 All right. Thanks everybody for waiting. I'd like to call this meeting of the city of Santa Cruz planning Commission to order And we start with a roll call of commissioners Chair Kennedy Present just barely vice chair Conway here Commissioner Maxwell here a commissioner Hummet Paul hummus Commissioner Gordon here and Commissioner McKelvey present Commissioner Maxwell's absent with notification I'm sorry excuse me Sean commissioner Dawson absent with notification Are there any statements of disqualification on the agenda items tonight? Yes? I need to disqualify myself from the first agenda item I need to disqualify myself from the second item So now I'd like to open the mic for oral communications This is your chance for any item not on our agenda to come speak to us if you'd like to Ideas thoughts suggestions welcome All right seeing none We'll move on to the approval of the minutes So we'll just have a voice vote on approval of the minutes of August 3rd 2023 We had one absent commissioner correct Okay, so it's just the three of us let's do a roll call just to make that really clear Chair Kennedy I would yes, I approve the minutes Nice chair Conway. I'll abstain because I was absent Commissioner Maxwell also abstain Paul hummus Yes Gordon Yes, make healthy abstain So we have one item on the consent agenda And so I'd like to call for a roll call vote on that item Chair Kennedy. Yes vice chair Conway. Yes, a missionary Maxwell. Yes all hummus. Yes Gordon Yeah, make healthy So these two commissioners are disqualified so they just are not a vote at all So the motion passes for votes for That was the most charming piece of public correspondence. I've ever seen so thank you for that All right, so let's get to the meat of the matter for tonight's meeting public I'd like to open the public hearing on agenda item 3 so call Avenue Staff can we get a report? The ferrets we was on consent I mean You don't need to bear Yeah Good evening chair Kennedy and members of the planning commission My name is Tim mayor senior planner with the city this evening second agenda item is a proposed redevelopment of three adjoining parcels at addresses 513 515 and 519 so Cal Avenue The project applicant requests approval of several entitlements including a special use permit design permit Tentative map non-residential demolition authorization permit Residential demolition conversion authorization permit heritage tree removal permit and a slope development permit to facilitate Redevelopment of the subject site the project would combine the three existing lots while retaining their individual general plan and zoning designations demolish the existing commercial building and residential building and Construct a four-story approximately 54,486 square foot new mixed-use development The development would consist of three new buildings including two commercial residential mixed-use structures and one residential building the project provides approximately 1,510 square feet of commercial space and 36,559 square feet of residential area Consisting of 43 rental dwelling units including 26 single-room occupancy units or SROs and 17 apartments And please note that a pre-application for the project was deemed complete prior to the effective date of the city's Objective standards and the project is therefore not subject to the city what objective standards Shown here is the subject site bordered in red the project area consists of an approximately 2322,387 square foot or roughly a point five one acre Approximately L shaped area made of three adjacent lots Located at the corner of Soquel and May avenues on the city's east side approximately one block east of Ocean Street a Lot survey appears on this slide depicting the locations of all property boundaries and the shapes and positions of the existing buildings the contour lines indicate the Topography of the site indicating the relatively steep slopes which in several places exceed 30 percent Three lots which make up the project site each includes a different general plan land use designation Including MX VC or MX visitor commercial on the lot shown here in white LM which is low medium density residential for the lot shown in green and CM or community commercial for the parcel shown here in yellow The constituent parcels collectively have two different zoning designations The lots colored yellow and white a crown land in the CC or community commercial zone district Well the parcel in green falls within the RL or multiple residents low density zone The MX VC general plan land use designation Establishes a maximum FAR of 2.75 and a maximum density of 55 dwelling units per acre Well, the CM designation sets a maximum FAR of 1.75 Without any upper limit for residential density Because two of the three primary components of the project Would span portions of the project site in both the MX VC and CM land use Designations which offer varying levels of maximum FAR the project uses a more restrictive FAR of 1.75 Across the entirety of the commercially zone portion of the product site in the base density plans a Maximum residential density of 20 residential dwelling units per acre applies in the site area Shown here with general plan designation of LM or the green region The project site also occurs on land regulated by the east side business area improvement plan Well, the lot here shown in white on the bottom of the screen falls on land within the Oceans Street area plan And the project is required under SB 330 or the Housing Accountability Act to fulfill all objective criteria of both of those area plans Shown at the top of this slide is a photo of the project site taken across Soquel Avenue immediately south of the proposed redevelopment site Visible here is the existing commercial building On the left hand side of the screen Which is adjacent to the project site and the commercial building on the project site kind of in the middle of the screen and Vacant single family dwelling to the east shown here in the bottom kind of expanded The house is in a state of significant disrepair This slide shows a photo of the site slightly to the southwest compared to the image on the previous slide in the foreground here is Soquel Avenue the existing commercial building to be retained at the west of the project site including the professional offices on the upper floor and Auto body shop on the lower ground floor along with Branson 40 Plaza to the east Are shown on this this slide Slide here shows the site near the intersection with May Avenue the existing commercial building again Is shown at the adjacent property to with the building to be retained Visible here and the nature of on-street parking is additionally visible with many of the curbs adjacent to the project site striped red This photo shows the existing site and residential uses further along May Avenue adjacent to the project site again the nature of the surrounding single family residential development in the neighborhood and the On-street parking that's currently in place is shown here The project proposal was initially submitted for city review early as an SB 330 Pre-application, which was not pursued for some time and allowed to lapse Formal application then was submitted for the project in February of 2020 2022 excuse me and deem complete pursuant to the housing accountability act on May 18th of 2022 a community meeting was held Consistent with the city's policy for public outreach to gather input from members of the community Related to the proposal Approximately 20 members of the community attended the meeting and provided a range of feedback related to expected impacts and modification of the project site A neighborhood anticipated to result from the project during the meeting participants generally expressed support for the project Overall both before and after the community meeting members of the public have expressed a range of comments regarding the project Including concerns about the supply of off-street parking provided with the project relative to the expected demand And have expressed reservations about an expected loss of available on-street parking and increase in vehicular traffic to the area a Number of comments have also centered on pedestrian safety Particularly related to the crosswalk spanning Soquel Avenue near the corner with May with a number of commoners Requesting installation of rapid flashing rectangular beacons or equivalent Residents of homes on May Avenue have described problems of stormwater runoff at the project site Other comments have focused on the potential loss of sunlight exposure due to casting shadows induced by the proposed new buildings Along with impacts associated with proposed tree removal While other comments have remarked about characteristics of the proposed architecture Still other feedback has included concerns about the impact of the displacement of the existing ophthalmologist practice Which occupies the commercial building which is proposed to be demolished as mentioned earlier The project would include three new buildings including 43 residential units in approximately 1,510 square feet of ground floor commercial space with a total of just over 52,000 square feet of gross floor area The development encompasses a 17,120 square foot Mixed-use building which is called building a here at the kind of bottom right-hand side of the screen With 26 single room occupancy units or SROs including one manager unit other be a second 19,160 square foot building called building B with 14 residential units including 10 one-bedroom units three three-bedroom units And one two-bedroom unit here at the northeast corner of the project site and a third building Our building C which would be 1,365 square feet in size Containing three residential units including two study unit units and one one-bedroom unit here at the projects northwest The mentioned the entirety of the commercial square footage of the mixed-use structures both building a and building B Would front so Cal Avenue ground level here Above a podium situated mostly underground which would enclose vehicular and bicycle parking storage space supportive features and Residential units placed above on the second through fourth floors of each of the two mixed-use buildings building Notably the applicant has made a number of revisions to the product design compared to that included in the pre-application Including an enlargement of the commercial space from 1,166 square feet as originally proposed to approximate 1,510 square feet There'd also be a reconfiguration of the layout compared to the prior design to incorporate commercial space fronting with so Cal So Cal Avenue in both buildings a and building B or originally it was only in building B There'd be a also a relocation of the President amenity space from the ground floor building a To accommodate additional commercial square footage dependent on pedestrian activity for for success of that tenant and Rearrangement of the community lounge to include amenity space in both building a and building B for a more equitable distribution between the buildings Finally relocation to the ground floor residential storage space to the area below the podium All together the modifications made to the course of the project Review and from pre-application to present submittal or enhancements to the project design Providing greater consistency with the goals and policies of the general plan and the east side business area improvement plan as well as the Ocean Street area plan Shown on this slide is the design of each level the development from the area below the podium shown over here on the upper left Through the fourth floor shown in the lower right-hand side of the screen The space below the podium would accommodate structured parking with a total of 29 auto parking spaces as currently proposed As well as a secure bicycle facility in the kind of this Trapezoidal area here Also resident storage space and three mechanical and storage rooms in addition to two staircases and an elevator At ground level over here first floor the project would feature two distinct commercial spaces as I mentioned before including 810 square feet and 700 square feet in size and Also supportive Facilities including a trash and recyclables room and restroom near the southwest portion of the site Design includes a separate standalone building which is shown over here. It's kind of a separate area That would be building C with the first floor living space Elevated above ground level configured to allow passage of vehicles from May Avenue to the subterranean parking facility both below Buildings A and B. So cars would actually drive from a Avenue Pass under building C and access to subterranean garage over here On the second through fourth floors the development in buildings A