's two projects going on next to each other, um it does that become like a delicate dance of coordinating the construction crews between the two parcels or how do we work to make sure that things move smoothly? I'm not familiar with the Taiwanese project. Um if if Go ahead.

Um a couple things on that and you're absolutely right. Uh there there there was a project at the Taiwanese cultural center that was approved. It was a new it was to memorialize the church and to build a new cultural center. Um since then uh they have encountered some issues with their with their design team and they're not likely going to build what was approved but might come back for another project. Um I I don't know what this applicant's construction schedule is, but my I would bet that it's going to be quicker. Um however, if if there were to be uh building permits issued for both those for both those uh projects at the same time, we we always have preconstruction meetings um with our construction crew. uh uh we have a guy Don Murphy who's very good at this has been doing it for a long time and and it's almost orchestrated uh coming and going of materials uh extra work hours things like that if they're requested u so it would be it would be congested a little bit it would be it'd be you know it would cause some strain on the neighborhood if they were both to be built at the same time but but we would do the best we could to orchestrate Okay.

Or coordinate that I guess. Any other questions? Oh, yes.

Um, ju just to for clarity, the uh staff report says the city is required to wave or reduce local standards unless it makes specific findings that any such proposal would have specific adverse impact upon health, safety, or the physical environment, etc. I'm I'm as I understand that is a very high bar. That's not um you know it doesn't seem you know you know say as safe as we'd like it to be. It means that there is a definable safety hazard or a health hazard or some kind of environmental hazard whatever but it's a it's a high bar. It's something very specific that that uh is noticeably wrong with it.

Correct. Yeah it is. And it is a high bar because the statute requires first you have a standard that's objective and it's on it's actually the law has actually changed to eliminate the physical environment portion. Um so it's actually now just health and safety but you have to have a standard that is published um before the preliminary application came in and it has to be objective and then it has to um there has to be a violation against that standard that's so um you know quantifiable and significant and then you can say that that is a specific effort. So yes it is a high bar to me. Thank you. And I should add that it is the requ the burden of proof is on the city.

That's correct. Yeah, which is which is a big deal. Um Oh, yes. Yes. Sorry, can't find my button. Um do we have that our standard in the city of Wen Creek has been established? You mean standard on for that threshold for this particular issue? Uh well in in the staff report in the in the record um we don't see there is such a standard and that there is a inconsistency with that standard. So and so the findings um goes through and says that there isn't such presence of a adverse impact.

Thank you. I have so many thoughts on SQA because I know I do SQUA for you know but what I think what I'd like to do is does the applicant have because I think they have a presentation. I don't know if he has a presentation but he's available for questions. Got it. Okay. So no applicant presentation. Um then let's open up the public hearing then right to act that's how I need to ask the applicant questions. Okay. Because I have questions for the applicant. Right. So So what happens if they don't have a presentation? Do they still have a number a set time?

They can. Yes, they can. They can come and speak. Um even if they don't have a slides or anything, they can come and speak and then you can ask the commission can ask the question. Okay. Beautiful. Thank you. Yes, please. Hello, I'm Doug Cumins with D Group Architecture and have our consultant team as well here to answer any questions that you guys might have. Would you like me to start or go? Okay. Um, I'm gonna I'm gonna ask you questions that you probably won't be able to answer without CBG if they're here.

They're here.

Um, and I'm basically going it's it's a few things that I saw from the resident concerns that came to us. And so what I want to talk about specifically for CBG is I did notice something. So, I'm seeing that on the east side, sorry, north is to the left. So, on the east side of the project, adjacent to the three single family homes, it looks like the proposed development is actually around 5t lower than the existing. Is that correct?

That's correct. It's about four feet.

It's about four feet. Okay, I see that because there's a pad in the finish floor. So that is one important thing because there there there was a lot of discussion about the existing homes adjacent to this. So one item that I did notice is that the homes are the proposed pad elevations is not set higher. So that was one important thing. The other question that I had was there was a lot of discussion about drainage which makes absolute sense and so what I'm seeing is that you've handled there there was questions about drainage treatment habitat etc which I'm not going to ask you biological questions because I know that's not you but one thing that I did notice is that you have accurately so not only are you providing water treatment where there was none before. Is that correct?