and B included additional dwelling units along with terraces and balconies Renderings of the proposed elevations are included here the architecture of the buildings can be described as modern and urbanist and design With building planes of fiber cement and stucco Featuring prominent commercial canopies and residential balconies introducing a distinctive color palette Ample glazing facing Soquel Avenue creates a prominent feature nearest the public right away Inviting interest at ground level and activating the street by attracting attention to the interior of the project's commercial space Trees to be retained on site Renting May Avenue and showing the lower right-hand side of the screen here which provide further continuity with the nature of the existing development This slide displays building and street sections of the proposed project showing the height and massing of the new buildings Compared with existing structures in the vicinity the middle section or the middle of the screen here show the buildings compatibility with structures in the vicinity Providing a transition in height bulk and mass between the plaza branch of 40 building to the east or on the right and The existing commercial building to the west on the left Additionally the bottom image illustrates the staggered nature of the buildings design the project's design which the height of the buildings fronting Soquel Avenue steps successfully down toward May Avenue Providing consistency with the character of the single family neighborhood along May Avenue To address California's need for affordable housing the state of California as I'm sure you're all aware adopted It's density bonus law several decades ago to encourage the provision of subsidized dwelling units By offering to developers a combination of benefits and incentives Including the option to request exceptions to codified development standards, which are called waivers and incentives concessions By providing the required number of below market rate dwelling units and applicant can request development and densities above those maximally allowed typically by code The project seeks to achieve a 35 percent density bonus for a total of 12 additional market rate units Which was calculated as the number of density bonus units Accommodated for each constituent part of the project site or for each of the individual three individual parcels with numeric rounding applied pursuant to Code of allowances by providing 20 percent the base number of units for a total of seven units Restricted to occupancy by low-income households such a qualifying project as I'm sure you're all aware is also eligible to receive three incentives or concessions And an unlimited number of waivers and the applicant has requested for total waivers including the first for reduced setbacks as proposed the standalone building or building C and The portion of building B proposed to be on the RL zone lot And I'll kind of jump back over here. So building C and this portion of building B on what each Have reduced setbacks of with rear setbacks of six feet where ten feet is minimally required by code Also the left and right setbacks the building on the RL zone lot would also measure six feet Whereas side setbacks of approximately ten feet or one foot of height or one foot Excuse me a setback for each three feet of height are required by code Also requested as a waiver is increased height The proposed development includes two buildings each with four stories in the CC district With a taller of the two would have a height of approximately 50 feet Which is above the maximum codified threshold of three stories and 40 feet in the CC zone Also on the RL zone parcel Two stories and 30 feet There's also be a waiver requested for reduced open space requirements or reduced open space allowance Building C provides 164 square feet of open space directly accessible to the residential units in the form of attached balconies While the regulations of the RL zone require provision of minimally 400 square feet of open space per residential unit Also proposed the one better units of building B would have 66 square feet of open space Which is slightly below the codified threshold Which requires 150 square feet of common open space easily accessible to the residential units along with 100 square feet of private open space per residential unit Finally, the fourth waiver requested is increased FAR And a waiver from the standard maximum FAR of 1.75 applied to the area of the site zone CC was requested For development of the site allowable by the general plan with a density bonus applied Per state density bonus law and the city zoning ordinance the applicant is requested is required to provide justification for any requested waivers The city must approve the request unless it can make findings of specific adverse impact to public health or safety Or similar detrimental effect of the physical environment based on substantial evidence Notably no evidence of such public health or safety impacts appears evident based on information available to staff City's municipal code section 2416 020 requires the residential developments creating five or more new dwelling units Provide 20% of the dwelling units as inclusion area or affordable units Which must be made available to for lease to a low-income households at an affordable rent Inclusionary units are restricted and perpetuated households earning 80% or less of the area meaning income or EMI Inclusionary housing requirements for SROs further specify that minimally 20% of the base number of dwelling units Be rented to eligible households at the very low income or BLI level with rents restricted to 30% 50% of the area median The plans provide 20% of the number of base density units as affordable units for each of the three project components equating to the number of inclusionary units As shown in the table listed on this slide The project provides one low-income unit as shown here on building C two low-income units in building B and four very low-income or VLI units in building A and this inclusionary requirement also fulfills the affordable housing requirements for state density Bonus law a trip generation memorandum prepared by Kimley Horn provides information about the expected number of vehicular Trips generated by the proposed project The member reports that after accounting for the trips generated by the existing uses The development is estimated to generate a total of a hundred and forty nine new daily trips With 23 new trips in the morning or a m peak hour and 26 new trips in the evening or p.m. Peak hour Based on the data provided the number of net new peak hour trips falls below the threshold requiring preparation of a traffic impact or transportation impact study by the city Conditions of approval require fulfillment of all requirements of various city departments Among other items the public works department will require installation of flashing beacons At the crosswalk spending so kell Avenue near its intersection with ocean view Avenue Which is about a block east of the project site, which will allow for enhanced pedestrian safety And safe access to the project site as well as the adjacent bus stop The public works department has also expressed the requirement for installation of a new street light and a water sidewalk along Project proposes removal of 31 total trees including 10 heritage size trees as placement of the proposed buildings would conflict with those Trees current locations An arborist report was prepared for the project providing an evaluation of the condition of each tree on site Includes recommendations for management of the trees to remain both during and after project construction Conditions of approval have been applied requiring conformance of the report's recommendations Including protection of existing trees to be retained on site and replacement of each tree Reposed to be removed with minimally one tree of 24 inch box size according to the city council resolution and effect One thing to note about the project is the trees adjacent to the single-family homes To the north of the project site would would be retained So this portion of the project site after development if entitled would remain Largely as shown here All necessary findings have been made by staff to support the proposed project Staff recommends that the planning commission acknowledge the environmental determination and approve the special use permit design permit tentative map non residential demolition authorization permit residential demolition conversion authorization permit Hedertiary removal permit and slope development permit and grant the density bonus request to exceed height thresholds Reduce open space requirements and obtain reduced setbacks and increase floor area ratio for the proposed project Based on the findings below and attach to the staff report as condition a excuse me as exhibit a Staff and the applicant are available to answer questions. Thank you very much for your time and notably provided a colors of materials board was Told that the samples may not be totally attached to the material board. So it's lying down. So if It's available there. Thanks so much Well, let's ask some questions and then take a minute. We can all walk over and check that out Give a sharpie so you can just cross out the colors. We don't like or I'm teasing Commissioner questions for staff at this point or the applicant Well, first of all, I just want to say it's a great project. It's a I love seeing and they'll complicated infill projects like this So I'm excited about the use of that space. I'm excited about the fact that Ideally you're mapping them and they would be for sale because it's a really critical missing Market piece and they're affordable by design, which is great I do have some questions some are going to be answered over here that I was curious about I'm Wondering if you can give me I mean, I think I probably will have another question. I need to look at specifically at those materials, but Yeah, I would like to address the use of the commercial space I Have questions about The efforts that have been made I appreciate that in the redesign the commercial space was bigger I am very concerned about the loss of that space for the existing business which obviously the existing business isn't going to go on forever or Exactly as it is, but it plays a really vital role in this community And I'd like to know the steps that have been taken and might Could still be taken to try to preserve that business Hello, my name is Daniel separate and I'm from Swift consulting Yes, we have reached out to doctor the bad and The owner is happy to help with relocation We've also offered him like first refusal on the commercial space that we're going to be building At the moment he's declined that because he also needs to keep an operation and can't stop his business and then Start up again But we have made efforts to make this as smooth as smooth as possible for him The owners the the property and is happy to pay some relocation To him the amount of possibly two to three months And also help in whatever way he can we're in dialogue and we haven't spoken in a while We've been trying to get this project to completion into hearing and once it is Hopefully approved. We will continue those dialogues with him Um, would you consider expanding the commercial space a bit further? It looks like it would probably require Giving up some of the other space It would you consider doing that is that yes? We are is that in light of can I ask you a question? Is that in light of him relocating there once it's all he yeah in preserving it as an ophthalmology. Yes I think we're definitely open to that at the beginning of this conversation with him There was this anticipation that he may retire as well That I don't believe is the case but time has passed and we probably need to to continue that dialogue with him I think we are going to make some slight changes We're going to make that slightly bigger anyway that there's there's a slight jog there Which I think would be better if it was a straight line We're definitely open to making it We're definitely open to that But our under our current understanding is that he does not want to come back Because of the delay in time of doing business. He can't stop for construction and come back and I appreciate that so it's a it's not an easy situation to to conquer, you know, but it is We have made attempts. We're going to continue to make attempts and The the owner she shout she tell but unfortunately can't be here But I know I've been in dialogue with him. He's actually In Hawaii caught up in all the fires then he was he sends his apologies He can't be here because of flight reschedules and things like that. He was planning on flying back to make this meeting But I just received an email from him about this very specific topic because it came up We came up today, so yes, he's happy to pay Relocation cost. He's happy to make this easy for That tenant, I think he's very sympathetic to the situation there But that that building is was it's an old building built in 1958 it needs to be remodeled it needs to be improved He'll make this as smooth as he can and what type of commercial uses were you anticipating with the size of The space that we're allowed so far because it is it's an important place to have a commercial use There's a lot of commercial needs Yeah, that's a good question and we've been discussing this with Real estate agents commercial brokers and actually through the course of this project commercial space has Changed enormously and I think that's something we need to reconsider as well But currently our feeling is that it's going to be very professional very similar use that is now Potentially doctor Professional attorneys architects people that need appointments people different kind of medical office and commercial use that would be similar to what's in in being used now, but I Think my only caveat is you know, that's still The commercial world is still evolving and changing so much even in the last year But that's our current anticipated use Changes going on still it is an ideal location for to meet that sort of a need And it's just because it's on a bus line. It's easy to get to That kind of thing So the big I guess the big thing is that You could possibly consider enlarging the commercial space If you did have an identified tenant Or at any rate you can take a look at that to make sure it's actually viable space Yes, we we were wanting actually smaller space to begin with because of the changing nature of commercial real estate But also we were we took the input from planning department to Increase it because of the frontage and to keep it pedestrian and and so we've done that so I think it's a It's a it's a difficult topic There's something to balance because what we don't want to do is create space that is vacant And if you look around the city, there's a lot of commercial space that is vacant So it has to be functional That's gonna be a challenge, but that's a challenge for every commercial space right now Thank you So I Also like this project beautiful the one thing there's a few things that I have Questions about one is um because of the underground parking ventilation. Was there a study done around? fumes especially because there's residences right above the parking garage. I didn't it's hard to see that in the plans Something I would be concerned by addressing that so The architects so I'm not aware of any particular study that was done to the commission. I'm Jan Hockhouser, I've been working And I haven't seen Samantha in a long time I was just gonna mention that of course all building code requirements will have to be Complied with throughout the course of the project. So that's where I'll start the conversation then I'll happily pass it over to Jeff Okay, I just wanted to say that typically a garage like this subterranean garage will require Code ventilation shafts that exhaust well above any residential impacts. You can't go laterally to property lines. So That will be addressed How many parking spots are in this that's the other question I had Great question. It actually the the project has evolved and again. I can defer to Jan here, but as shown in the plans there's a total of 39 parking spaces, but that included a mechanical parking lift which has been Possibly potentially very likely elected to be Removed due to costs because one of the more recent state bills Assembly bill 2097 actually exempts the project from provision of any parking at all Due to its proximity to a major transit stop, but because the project's been under Preparation for a number of years prior to the passage of the baby 2097, which I don't think anybody anticipated The 29 parking spaces will continue to be provided Yes, I think we want to You know respect neighborhoods wishes as well in this and I think parking will have a certain value As well. So although it's voluntary And currently it's at 39 We anticipate it being between 29 and 39 because it would be voluntary. It's not required So we are applying the AB 2097 to this project, but we're not going to get rid of the parking We're gonna have parking. I think it has value Part of the reason is it's costly for having those lifts. So if we're not required, we probably won't do it But I think we want to have the option of putting them there if the if it makes financial sense to the construction of it and I think there is Always need for more parking in some ways but also It is so close to public transport is walking distance. That's why we've got the SRO development there. So You know, we've had to try and accommodate lots of people's wishes here some commercial properties locally wanted Parking some people don't want parking. So I think where we've landed is actually Helpful that we are providing a range of parking So the range we want to be clear that we want between 29 and 39 spaces because they're they're they're voluntary. I do have one more question from my History, I know some people that have worked in the adjacent building the old hospital I guess I called the restaurant Italiano building, but Yeah, exactly, but I didn't I just found out it was a hospital But they were they were talking about This was a couple years ago that I'd heard that there was a issue with groundwater contamination on that on that parcel They were looking at possibly doing some sort of renovation, especially in the buildings that are behind that building the smaller buildings Was there like of any study? Did we first of all is that true? And then if it is that it was there some sort of a pollution study done Just to check and make sure because I did I didn't see that there is gonna be water groundwater possibly during Right, so great question commissioner Maxwell, so I'm not familiar with the particulars of the adjacent property, but I can Let's state, you know for this particular property An environmental site assessment was not required because the property is actually not listed on any of the documented lists of potential or potentially contaminated sites And so it was not it was a not identified as a requirement for this particular site One stated a woman who's born in the hospital Just for local trivia purposes Yeah, I had a quick question just about the parcel consolidation and maybe I maybe I didn't hear you right But I thought you heard you say with the parcel consolidation. We're still keeping the zoning on The parcels that are being consolidated and that's just a totally foreign concept to me. Could you just talk about that for a minute? Certainly. Yeah, that's this is a very unique project in a lot of ways and one of the Challenges as I understand with the development of this this site. Obviously, it's you know three different general plan designations to zoning designations was that I guess to Fully merge the properties would present some challenges with compliance with building code particularly because And I'll maybe defer to the architect more for that But but again, it is pretty unique and this was reviewed by staff in consultation with the city attorney, you know, several years ago when the project first came to four and this particular approach was was Acceptable to the city attorney's office and the idea would be that the the project site would be merge meaning all three parcels would be Combined but the actual GP designations and the zoning designations would remain for those respective parts of the site and so that would allow for things like, you know building a To or building beta to span existing property lines But because those property lines will be dissolved essentially it wouldn't present a challenge for from a building code standpoint right and Thank you and moving into the future say You know if the owner wanted to lot split or maybe do some kind of You know raise some part of the project and then move into this, you know move into a different Direction, they would still be bound by the general plan and zoning Regulations, that's correct. Yeah, okay great and then I had a quick question for I believe the Developer I wanted to talk to somebody about tree 46. I don't know who that is but I know that that's in the arborist report, but I was just curious about What the plans are because as I as I interpreted the plans it seems like there is a very large tree that is questionably Preservable and it's right next to the driveway, but out of the footprint of the higher floors And I was just curious if somebody could speak to what the plan is with that because you know, I think everybody up here we don't want to just Cut down trees. We don't have to but at the same time the report made it sound like this tree was You know a heritage tree. Yes, but also potentially very unhealthy. So I guess I'm just curious about what the plans are Yeah, I give you some feedback on that direction. So the project was conceived to kind of work around that tree But subsequent to the planning of it the arborist kind of said it's a questionable tree So we don't want to be we don't know that we'll be able to save it We're gonna try but to be saddled with a condition would be like kind of very tough So our goal is to try on the design kind of respects it and it's a nice feature there But I think we that's kind of where we're at with it. Yeah, no, that's great I I wasn't really thinking of a condition. I guess I was just curious about what the plan was So, thank you So just so we're all clear. Can you go back to that landscape? Can you just point to it? It might take a minute to get the right slide. That's fine So it's right next to the questionable triangular sliver there. Yeah, that's the one I Yeah, I think it would add a lot of beauty to the landscape and if I mean, I think you answered that question So, yeah, thank you Somewhat not it's not related to trees But I wanted some clarification on and make sure I understood because of something Commissioner Gordon said as I understood it You're intending to Establish after you combine the lots three separate APNs on that lot and that are potentially Could be sold off and operated by different parties or could you clarify your intention? For the use of the building to the city's SRO ordinance You can't rent out individual SROs. It has to be one entity. So The building a is essentially an SRO building. So that could be a separate Like a condominium entity where another individual can operate the SRO component But getting back to the the abandonment of the lots They would all participate in the in the podium and sharing the garage the bike storage and all that But that would be kind of like a homeowners association where one entity was the 23 unit SRO building Right as opposed to because I actually don't think that SROs work well as homeownership units, and I hate to see him mapped I think they're a nightmare to manage and I I feel like they're a problem for neighbors and so forth So I just so keeping that as one entity was the goal So, okay, so you're intending to manage these as rental properties. Correct. Yeah, all of them They're not mapped individually. They're three They're three buildings that could be potentially sold but as a whole building Thank you Also to answer that I'm not sure because I think when we started this project if I'm not mistaken SROs had to be rentals, and I think maybe recently they said that they can become working for sale Yeah, I guess I thought the SROs were gonna be rented and then the larger units you were gonna map I created that in my own I'm looking at on the conditions of approval on number 46 Dedication a five-foot wide strip along so go have a new frontage Shall be dedicated to the city for purposes of future roadway improvement If that five feet is that sidewalk and street is it street? No site like what what is the five feet? Hurtain to Was I'm sorry. Was that condition number 55? 