Uh my name is Justin Alvo, CBG Civil Engineers, just to be clear. Um that is correct.

Okay. So you're providing water treatment where there was none and then there was a concern about general drainage. So from what I'm seeing, there's one DMA area and you're providing overland release. But in your words, can you tell us how you're handling the drainage? Uh yeah. So everything is is collected um on lot and then conveyed into the um the uh common common street and then that is actually cheap flowing down and then goes into the bio retention through uh an inlet at the kind of at the beginning of the drive directly in front of the bio retention. So it goes through the bio retention and that handles treatment before it's discharged from site. It goes into a storage pipe and that's mitigating our post- project flows to pre-ro levels. So, we're not increasing and and that's a city standard and a requirement for the ordinance to uh mitigate back to your pre-ro flows.

So, there is no there is no drainage concerns. And can you explain what overland release because I just realized I said that that's an engineering term.

Sure. So, in the event that um your storm drain system is designed to convey um typically up to the 10-year storm within the pipes. So, when you get to larger events um where that system may be capacity may be exceeded. You want to design your site to overland release, right? We don't want our homes to flood. You want it to get into the street, convey offsite. That would be overland release. Your pipes are full. There's no more capacity. So it basically enters into the street and it and the street's utilized essentially as a conveyance and that's pretty standard and and common throughout the city.

Perfect. And then the last question um is I noticed that you are keeping certain um trees but so where you could for the grading did you try to it's a pretty tight site um but at the very least you try to maintain the development footprint to at least maintain those four trees if memory serves me correctly. Yeah, it's a uh as as you mentioned, it's a very tight site. Um and with the approach between the state laws and everything else, density is a is a is a factor. And um on a site like this, you're not left with a ton of options to to keep the trees and kind of get to the the uh the land plan that is here and the number of units that are are allotted based on the density bonus law. So, it's not lost on us. It's not lost on the applicant the significance of saving, you know, as many existing trees as you can. There's, you know, mitigation requirements for those. It's not very, you know, easy and and cost effective to to remove trees when you could save them. Unfortunately, in this case, to get to the density allowed, provide the access that's required for the utility separations for fire department requirements, and to deal with just general conform grades around the edges. It just wasn't a feasible option. So, we had to um kind of move in a direction to where we're going to have to remove and and and deal with the mitigation and permitting. And then the last item that I see from the just some of the concerns that I was reading, um, that hammerhead was very intentional and so much so that you, if from what I'm seeing, in order to put that hammerhead in there, which was I'm assuming the standards were approved by the fire department, you had to put a retaining wall on lot seven to make sure that that fire truck could go in and out. Is that correct?

That's correct. Does anyone have any more questions? Thanks guys. Um the road it there's no HOA, correct? No HOA planned on this one. So uh it's a private road. Private road. Are is the assumption that everybody's going to be neighborly, you know, when it needs to be uh relurried, you know, a couple years or what?

It's it's basically like an assessment that's applied to the neighbors. It just cuts down some of the costs that are associated with a a formal HOA management. Um, so they there will be a budgets that are created that go into making sure that the common improvements can be maintained and and and dealt with, but it'll be more done at a homeowner level versus an outside HOA management company. So they so the homeowners will pay into some sort of fund. Yeah. But it won't be uh like you know you're going to take a lean on the house if they don't start paying it or anything like more formal as you would say. Yes, it's more formal. Okay. But that's at least comes with the house I assume. Correct.

Okay. Um I had a second question. Bear with me. Oh, the way the ads work, if I want to buy a house, do I say I want one or I don't want one? Is that or I'd rather have the fourth bedroom? Not me. But you get it.