46. Oh 46. Okay So in the process of working with staff we actually had to retreat the building back to Commendate that five right that public works Just wanted that for the future like a possible right-hand turn lane is that the I don't think that's what they were thinking But I know there was discussion about parking a bike lane Transportation I remember in the corridor process. There's very unsuccessful talk about eventually widening the right away there Different transportation modalities Sorry so Going back to the the separate the consolidation of the parcels with all with different Assessors parcels numbers correct and so I Guess I'm just kind of confused about that piece Right so the way it's presented and I can defer to Jan here, but the way the the project plans are drawn is that the proposal is for the existing lot to be Consolidated excuse me existing lots to be consolidated into a single parcel essentially and then for three different condominium airspace condominium areas to be Brought into a fact so basically So that each one of the buildings would be its own condominium as that building itself So basically three different condos one for each building and then the remainder of it essentially common space And so for a total of four parcels and so so the civil plans are Do show the condominiums? It's not particularly clear the way they're shown so one of the conditions of approval does require that the Detonative map that's you know finally recorded make it very clear as to what's final map Parcel map. Yes The parcel map show That very clearly and the APNs are that's for tax purposes correct So that part I'll defer to the applicant for I understand it right there would be an APN just like a condominium would have an APN But it would would be one homeowners association in one overall property Okay, that's kind of what I was thinking where it's like, okay, there's three different Tax processes going on here, but it's all one contiguous a lot for that. Okay. I'm just trying to write my hair Rights condominium that was the one and I should have said this I had a time But that was the one part that I was that I had trouble understanding. Yeah Thank you. That was really helpful is as Tim mentioned with the building department because if you created these separate parcels and Developed and all of a sudden you've got a property line in the middle of your parking garage And how do you fire protect that? It's impossible right working with the city attorney and staff we crafted this Excellent, thank you Also, I just want to point out condition of approval number 45 So that would require CC and ours to be recorded on the property So if those buildings were sold off separately, they would still be under this homeowners association For access to all the common areas Well, I'm gonna ask a couple questions Can we go to the parking lot parking plan? I want to see where the Accessible spaces are I expect they're near the elevators down there But I just wanted to ask where those are going to be provided if that's been thought through Not like exactly, but they're in the garage down by the other somewhere Yeah, they're shown right there Tim's highlighting them for you. They do have immediate access to the elevator there Okay, so we can't refer to you to do any parking But is the two gonna become one or you know like we just adjusted for your parking stack right get all that The final design most likely Yeah, but per building code, you know and the limited number that we have We meet meet the ADA requirements by you know those two spots there one would need to be a van spot You can see the striped area between Requiring ev parking on the same theory where we can't require you to provide any parking But what's your intent is your intent to provide some ev parking? Oh, yeah Yeah, we would fully meet all the requirements. You know choice or not once you provide it. You've got to comply You see what I'm struggling with like if you're required zero parking you can multiply it by 15% of the spot We can't we can't say oh, you know the zoning doesn't require it. So we're not providing a requirement Yeah, and also people want parking in Ev spots. Okay. Thank you I'm getting to more of a discussion because there's one accessible part parking spot on the street in the front We'll talk about that later, but that's where I'm headed with this comment. Just so one's clear. Oh I hate this question because it I looked where does the trash go? Goes out the front It sits on the sidewalk for a bit and then it's pushed out into the bike lane and you know in our discussions I'm sorry if I may answer that so you put that up just and point to it It's right there You can see the trash room and and the presumption is that there's no way that Trash collection is going to go on May Avenue into the garage So it's on the soak health surface and you can pull out right to the trash vehicle right there on the street And it's it's proximal and convenient to the commercial and then the elevator for residents to use it as well And there's really not like a great spot for that to happen right just because the site is complicated So I don't remember is there a condition about managing all that Concern is like dumps are sitting on the side for three days I don't think anyone would do that, but that's my concern. Yeah, we've we've actually Planting staff has had pretty extensive conversations with public work staff about that precise topic And the concern was raised about how it will be managed So there is a condition of approval stating that the requirements of all departments have to be fulfilled Prior to the permit issue and so So for any sort of kind of lingering questions about management The requirement does or the condition of approval does require that the applicant can continue to work with public works department Okay, and then well, we're at it That's well, there's also the question as we're seeing these infill you know infill sites that are more densely developed Another question is where does the Amazon truck stop? Right, you gotta ask Yeah The idea being it's gonna be that's going to be an issue They're not gonna want to pull into the garage. It isn't gonna be an issue And I'm I'm not sure we've talked about it with other projects before There's some sites that have been really worse than this one but even as it is you know that that location now it use it has has been problematic with the Paracruz and and that kind of thing It's fairly wide, but so I've just wondered if that's been anticipated or if the city is requiring That to be thought through We don't have any objective standards about loading zones for these mixed use spaces that have kind of smaller commercial areas But we do have them in our new objective standards. So That will happen at some point we could Think about having that be on May Avenue, although I don't know how how you how much you can enforce You know where they're gonna stop. It seems like they just stop Yeah, and it's pretty steep Thank you. All right. So you guys want to walk around and look at samples for five minutes Sorry audiences is not very exciting, but if anyone wants to come up and look We'll just do that as part of the meeting including the public come on up Oh Oh Oh Like All right, well that was a little bit weird I couldn't have the public up because the public hearing hasn't opened yet So that's just procedural and then when we get to the public hearing will bring these boards out and Jan can walk you through the materials It seems so that these material boards are really important and like we especially in a world of objective standards We need to be very clear like that's exactly what we want because it's gonna change it might change and It's really nice to bring the boards. Thank you for doing that So I have one more question for Jan and team On the elevation of building be like on the inside Can you bring that up? So my my what I'm getting to is operable windows and I work in the energy code world And this is technically a four-story building and they're very strong weird incentives in title 24 now Which we do that are gonna kind of push you to not have operable windows most likely based on cost Because you've been on these projects how we're gonna put all the vents and yada yada So this wouldn't apply to the SRO building because it doesn't have any windows the units are so tiny There's just a door at either end, but I wanted to see that elevation if we could even if it takes a minute in the PDF plans Did I write that down? Yeah sheet a 4.3. This is very specific, but it's super important because we're in Santa Cruz And I like the breeze I like opening my windows You have a sheet a 4.3 Mission that's the section drawings. Yeah 4.3. Doesn't it show the elevation of that? No, I think you're at the 3.3. Okay, that could be it But it will make more sense and we can see yeah Yeah, it would be it would be 3.3. Okay. Oh, yeah, there's no 4.3, huh? That's my typo So so on on sheet a 3 2 There's an interior elevation of the Pisao the pedestrian street from so Cal so 3.2 and 3.1 Right there that works So commissioners you see you got the patio doors and got those windows off to the side They're currently shown with a little operable side light And I wonder if you'd be a meanable test just conditioning that those remain operable or if that'd be a terrible idea I'm just looking at I'm making sure we're on the same page and we can take a minute to think about this I'm not trying to put you on so you're talking about on 3.2. Just say that drawing on the top No, the bottom So so those are our when I zoom in on the windows there Tim next to the balconies to the right You're almost there. That's okay. So so that drawing on the bottom are the balconies from the apartment living spaces and those are the access doors to those living outdoor living spaces Yeah, they would need to be opera my concern is right next that in the next bay those bedrooms Right, so there's in really draw the fixed and then there's a fixed in an operable vent And because of the fire code you have to meet a minimum size operable vent dimension Okay, no condition needed fire codes gonna require it, but we didn't minimize the amount of vent just to meet that requirement The bigger buildings particularly we're doing, you know, you can't open the window apartments And I just feel weird about that in Santa Cruz. So I'm thanks for the extra time. I appreciate you looking at that Okay, that's my last question Any other questions for staff Yes Can you go to aid 2.4 I'm curious about In the three bedroom that I'm right above there there's a room What is what what is going on with that room there? I think there's no windows and That's a little like office work office room. No, no windows no windows Okay, because you'd have a fire code issue right on an exit passageway or an exit balcony if you had a window You'd have to fire protect it. Yeah And they're in there and that's in the one bedrooms as well, right? Those are supposed to be smaller office Correct. Yeah, it's like a little live work office space. Okay so Thanks for bringing the material board it's really or the material palette it's good to have those back I Have a couple questions one is the drawings do you say lath and plaster they're noted in Ground level and I'm wondering if you if that's meant to be stucco Or if you were actually thinking plaster because they're just different compounds sometimes people superimpose those words But I'll get real official Portland cement plaster on metal lath three coat smooth finish. Okay, so I mean so It is gonna be plaster and not stuck I mean one is softer than the other so I'm just asking well in terms of the finish my understanding would be that you've got like a Laced rough texture finish and you've got a fine sand finish and then you've got a steel trowel very fine finish That's what we intend to steal trowel finish But specifically my question is Because plaster and stucco are two different compounds and one is softer than the other So normally in a commercial situation like this we would see Stucco because of its durability That's what we okay, so I just I want to be specific some in stucco would be one way Okay, yeah, I just because it one will be much more durable and Plaster could be used But just I don't think in this particular environment So I wanted to be clear because the drawings note lath and plaster Yeah, but I would I would go on record here for what you're thinking of the durable stucco cement finish Okay, and then the final well, I guess I guess that's it for really my questions then. Yeah I just wanted to Say that That kind of thing we would want to include as a condition of approval Just so we're very clear if the plans are saying one thing and the applicant saying another Okay, thank you There aren't any more questions we'll go ahead and open the public hearing So before we start with questions and comments Let's take a little time and bring the material boards out here And then Jan you can kind of show people what's going on Does that work for everybody and is I'm allowed to do that? I think so That kid to check, you know, and then maybe it'd be helpful to put one elevation at least up Tim can you put an elevation up just so that people can see where these things go? Yeah, I think we should leave it up Get it upstairs I Yeah All right everyone so ask one more question and then I want to get back to the formal process go ahead and finish your thought But all right great. Thanks everyone for in participating in that so now we're opening the public comment period The way this works is we love your comments. Thank you. Good bad or ugly. We want to hear from you We appreciate you sitting through what can be long meetings The process is we can line up over here near where Rafa's standing and if you want to just put your name on the clipboard there It's not so we can track you it's just so we can spell it right in the minutes if we need to We'll give everyone three minutes. I think that's plenty of time There's not a huge crowd, but if people have already said what you said, you know There's not much value in a repeating it I just don't know when whether now be a good time is they're signing in to talk about some conditions Or would you prefer that later that discussion after public opinion and we'll make plenty of time for that Yeah, yes, and and typically the applicant gets to speak and would the applicant please come speak first Do you want to present more? Thanks, Samantha. I forgot that if you have anything you want to add or Yes, I Know we've mentioned some of these points. I just want to make sure Yeah, I think I want to just talk about the conditions actually, I think we've covered a lot already I wanted to to propose Item 43 on the condition Conditions of approval that first line. It says as may be amended And I think with SB 330 were not held to amendments to that code and I would propose that that be struck out and The other item was Item 49 and Really an additional wording at the end Because it's restricting us to not do any groundwork and what happens if we pull the permit, you know October the 31st, so we wanted to add Add to the end there unless unless winter grading operations are approved by public works so Unless winter grading operations are approved by public works addition there Those are the only two items on the condition we wanted to speak to I Do want to say thank you to the planning department. They've been very supportive and especially Tim Wanted to thank him for all his hard work attention to detail and the staff reports very thorough We really appreciate all the time and effort to get it to this stage Thank you. Thanks All right now it's time for the public to come ahead and line up sign up and tell us what you think Evening commissioners I'm off of Sonnenfeld here on behalf of San Cruz EMB We're in strong support of this project This project meets a lot of needs for the community from smaller affordable SRO units To larger family size units, it's a good-looking project We also appreciate that it will have unbuttoned parking so that folks who don't need a car who live on this High-quality transit corridor can do so without having to pay extra for for a parking space that they don't use Thanks very much look forward to seeing this get built Thank you. Good evening. My name is Ryan Bailey. I live at 126 May, which is the property Residence on the property line. I want to thank Tim and the developers for over the past year to make this a project which is a favorable addition for the whole neighborhood Um my primary concerns with the project center on scale and traffic and the Amazon truck Comment actually really struck a chord because we already have Delivery trucks on that dead-end section of May who gets stuck and can't turn around And so with that increase of traffic entering and exiting May It's already a very dangerous Intersection sitting on to Soquel I do think there are some safety concerns there In some of the early plans in 2015 the proposal was actually to have Parking access off of Soquel with a large turn in similar to like a bus turn in So one one of the requests I have is to consider traffic Into and out of May and potential alternatives. I know it may not be feasible The second concern I have is about the elevated residences in Building C Which are on top of the entrance to the underground parking garage those really By the plans Structure that block all of the South Sun to my house So it I would request that you consider those two additional units out of the 43 How they contribute to the project and how they impact the surrounding neighbors In conclusion, I want to thank Tim and the developers again like to consider the traffic hazards as well as potentially The setback waiver that's requested for Building C on my property line I would request that that's also considered and the impact that it has to my residents Thank you. Could I ask you one more question before you go? How's street parking on that street? Is it just packed all the time? Do you guys have permits already? Do you want permits? Just got permits a month ago City to get that Through and we just got our permits a couple of weeks ago. I'm so glad you got everyone to agree that yeah It would have been impossible and then that you have to pay like a yearly fee and get a new one Okay, thanks, that's really helpful. Thank you appreciate it I'm Elizabeth Linsley and I live on May Avenue right next to the creek and The project has so many things going for it. There's no question about it I just have to my with my couple concerns with this Street coming down onto May Avenue in a sense. We're inventing a new street and I'm concerned, you know as I was listening to tonight About turnaround on that street to get back down we've seen it all kinds of crazy things happen at the end Otherwise, and you know, I wonder about the traffic count quite honestly because People come down that street all the time not realizing it's a dead end even though there's all the signage in the world there so I Don't know and then the unit above the roadway Because it's so slope there has to be higher than the house net, you know a regular house would be So it doesn't really fit The the neighborhood and the blocks the sun etc I'm also very concerned about drainage Off the property. I live at the bottom of the hill and the storm drain and enters it down there into the branch 40 Creek Currently As water comes down Soquel Avenue, it takes a right-hand turn down May Avenue. So we're getting Soquel May Avenue water going down our street. It often collects at the base of the street in a heavy storm the best Western which is immediately across the street Has Pumped it's a garage and I'm glad to hear that they may not be doing the garage the lower level of the garage I guess Because I imagine it will need to be pumped or something's gonna have to happen with some water coming through there and Right now it's you know, best Western drains on to May Avenue So that that's the other side of the street and getting impact too So it's coming down. So Kel it's coming down from the new development right now the trees kind of catch some of that that that may that will still be there available with the new trees I imagine but Anyway, those are my concerns Thank you. Just a quick question. I didn't have time to walk down there. Yeah, if I walk down May Hit that dead end you can like kind of turn right and go on a paved path along the culvert Yeah, that's the nature path or the career. Yeah, yeah, that's my house right there Where's the next place you can cross the culvert? It's all the way up by ocean. Oh, you have to go up to water Yeah, or go back out onto Ocean yeah, I went to golf as a kid used to ride our bikes through there There's a there's a tremendous amount of foot traffic and bike traffic on that Yeah, it's really it's a great feature Good evening. Could you keep could you pull up that photo looking down me towards the creek? So my name is Eric you can back up please But my name is Eric Rodberg I own 115 May Avenue I've owned it since 1994 You asked the question about is the parking jammed up? No, it's not and this was taken before the permit when it the permit parking went in and First of all, I support the project. I think it's great I do have an issue with the permit parking first of all The code under which the permit parking the city can Create permit parking it's a municipal code 10 dot 41 dot 0 4 0 and Public works stated illegally. There is no provision to do it anticipatorily prospectively right and the requirement is Request for permit parking shall generally reflect on treat parking occupancies of 75% or more When out of area parking demand is highest and we never Have full parking so maybe after this project is completed we would but in you know They did it illegally, but the most pernicious thing is it's not like the Westside program where after 6 You you know, that's open parking or in the weekend's open parking on this implementation There's no parking and let after 6 p.m 6 p.m. To 6 a.m. Unless you have a permit and what that effectively does is it? Creates a gated community after 6 p.m. It's a user patient of the neighborhood of Public property for the private use and I really object to that And it also has a huge impact on my house because my house is probably the oldest one on the street It's a six bedroom house legit six bedroom house. I don't have a driveway. It's very old house If I put in a driveway and only get one off-street spots would be a net wash because of the curb cut so The city did this illegally They're not supposed to do it under the code. They were unaware. I talked to I talked to public work staff They said oh no a neighborhood could do it for they don't have to have reason as long as they vote for it And they interpreted that 75% they say they're it's not in the code But their implementation of his is three quarters of the neighbors have to vote for it And so they're mixing up the 75% and I talked to Nate Goodman I talked to Matt Starkey and so and as you noted the project They're providing parking and they don't have to so while I appreciate You know neighborhood concerns and it might in fact be an issue that's for the future So I'd really like to see that Addressed in this whole thing. I've spoken before transportation public works spoken or at City Council And it's really not okay for a staff to just Ignore the municipal code So if you are okay with it can I see to clarify questions? I live on the west side, so I don't know can you get guest permits in this zone? So you can get guest permits right, but right, but so what if you have a tape? You have a takeout or you have you know my house It's a six bedroom house and the other thing staff did is after I raised these questions No, hang on one out your time. I just asked a question you answered so they weren't going to give me guest permits Because I have a six bedroom house so for my house It wasn't going to work and then they tried to exact repribution on my tenants When I raised these issues so and used to address those concerns. This is not it But thank you for me there's venues to address those concerns Well, I've been gone. I've gone through all the venues and and you know, this is where you have their project pool So I think this is one of the venues. I've you know We hear you all right any other public comment Going once going twice that will close the public hearing and bring it back to the Commission for some more comments discussion and hopefully emotion at some point I Am adding to Conditions of approval And I think they're pretty simple So but they just do need to be covered because that's our job here, so So Again, I appreciate you bringing materials in we haven't seen them and so I usually I'm like harping away at that. I think One thing that does need to be addressed early on is how the Well, the equitone which is an amazing product and so I'm glad to see that and But a little bit more information about the Transition and articulation of how that material is being applied because right now it just sort of states It is this general material that's going on large spans. And so I'm recommending that that that's part of the condition of approval. I Don't know if I am I gonna read what are you gonna? Yeah, so During building permit phase applicant shall provide elevations that depict actual material texture seams and transitions That's consistent with the actual installation Organize an intentional material application needs to respond to the overall form of the building such as transitions of joints are similar and dissimilar materials so I Know that won't be hard, but I just feel like That's my job. So and then we're gonna add in Specifically that Did it stucco? So that would be great and then just it's not a condition of use but I would say that just in our area and durability and the amount of people that are gonna be Moving around that property that maybe four coats with the Integrated fiberglass in your stucco might really be useful too. So but I won't make that a condition. That's just a thought so thank you and Although it's not for sale and I'm kind of heartbroken