Yeah, exactly. I mean, really. And then two, for the ADUs, there's really not too much difference as far as the the layout of a fourth bedroom versus an ADU. It's really just the exterior entry for the ADU. And then a small kitchenette which is a little bar sink like a twoburner stove and an underounter refrigerator. And we designed those in there mainly for the demographic of you know returning students from college for elderly parents for multi-generational living not necessarily as a goal of income for that for that home. It's really for kind of extended families and things like that from what we've seen from other projects in the city. that I guess that's my question too is I wouldn't expect you to do any market research in terms of you know there's eight units we think we're going to get x number of people that want the fourth bedroom versus the ADU but do you think it'll be half you think it be all you think it'll be you know enough to just curious what your thoughts are

I think I think because they are so similar I think it'll probably be about half um I think when someone sees the ADU and sees that exterior entry and kind of the secluded kind of personal space of that area. Um, I know me personally, I don't have a need for an ADU, but like, hey, that's pretty nice to have that for, you know, aging parents or things like that to have that option. And then theoretically, you could get an ADU and then punch a hole in the wall and then have a fourth bedroom with a separate entrance, too, right? If you wanted to, you could. Okay. Yeah. Right. I'm just down the road. You're not allowed, but you could. It's part Yeah. Exactly. Okay.

Yeah. All right. Uh that's all I have. Thanks. Thank you uh so much for answering our questions. One of the questions that came up uh I know during the design review uh meeting and also in the comments was flipping the project um so that the density of the houses was against the Taiwanese center as opposed to the other way. Um and I think there's some reasons not to do that, but I just wondered if you could elucidate them for us. Thank you. I think mainly it has Go ahead.

Yeah. Um, it really had to do with the drainage of the site and where the the high points are and the low points are of the site to make sure that all of that flow that pre and post was was calculated the right way and being able to control be controlled on our site as well. Um, any more questions for the applicant? Thank you. Thank you so much. Um, now are there any public comments? Public comments? No. Okay.

What's that? Um, are there any public comments? If if so, yeah, if if you wouldn't mind coming stepping up and providing your card, please. And then you'll see Chip put up. Thank you. Okay. Uh, hello. My name is Shu. Uh I live on 1715 uh Cinema Avenue. Uh so I live in the lot um where I'll have um four new houses as new my new neighbors. So I'm really surprised about the density of this project. Um just because you can doesn't mean you should. It's very different from um the existing neighborhood. Like no houses in the neighborhood is uh that dense. It used to be just like one house and the owner had a renter. So imagine from there to like now uh eight new houses and if a house average household maybe four people then I all of a sudden I have a 32 new neighbors next to me and I know you mentioned that you have done some traffic or noise or safety study but like from my perspective um this is going to be a huge change. Um, the lot is tight and Sanville is the main road. There will be a lot of new traffic on the road and I work from home. I need a quiet environment. Just imagine having like 32 new people all of a sudden living next to me. It's going to affect how I live my life in my own home. So, um, yeah. So, I just want to say this is going to be a huge change. uh please consider impact. Um it's doesn't look consistent with other houses in their

neighborhood. Um and it's really sad to see um the environment uh will change so much because so many trees. Um it's true that you have new fans, but like for example our current fans, we have a lot of nice greenery. We have like plants uh in the fence. And how are you going to rebuild those uh going forward? Um okay. Thank you for your time. Yeah. Thank you. Are there any other public comments?

My name is Hillilary Hibl. I live on uh Maggie Lane. Uh so we're behind this project. I spoke at the uh design review. I'm still lobbying for you guys flipping it. I mean, I'm hearing, "Oh, the drainage." Well, you're going to have to take out 32 trees, grind stumps, move uh utilities to get to eight different houses. That lot is going to be so torn up. How can you not figure out how to get drainage so that all those eight houses 11 foot backyards are facing a parking lot and not these other neighbors? I think your hands are tied in a lot of ways, but they got two, three extra houses out of this project. They're going to make some money. They might have to spend $500,000 to deal with the drainage. they're going to make money. So, that I just think is kind of a copout. And I also feel like if you were to do that, you might be able to save Tree 14, which is the tallest valley oak on the property. It's been there probably longer than most of us who have lived in this city. And a coast live oak. I think I know what that is. It's not going to be the same. And I think they're super messy, so whatever. Um 11 foot setback is not much. I'm 5 foot nine, five foot 10, sorry, it's two of me. That's someone's backyard. So why are you literally putting it up against other people who have been there forever? They're going to go out in their backyard around their barbecues or or fire pits. You're going to hear everything. It's there's no privacy. And then lastly on the bullet windows for those that face other neighbors. I don't know if you can um mandate it, but why can't they be opaque? So you don't you

know the other neighbors do have privacy if the long as they're not operational. Why not make them not be able to see through? Thank you. Is there any more public comment? Seeing none, I know the applicant has time now to also respond back to any of the public comment. Would the applicant like to do so?