about that. I do really appreciate the level of Strategy that went into the land use of this. So thank you All right. Thank you. I so agree with that modern buildings great materials hit the corner hit the edge. You're like Sunnyvale What are you doing? You know what I'm talking about. So that's really important to describe that to us We've seen it downtown go downtown. You know what I'm talking about not your building, but another architects building Who's next? So I guess Definitely the thing that is the biggest issue is The traffic and I mean it's being brought up multiple times by multiple people in different ways May Avenue is One it's a dead-end street. I've actually been on it before had friends that maybe lived I don't know Person who spoke earlier his house. I think it was pretty big But the other issue that I want to bring up is not just the traffic on May Avenue But also the traffic on Soquel Avenue because that is the only and then specifically bike traffic because if we're trying to get Out of people using cars. We need to You know promote safe biking and that section of Soquel is the only section that doesn't have a bike lane And it's very dangerous to drive to go from midtown to downtown As that's one of the major corridors for biking and there's a you have a bike lane in front of Whole Foods You have a bike lane on the other side of ocean. So I'm one I know that not to cut you off. I prepped him to like give us a bike. Yeah. Yeah, exactly sure Yeah, this is a Exactly, okay, but so we're gonna take a little ride I'm heading home from work on my electric cargo bike And I know that that just cuz I drive this route that I'm so sensitive I'm saying this is the most terrifying part of right right here back to the west side You come out of the bike lane and into see that is a shared traffic lane because it's real narrow up there by shoppers, right? And then you hit that first Keep going Tim just straight down. Yeah, so now I'm sharing with cars. You're going downhill getting faster and faster They're all jockeying around, but it's so narrow there. You have to show that lane I think traffic engineers to confirm keep going So now we're headed down the hill like picking up speed All good, you know, you know, you know by the curb and then that parking happens And I don't think we can get rid of all that parking that we should right away. I think yeah exactly keep going keep going And don't worry. We're not gonna make you pay for all this. I just wanted to describe it There's the Amazon truck. You see that accessible spot That spot like in part wreck the coroner process because all the neighbors were like you're gonna take out that accessible spot And it was extremely politically embarrassing to be the guy that wanted to take out the Accessible spot, but if so many parks there like we need to get rid of that spot We're providing accessible even better than that access down by in the parking garage It's a little weird you got to go around and in and again I'm not an expert, but my question is can we nuke that accessible spot right right? So that was gonna be my question some stuff. Yeah, that would be my question is Within reason, I'm not a expert at bike traffic and I don't know all the what we're allowed to ask for but if we could somehow include you know to articulate this a lot better than it is right now because I I bike I don't bike probably as much as I should but I as a someone who does construction am I driving my truck down that road and You know, I wanted to I'm very conscious driver and wanting to share the road with bikes But this is a very challenging section and I feel like since we're talking about it now is a great time to like really Address this so that's my main thing and and maybe we can have more discussion about how we can facilitate that and and this would I mean this was gonna help the project it'll help you know the whole articulation around the building and Yeah, yeah, so that's my main concern and I mean we can the other concern that I have is what was brought up by the neighbor You know, you know, if I was living in the the building C I don't know. It'd be kind of interesting. You're like the drawbridge guy, you know, like you like you're gonna hear people coming in and out and I don't know. I mean, I know I'm obviously the one here. I probably was like I don't want to get rid of units and But you know, I don't know how that come you guys have already been talking about how you can make it You know more comfortable for the neighbor. He seems like he's really a reasonable person. So That's the other concern and you know, it's like is that bill? I mean, I know we don't want to get rid of units but is that building really necessary and if that building is maybe not necessary and Maybe that's where the trash goes. Maybe that's where the we have a Band space for the Amazon band to turn around. I don't know. So, you know, I Just want to point that out as possible, you know, they're my I know you guys have worked this way more than I have so Yep Oh, yeah, let me recognize that. Okay. So so we did have a lot of interface Subsequent to the neighborhood meeting. We work directly with that neighbor and we articulated that building If you look at the elevations from his side, it's very tailored to the slope and it's completely consistent with the residential neighborhood His particular Structure we work with his views and windows to cut openings in the drive-through so he could see through it And then we wanted to point out the shadow studies that were carefully prepared both and as they are now and proposed Don't really perpetrate any new shadows He's already like an average of 14 feet from the property line So those structures are 20 foot apart and I think if you go to the a3 series the Earlier a threes you can see the side elevation there Yeah, there you go. If you scroll that's the opposite side if you go up one sheet there Right there on the upper left You can see the slope of the grade for the driveway at the bottom of the elevation And how the roof plane mirrors that so it's actually kind of less than two stories there We we said it's completely consistent with the scale and massing of that neighborhood The profuse existing trees create all the shadows We're not creating new shadows and if you notice we incorporated a great sensitivity to that elevation in terms of minimizing openings and privacy issues and then Finally, I have to put in a plea for the idea that every unit is is critical For the solvency of a project like this to deliver quality and deliver affordability You're cutting off toes when you remove units Yeah, that's it for me until we can talk about All right. Well, if you don't mind, let me just jump on that bike stuff really quick So, you know, I'm not even sure we could require this project to do like site improvements in the right of way That's one question. I'm looking for a voluntary solution That doesn't cost too much and you guys are happy to fund with the bike lane So what I know is every once in a while the streets are paved You know, what is it 10 years or 20 years you get that rebave project? I don't want these guys to have to pay for that. That's expensive You know, it's what it's gonna happen. What I'm thinking about is that green paint on top is super I'm sure super inexpensive. So I wonder if we could work out some sort of voluntary, you know Like when the next repave happens these guys have put, you know, whatever seems appropriate and a fair share kind of thing To make a tiny little incremental improvement there that would help What do you think like like administratively and I wish I thought of yesterday and talk to you about it Yeah, I think I would be Hesitant to include that as a condition without public works weighing in on it They, you know, sometimes have requirements about the width and how much space they have to put stuff in there And they might have stuff already planned For that roadway But but I think we could definitely put it in as you know a requirement with Input from public works so that they would have the ultimate say Yeah, I'm just waiting that like I don't want to put this huge cost And I want to do something but I don't like it like like how much is lighted crosswalk I don't know if that feels kind of expensive to me I think the one around a couple blocks was upward of $200,000 if I remember right, which is a lot of money It's cool. It's great. I wonder is there a way in which we could mean The idea is that we're at a moment where we could possibly not necessarily try and Put it on the developers, you know shoulders to do this But there's a way in which we can at least urge the process happening and in a way where we're not necessarily Making a hard condition of approval But also putting something in where we can like hey with with working with public works Is there a way in which we can facilitate that actually happening versus it being? Oh, it will happen down the road I Think we could craft some condition that is you know relies on public works approving such an improvement These folks are also subject to a tiff payment I believe Really like I can see Chris Schneider back there glaring at me right now Republic Works Director, so I wish they were here too. So I don't know. I just typed like staff to work with the applicant and other city departments to remove the accessible parking space and and have the Applicant voluntarily contribute to the striping or something like that I just throwing something And then when the angry emails come on the accessible parking space you can forward them to me. That's fine I know but we need to get serious about our transportation here just that one section. It's the speed. I think yeah Okay Yeah, I'd like to go on the record after discussing it with my colleagues We would be delighted subject to approval by public works and they're Accepting the solution to contribute the green bike path that you suggested. I'm familiar with those. They're great Thanks for that clarification, but the green paint really helps I mean for me at this I feel like at least for your friend over on green paint Okay, other comments back to Mike or Julie. Did you want to follow I this is just a little one about these little tweak Transportation and I know that a lot of times, you know There's a lot of factors that aren't obvious Those of us who aren't transportation planners about how far are we from the corner and from the light and you know from the one behind us And so that that was my only You know, I think I think your language was Raised the concern Thank you Yeah, I just want to make a couple comments. I Really like this project. I used to live at the Soquel Avenue apartments, which are pretty much right across the street and What a great location this place It's you know transportation wise your front and center on Soquel an ocean there. You can go pretty much anywhere in the city You know, it's got great amenities. It is fairly, you know travel friendly in a lot of ways, although If you guys wanted a green stripe all the way up Soquel up to Branson 40 you could you know, nobody would stop you But I really like this project. I think this is a good Not exactly our missing middle that we're looking for but pretty close And I think especially once we start getting a little bit more dense development in the downtown sector these types of projects in Locations like this are going to become I think more and more common and more and more appreciated as we start filtering out towards Neighborhoods and and things like this. So I think there's a lot Going for this project, you know, the inclusionary rate is a little bit higher than some of the projects We've seen there's a little bit more affordable housing just from a pure percentage perspective loving that You know, it's got good transit nearby. It's infill the amenities are great So I think this is a pretty good example of Projects I would like to see continuing into the future. So one of the thank you guys for all your hard work and staff's hard work on making this happen and You know, no project is going to be perfect and this one isn't but it's it's pretty close It's just like the paint color. I just put on my house, you know, it's it's not perfect But it's pretty close and we're gonna live with it and it's gonna be great All right. Thank you Okay, thank you First of all, I'd like to thank the team for a really thoughtful project and for Working closely with neighbors. That's just really important and if there's just Nothing better than a hearing like this where we hear neighbors telling us positive things and I know that some of the concerns that are hanging out there about stormwater and that kind of thing I'm trusting public works to be addressing those I Do have a comment about, you