Hi Doug Cumins again from Dolan Group Architecture. So I think really um I think the biggest one is is really the bullet windows. So the bullet windows are up very high. So they're 8 foot head height, six foot to the bottom of the sill and they are fixed. U they'll be, you know, 18 inches by 18 inches or 2 feet by two feet somewhere in there, which with the frame and everything, you really get less glass than that actually from there. So, with moving um on lot eight, moving the house a little bit further away from that lot line to the 13 feet, a little over 13 feet, and those bullet windows, um you know, I think I think we did a good job of making sure no one's going to actually be peering over the fence or looking at anything um from that side of the lot.

Yeah, I think that's Thank you. So, with that, I'm going to close uh the public hearing portion. And now I'm going to bring it back to my fellow commissioners for discussion, comment. Who would like to start?

I'll jump in. Um on the flipping of the project when we went through the uh Taiwanese project, it was very definitely we had suggested they have it in the current current configuration to avoid having the new houses being suffering from noise and other activities from the Taiwanese cultural center. So but and then you have the drainage. So that's one reason why we had it that way.

I Yeah, when I was taking a look at um the plans from what I'm seeing the you typically want to have homes on the up like the uphill side. And so from what I'm seeing and that's why I was asking all those questions is that the drainage is going from east to west which is why I and then there to capture all that drainage within that street and then overland release it out. So that was one of the big things when I when I read the the comment about um flipping it that was what I had understood and so be to be able as an engineer so to be able to hear that that was important for me. Um does anybody else have any more comments? Um, so just so I understand this because I'm not an engineer, but if we were to uh flip the site, because I thought it would be as easy as um flipping it and then it would be flat, but it sounds it sounds to me based on what I'm hearing now that it would be like a pretty massive re-engineering of the whole site.

I I should not answer that. Okay. Because I am not the engineer.

Okay. Yeah, it would require a massive redesign of the site. You would end up with much deeper cuts up against the existing houses. So, we've got about a 3.8 foot delta there. Now, you're going to move that to something in the 7 to 8 foot range. And then you're going to add 4 feet of retaining up against the Taiwanese site or the Taiwanese site as well. So, you can increase your retaining wall. And from a cost standpoint, projects like this, the margins aren't as great as you might think they are. And so that could really just flip the economics of a project like this. In terms of the trees, you're still going to have the same improvement footprint. So the tree impacts would be the same. Thank you.

I just want to thank uh the neighbors uh for coming out and speaking up and the builders and engineers for listening. I'm I think um you know in California we're so housing constrained and um these projects give us opportunity to address a significant shortage but without the public process and communication process we don't improve what's put before us. So, uh, through your comment, we've the builder has addressed the windows, they've addressed the walls, they've tried to address the trees, um, the things that are within our control to address. It may not be perfect, but it's a really important asset to this community to build more housing. It really helps. I have this passion about affordable housing, accessible housing. Uh, it helps with our numbers in that area. and we want our kids, family members, etc. to be able to stay in Walnut Creek. So, I I do support the project. I know that it's going to be a big change for the neighbors and I hope uh and I I expect that the builder will be good partner to the neighbors uh through the change process. So, thank you all for your speaking up. I appreciate it.

Yeah. Um, from my comments earlier, you probably understood that I I was kind of curious as to how this much density got on there. Um, but uh, but there it is. Uh, and it's, you know, through the density bonus law um that, uh, you know, we're required to adjust our the density we'd like to see there to something more. Um, given that, I think that, you know, that the design is is is a good one. I think the the uh the ADU, the built-in ADU, fourthbedroom um is a really a fairly clever way of of um you know, allowing um more people um to live there. Um I can I can imagine a family staying there for quite a while, perhaps no children at first. Um, and they rent out the ADU. Uh, as the kids come along, they turn into a fourth bedroom. Uh, and when the kids come back,

move to the ADU to hide.