know an SB 330 project like this Which without which we wouldn't be seeing this project. I'm sure we wouldn't be having this hearing anyway But at the same time And that's the site needs redevelopment. There's no question about it But we are losing something and I do think it's really important As these projects come forward that as a community that we really thoughtfully consider what we are losing And you know as I've mentioned and you know, perhaps you can tell I had a personal connection with that doctor's office he really saved my mother's vision in an emergency and You know just such an incredibly kind doctor and Who isn't going to be practicing for a long time? I understand that but the service that he provides is hard to find and it's really important and So I just really thank you for your past efforts and The end would also encourage you to make really genuine efforts to Figure out how to use that space if not for an ophthalmology Who does a lot of emergency work? To meet one of our really important community commercial needs And and I thank you for that and I also really want to thank staff I know you've worked really hard on this and you know are always so responsive So congratulations on a really great project. Are we entertaining motions? Let me just say one more thing Yeah, I just also want to say thanks everybody I know how long the site has been proposed and I think I've worked on it in architecture school But it's so long ago. I could don't have to disclose it, you know But I remember like putting parking spots on there. So thank you for improving that very difficult site I feel Julie on the trade-offs like I went to that eye doctor a lot It totally got me when they said like I'm the only one who takes this certain kind of insurance like in this I'm like, oh, I have that problem. So that's the cost But we have to do it and I trust that that it'll be handled as gently as possible. Sounds like it already has been I Totally appreciate the interaction y'all have had before this meeting. So thank you for putting in that work and coming You know, it's not gonna work for everybody. There's gonna be a big building there, but I really appreciate that I Kind of don't like saddling developments with paying for parking permits because the city's process as has been talked about And I know well is like a little bit funky and weird Is that a nice way to put it? But I wanted to ask if the applicant would consider paying for permit parking on May, you know Forever as part of this project. I don't think so It's only like that one little short street, you know, it's pretty close to clarify the question again, please When you're a resident you get permit parking and these guys did the hard work of getting whatever percentage of the residents to agree to it which has been contested but There's like a yearly fee from the city to replenish that parking spot Like to get your permit for the next year I don't think that's I'm concerned be people not parking your garage and parking in front of everyone's houses on May Am I what am I missing to talk to me? So they have permit parking already, but it's costing everyone money yearly All right, are you asking another good question? I was thinking I'm no, no, that's a good point We've had other projects where we've had said the project the one up By branch 40 where we can conditioned or said the residents of this project can't bark on the side street And the developer is gonna help the neighbors subsidize their parking permits To help protect the neighborhood, but again, I'm throwing this out just as a lot because it's got you know these You know Can I raise a point on this? I'm really dead set against this notion I feel like it's shopping for trouble and where there isn't one and I Don't think we're we're not solving a problem that anybody's raised Sounds good. Okay. That's just my opinion. Yeah, no, that's good. Oh, that's right I love your sensitivity Okay, I'll make my standard comment this project would have been so much better if we'd have the corridor plan It's still pretty good, but man, I missed that thing Just a political comment. Sorry All right, so I afraid I'm gonna have to punish you for bringing the materials board I don't want any tropical hardwoods in this project and that's including that little square I think I know you will find less expensive better longer-lasting project The thing is this is like teak which comes from the rainforest and there's all these excuse my French bullshit Where they certify the teak and say it's special and it's all bull So I just don't like to do tropical hardwood because we need to preserve our rainforests. Okay, good You know all the products the recycled one the compressed bamboo thermal, right? So the condition would be no tropical hardwoods even certified tropical hardwoods Shall be used on this project unless specifically approved by the planning director just in case you can go talk to Lee about how Expensive it is or should that go to somebody else? Then you have an outlet just in case I'd had no objection to the two conditions proposed by the applicant personally I thought those were fine and non-controversial. So maybe we can just add this on to emotion Yeah, that's great. I've got that's all the comments that I have So this is great love this project. I'm ready to go with emotion and there's some other stuff we can talk about in the next project Here Kennedy I have one clarification. So on condition number 68 With that first sentence there is there something that you're looking for Or are you just wanting them to provide details? So Timary should we just have them do Well, I added that in before there was a material board So there's that but I think it is important that we do see Elevations maybe from it. I mean we need to be building details obviously but then there's the design component like what is the repetition of this material because They're not gonna apply it in four by eight sheets probably right and so though they may do two by two or you may be doing 24 by 48 or whatever their Whatever their rhythm is for the equitone tone or whatever you decide and so I think being able to see it in an elevation Versus just a detail is important from a design perspective. So That you know what They're doing What the endgame is and right now it just shows us one small material is that I think my concern is that We we're not gonna be able to make any design We're not gonna have any discretionary input when the building permit plans come in So if you're thinking that you want that to be a certain way then it would be better to just Specify that in the This is what we struggled with which is that we've been on the other side and so it's I don't I don't want to put my design Decision on what that's gonna be but the goal is that We require that there's some intentionality to this so I don't really know how we can Hit some middle ground where You know, I mean I we tried to put in our language in there obviously that says organized and intentional Material applications are responds, but that's I understand it's somewhat subjective. So I Mean I'm open to ideas, but the fact is is there's design detailing that needs to happen on this and Rightfully so it hasn't gone to that degree at this moment. So Can we maybe ask the applicant what you would be willing to commit to? He's dying to help us. I think we're speaking the same language and and what I would suggest is that you ask that the construction documents Include the information on the elevations that accurately reflect what was presented to the Commission so that it's not lost that the Construction drawings specifically indicate the nature the size And the application materials so that it's consistent with What was approved by the Planning Commission? Well, this is but this is our issue is that what you've provided us is just one smooth wall that has an arrow stating cement Fiber board and it doesn't have any kind of I'd it doesn't address like how this the material comes together and to end or like any There's not a I mean at least maybe you can educate me like but I don't think an entire wall can be covered with that material In those lengths and so there is so if I if I understand correctly the elevations that are part of the submittal package represent a patterning and a cutting of the equitone sheets To deliver a specific pattern and texture to that material and that which you'd like to Understand you correctly. You'd like to make sure that's what you get I mean, can we pull up those specific drawings because maybe We missed them but I didn't See those in the elevations I think like if you can see from that far away, but you can see the equitone pattern here Right, so that isn't that's not the elevation. I'm talking about okay I did see that one But if we go to Yeah, I guess maybe sheet a To make can maybe go up So we the elevations would be on the a3 sheets Maybe the one on the left at the very top where it says Yeah, I mean like that one right there, but that's probably not the best Illustration but there is the equitone elevation, but then there's all these other elevations that states cement fiber panels But they don't have a patterning to them and so it was unclear to me if that same equitone patterning was Being carried out throughout. Yeah, I think it is and I and I so I think if you go to zoom out and go to Another elevation you can see that patterning it should show up there and it doesn't but if you scroll down Excuse me Keep going Tim, but that's another these elevations right here other examples where the that articulation or Intention is not in there and so it was Well, those ones are all obviously Yeah, the the right here. This is one right here fiber cement panels right here on this Elevation, but it doesn't have a it just states and so I just It's fine. We have to look at this place For years so and all I'm suggesting is that we have some understanding of What the intention is in terms of that articulation because it's unclear based on elevations, so right and and and so That material the equitone comes in like four by eight or four by ten sheets And often it's applied in kind of a massive sheet like that and then many times it's cut and stripped to create patterning The applications are usually on some kind of batten so it's floating a little bit off the wall The seams are kind of like just a quarter inch butt joint with a seam like that but at around corners There's a technique to do it properly I know All of this is why I'm asking because it's not clear Is there like a metal piece or yeah, it's do it either way. Yeah, it's like let me see if I got your concern It's really different to have like four by eight sheets of hardy plank Just plastered on a wall and then you come with your paint and you paint like different rectangles over it That's the ugliest thing and I've seen this it's terrible Yeah, I'm not doing that right even proposing that and you're asking for a little more information Of kind of like how those sheets lay out or they can be like a brick pattern or you know All those other cool things you see and then also, I don't know if you're saying it or if I'm adding it like We need more detail in the construction documents about those joints and You know and in my experience those come with the construction documents because you're worried about waterproofing all that And you want to be very specific about yes And there's difference between showing a waterproofing detail and showing the entire articulation of the exterior of the building And what I'm asking for because I'm I know that those will be included is that at some point It's part of the conditions of approval that the planning department understands What the articulation is of these larger? Facades that are not addressed that's all well if this helps then then maybe I see it as a simple way to say it that the construction documents specifically indicate the applications and the joinery of all materials employed in the project You know Because very often if you if the architect doesn't take the time to carefully produce a document that describes These patterns and the applications a contractor is just gonna blow by it. Exactly. Well, I mean I should have just cut Yeah, we don't want to be making this decision on site and and so I would like for everybody to know that what the intention is and and what that seeming pattern is and How it relates to the building? But I don't want to say to you This is the pattern that needs to happen because you might have a better idea than me And so I need I understand we need to be specific and if that's specific enough Do you feel like that specific enough that you can you can add your own condition? Go ahead say it again so that the construction drawings should