When the kids get out of college, of course, they're back in the ADU. Um, so, uh, yeah. And, and assuming that it's just a question of closing one door and opening another one, um, to make that change, as long as you don't mind the fourth bedroom having a kitchen in it. Um, you know, I think that that's a fairly nice design to to uh really address affordable housing in a fairly creative way. Um, I will say that that with the objective standards that we're, you know, required to use now. Um, it's very difficult to require design changes. Um, so the design review really makes, you know, recommendations um hoping that the applicant is listening. In this case, each of the design review suggestions uh has a a appropriate response from the applicant to uh to try to make that change uh for the better. So, I appreciate that as well. Um so, given the environment that we're in and the um limited discretion we have, I think this is a good project.

I did I did want to bring something up to staff. um because SQA is complicated. So CAT 32 exemptions still require a review of all 17 items that is in appendix G for SQA. Is is that correct? Yes. Go ahead, Claire.

Yeah, I think that's that's an appropriate way to handle the exemption. Sometimes for um really small projects or very um straightforward projects it's it's the record is very apparent that there's no significant impact then you know that the city can decide upon those facts. So, but but the point is is that there was a review of there was an envir and a type of environmental analysis because one of the questions was like there it is almost seemed like there was nothing but there was the city did reveal it to to figure out if there was an impact or not. Right. And the city is required to do that in order to Exactly. finding exemption.

Exactly. Um, so I I did want I did want to bring that up because I know that was um a request of the neighborhood um that categorical 32 or as I like to call it, you know, CAT 32 or class 32 exemptions. It does actually require a review of it's a huge long list appendix G. Um I also think it's it's a well thoughtout project. Um, I have the benefit of having to be able to study that drainage. So, I understand why it was um designed as it was and I would like to ask if anybody would like to entertain a motion. I would like to propose a motion to approve the resolution for major subdivision vesting tentative map density bonus design review tree removal and tree dripline encroachment permits for application number Y25-048 at 1725 Sunnyville Avenue.

And is there any discussion on the motion or No. Okay. I don't know who it was. It came out of both ears. I'll give it to him. Thank you. Roll call vote. Okay. Vice Chair Klopp. Uh, wow. You made the motion. Approved. Uh, Commissioner Anderson, yes. Commissioner Moran, yes. Commissioner Strongman, yes. Commissioner Quark, yes. Chair Knight, yes. Motion carries.

Great. Um, so now I'd like to see if there was if there's anything else on the agenda, any um considerations, commission considerations, staff, others. Just just one mention on on that project that the this decision is appealable for for 10 days after the um resolution is sent is mailed which would be tomorrow. Um let's see. Do I have anything? Well, all I can tell you is that the planning commission is going to be busy for a while.

We have agendas going through I think um into June now with at least one item. Some have several, but I do cap them at three if they're big projects, four if they're not so big projects. Exciting. Yeah. Well, thank you so much.

I do have one uh update uh uh report. Um today was the monthly Transpac meeting and uh what's going on in transpac right now is they are in the process of reviewing applications for measure J funds which is funding for senior and people with disability transportation. Um they've received 11 projects three of which are from Walnut Creek. I'll tell you in a minute. Um they have uhund or $1.2 $2 million available and $2.26 million 200 you twice the amount of applications for what they have for money. You get it? Um they are currently putting together a scoring process. Those uh projects are being presented to Transpac. The Walnut Creek applications are from the city of Walnut Creek a transportation program for seniors and adults with disabilities and two from Rossmore. one for downtown Walnut Creek services and fleet modernization. So, we'll see what happens.

Thank you for attending that. Anybody else? Oh, go ahead. All right. So, um last week we had the first draft of the sign ordinance, the update that came in. And so, uh we've reviewed it. the working team has provided the feedback along with city staff comments to the consultants and they will they're reviewing our feedback and um updating the the draft ordinance from there. So, it looks like we're making progress. I think it's exciting. It takes in a lot of the stakeholder feedback from the business community and um we'll see where things go from there. So, we'll have something before you send things are moving along. Perfect. Cool.

So many signs that have come before us. So, thank you for doing that work. Anybody else? I think we're adjourned. Thank you. Do we stand or