specifically indicate the patterning and the application of all the materials involved in The design I'm good Construction documents should specifically indicate the patterning The joinery and the application of all materials involved in the design And a good set of drawings should do that Thank you. Thank you. Did you want that to replace the condition we had? Yeah, so yeah, let's keep that one. So everything above the extra Take everything I wrote out and put what he wrote in. Yeah, perfect Leave that extra material sentence Tim. I'm sorry. I'm totally faxing driving you here with the typing and then I think instead of Patterning of the joinery. It was patterning comma joinery. Yeah, which makes more sense to me Okay, and we'll let that sit for a minute and then come back I Mean I read through all these conditions, but I and I don't believe that anything Requiring these materials that you just showed us stay in this Yes, yes There should be a standard condition that requires the building permit plans to match the plans that are submitted That are approved by your commission and then okay minor changes. So that's why we added the stucco because that's part of okay Okay Well in there, there's just a tiny little area that says equitone. So as long as we But the window the material for the windows like that aluminum wasn't mentioned in the drawings anywhere that I saw so Yes, if you are there so Equitone is that what it is? Is that is that is that suffice? Okay He's he the applicant where the architect was asking if a material board submission Actually suffices as listing those so they're held as part of it Yeah, I think we would want to put in the condition that we want the building permit plans to match the Our board because okay, yeah, okay, great. Thank you Tim's working on that. I wanted to thank you all for this elevate. This is the greatest section It so puts this project like in perspective. I think we Samantha can you request that staff require this every project Yes, a certain square footage that is required. That's a hundred times I've you know the section showing the neighbors house, please It's not as bad as it feels sometimes and I really measure drawing helps you go through that Yeah So with the conditions of approval for number 69 regarding the public right away the bicycling language Not that I want to Obviously require the applicant to be responsible for the whole stretch of branch of 40 or from branch 40 to water But is there some way in which we can include that as a potential whether than it I mean right here It just sounds like we're just saying in front of their property whereas I would like to have it maybe a little bit more Sound like well. Yeah, it's not gonna really do much difference if it's just a green stripe in front of the property, right? is there a way in which we could maybe formulate some language around like I don't know how that would work because it's public works and not really there's no way to do it right because of the increase in parking You guys don't know this number yet, but public works and figure out this transportation impact right which could be like a fair chunk of change Let's just say and That would be stored up and like put into remind me kind of like the overall But it's not gonna be like the nexus of right by this project, right? Well, it wouldn't be it wouldn't be required as part of this project It wouldn't be like, you know part of their the improvements that they have to install with the building permit But it could it would go towards like a future Future improvement on that road It could go towards Outside is mad and Claire gather money and then do some huge project right the downside is it might be 30 freakin years Money to do anything, you know, so that's why I would suggest I hear you And I was suggesting maybe just right in front so that it's like two of those little green bike things That these guys are paying for I'd love to see 12 and knowing this team It might be cheaper to do eight and if public works is saying yes, that's gonna be the hard part of this Maybe they just do some extra to make us all good. Okay. No if they sell the project somebody else who knows But you know, I think we're getting there In like the right way like it has to be incremental like how long is it gonna be before Ocean Street is wider? I have no idea But every project we got to like take our five feet make them put in the street trees and then so yeah, yeah So I just on that same thought I wanted to change the words bicycle lane to bicycle What is the word they use? Facility or you know, it doesn't need to be a bike lane That's 20 feet long that would be really dumb But um, you know, you know the transportation and public works will tell you what the word is but a bicycle Infrastructure that sounds too expensive. I don't know. I don't blink on the word I mean we could be very specific to say could to include two Thermoplastic shared lane things in front of the project right now You know like the square with the bike Oh, yeah, that would be very specific. I don't think it's gonna They're probably gonna be doing some pavement there once they cut those utility lines out anyway, so that's another way you can do There is a way that we can those are no longer needed Yeah, and I think by the time we're really getting Frontage we've had lots more meetings So that's really good. I like that Cheryl was the thought and I think we should do two of Sean's into it Believe me once the guy's out there with the melter. It's not gonna be much more And that's really held up pretty well, yeah, yeah, I mean I'm impressed by that stuff Okay So the only thing I'm not seeing is the two applicant it proposed conditions And you got the language for that there in there those were entered, right? Yeah In terms of emotion Yeah, thanks to just walk us through So yeah, so based on what we have so far, so the revision of the conditions approval include number 43 To strike the clause as may be amended Issue 49 to add the clause and or phrase unless a winter grading plan Shall be reviewed and approved by the city, but building and division public works department These additional conditions of approval Exterior material shall be stucco steel trout smooth finish plans submitted for building permit shall include information specifically indicating the patterning Joinery and application materials involved in the product design Plans submitted for building permit shall include colors and materials presented a public hearing to the planning commission in the As in the colors and material board Maybe I should include the same colors material Number 69 staff shall coordinate with the applicant and other city departments to consider striping of the public right away to include new bicycle infrastructure Including two thermoplastic sure us along the property French along so Cal Avenue subject to review and approval by the public works department number 70 Yeah, I just think of deleting just new bicycle infrastructure to saying to include a minimum of two Because infrastructure just sounds like great hundreds of thousands of dollars in my mind There were I'm just making numbers, you know In the note, I'm not adding conditions about PV or batteries because that's all just happening naturally All electric net zero day one my code more or less I have one comment on the language of number 68 You just I just don't like how thoroughly baked that is without any You know something could happen yellow could become a toxic color You might need a slightly different shade of yellow And I just like it to say unless approved by It's gonna be the same materials that you're bringing us But there's got to be some way rather than taking it back bringing it back So maybe unless approved by the building official or or maybe it'd be the planning director You see them saying Sam Seventy no tropical hardwood material even certified tropical hardwood shall be utilized in the project unless approved for you Project by the director planning Maybe unless reviewed by the director of planning community development Any variation would need to be approved by the director There we go, that looks fine too Condition of approval number eight But already says that the development of the site shall be in substantial accordance with the approved plans submitted on file the department of planning Community development all aspects of construction major modifications of plans are Maybe we don't need it. Well, I think some of the specifics are important I was noticing the power of the word the same materials. I thought the same seemed very strong Yeah, but I think we need that in this world of objective standards Same or substantially similar You know lawsuits begin I Was gonna I was gonna be happy with substantially similar, but I understand Well as the chair Unusual, but just needed to use that restroom. Oh, yeah Come on in. There's one back here. Do they need this Janita key? We know So, I mean in my opinion, we should These big buildings like My projects over there every single one and you know like it's all crammed in the corner But you can see the windows and how it comes back now what you're talking about, but those other details and connections We'd have to have it at this meeting That's what I that's all I wanted was Yellow could fall out of favor yellow's already falling out of favor based on previous We're Okay, I'd love to your motion. Yeah, I'm willing to make a motion to approve the application well with all the amended conditions of approval as Stated all second Motion is made and seconded either further comment or discussion Hearing none, I feel like we should wait for Jan to get back, but let's go ahead and do the roll call vote I think it'll be all right with the result Chair Kennedy aye Vice chair Conway aye Commissioner Gordon aye Commissioner Maxwell aye and Commissioner Paul hummus aye The motion passes unanimously with all five commissioners in support First time since I've been on the commission Alright, well, thanks everybody. Yeah, really. Thank you Do you have any informational items or you want to run through schedule coming up? Yeah, I do have some Announcements So 925 Windsor that project that you heard previously An appeal was submitted and we are looking at an October 10th City Council meeting And then Now that it's been appealed like we can just go to that meeting and speak in favor of the project if we wanted to I think so Yeah, yeah, I'm sorry. I didn't catch you. That was the previous project that single family home. Yes And then another project coming up will be multi-family development on 1800 so Cal that is 84 units we're looking around the September October time frame for that one to come before you And then also We're looking around late September early October He's not And then another project coming up are some amendments to our local coastal plan that's going to be Some cleanup items and also some amendments that might be associated with the hotel project downtown That's been in process for a while that one. We're looking at also the September October time frame to come to your commission and That's all I have We don't have any subcommittees or advisory bottle body oral reports nor items referred to future agendas So I had an idea I want to ask staff to think about putting this on a future agenda It's pretty quick is now a good time to lay that on you So this project and a lot of others we have all these heat pumps You know now because we're all electric and they make this rule I talked about this several times It may make that quite hum but overall it's gonna build up. I was in Santa Barbara and it just has that air-conditioning hum So I wanted to ask staff to think about New boilerplate language for condition number 50, which is all new mechanical equipments and yada yada She'll be screened visible from the public right away Can I ask staff to do a bit of research and report back on if we could incorporate sound control into that condition in a way That is not, you know, owner is crazy too expensive A good example, this is the new Maria soul hotel done by the boardwalk I'm super stoked to have that old hotel gone and that new one there But if you're standing at the boardwalk and you look down you just see this row of heat pumps and my clean energy hearts like Yeah, and then I'm just like Our little town's gonna have that home to it So if staff could report back and we just put this on every project thing bang bang and Not talk about it before I've been all over the place I used to take away the screens because I thought they were done dumb, you know sometimes like in industrial areas in the Delaware edition But I'm concerned about this creeping noise Any other thoughts great with that I will join this meeting. Thanks everybody