So just before we get started, if you're here to comment on either of the projects, please fill out a yellow speaker card.

It's better if you just do that now and hand it to Roxanne.

Otherwise, I'm just assuming everybody is here as applicants.

Yeah.

Are you guys here to comment?

Not really.

Okay.

We're gonna be here in a few weeks.

So I'm seeing checking it out.

Okay.

Okay.

I just want to make sure so that Roxanne knows to call you up.

I support the project.

Okay.

All right.

All right.

Good afternoon.

Uh, welcome everybody to the administrative zoning and subdivision committee public hearing of October 22nd.

My name's Amber Blazinski.

I'm presiding over the hearing today as the zoning administrator, and I'll call the meeting to order at 401.

Uh so today's hearing will operate in a hybrid format.

Staff, the applicants, and uh usually some community members are in person.

However, we'll also ask if community members joining us virtually wish to speak on an item at certain points in the meeting.

Uh, when those opportunities arise, typically during the public comment portion of each agenda item.

Members of the public uh wishing to comment may do so by clicking on the raise hand feature and zoom.

Um, when I announce the item on which you wish to speak.

Speakers will be notified of their turn shortly before they're called on to speak.

If you phoned in today, then you can dial star nine to raise your hand.

Um, when you're called on to speak, please press star six to unmute yourself.

Um, all speakers virtual or in person will have two to three minutes to provide comments based on how many uh comment people we have.

If you're in person, uh I just said this, and you wish to comment, um, fill out the yellow speaker card and hand that to Roxanne.

Um, all right.

So we'll start the meeting with roll call of the subdivision committee.

I'll note that all three members of the committee are present.

Gwen Briar Buyer from the Public Works Department, Brenda Silvia from the community services department, along with myself, comprise the subdivision committee for this meeting.

Um, the next portion of the meeting is oral communications from the public.

This is the time set aside for people wishing to address the zoning administrator on any matter that's not on the agenda.

Speakers are limited to three minutes, and state law prohibits any action on any items which are not on the agenda.

Um, so I'm assuming nobody in the room is here to speak about an item that's not on the agenda.

All right, anybody online, Roxanne?

Okay.

Um seeing no one, we'll move on to section four of the agenda, which is the joint administrative zoning and subdivision committee uh portion of the hearing.

So we have one item to discuss.

Um item 4.1 is 881 Castro with a request for a planned community permit and development review permit to construct an eight-story mixed use development with 140 residential and condominium units, 9,743 square feet of ground floor commercial, and two levels of below grade uh parking utilizing state density bonus law.

Um, it's replacing three existing commercial properties and four residential units, a provisional use permit to allow residential uses on upper floors along the Castor Street frontage, heritage tree removal permit to remove seven heritage trees and a vesting tenative map for condom condo purposes, and a recommended determination that the project is categorically exempt pursuant to section 15332.

Thanks.

Uh in fill development projects of the sequel guidelines.

It's important to note that the decisions made on this item will be in the form of a recommendation to the city council, who will make the final decision on the project at a meeting that is tentatively scheduled for December 9th, 2025.

Um so we'll now have one staff presentation, one applicant presentation, and one opportunity for public comment on the item, but then we'll break up the decisions on the development permits and the map uh when making actions at the end of the public comment portion.

Um I will act on the request as it relates to the development permits first, and then the subdivision committee will act on the request for the vesting tentative map.

Uh Edgar Maravilla is the project planner.

Edgar, do you have a staff presentation?

Yes, I do.

All right, go ahead.

Thank you.

Hello, everyone.

Name is Etienne, project planner presenting the mixed use project of six parcels, commonly referred to by staff as 881 Castro.

This 1.4 acre project site shown in orange is located near the northeast corner of Castro Street and El Camino Rio in the downtown P19 precise Plan.

General plan designations are downtown mixed use, and one portion of the projects has a medium density residential land use designations, and that is the shaded area.

The site is surrounded by one-story multi tenant commercial buildings to the north along Castro, three two-story residential homes to the north along Hope Street, a gateway Plaza to the southwest, a lower density neighborhood neighborhood to the east across Hope Street, and a four-story office building to the west across Castro.

The applicants requesting a planned community permit and development review permit to construct an eight-story mixed-use development with 140 residential condominium units, 9,743 square feet of ground floor commercial space, and two levels of below grade parking utilizing the state density bonus law, replacing three existing commercial properties and four residential units, a provisional use permit to allow residential uses on upper floors only along the Castro Street frontage, and a heritage tree removal to remove seven heritage trees on the 1.43 acre site.

The project will preserve one on-site heritage tree near the Fermont Avenue and Hope Street intersection.

The project also includes a right-of-way vacation request to include a portion of Fermont Avenue into the project site, which is subject to city council review only and not part of the CA and subdivision committee recommendation today.

Project qualifies for in this request in a 100% density bonus, 250% bonuses as allowed by density bonus law, two waivers of development standards necessary to physically construct the density bonus project, and three concessions resulting in cost savings as shown in the tables.

Specifically, the two waivers of development standards allow for taller height and one to reduce setbacks needed to construct the project.

I summarize on the screen and describe the more detail in the post-step binding report.

Requested concessions are needed for the project proposal to be eligible for consideration of privately owned publicly accessible POPA parkland credit.

Specifically, the applicants proposing to dedicated portion of its project, primarily the two sales areas as POPA open space, and the concessions would allow the project to be eligible for parkland fee credit in association with this POPA open space.

Also, as explained in more detail in the findings report.

The project otherwise complies with applicable objective development standards.

The project overall from a design perspective is a modern architectural building using three building materials, stuck or stucco, fiber cement siding uh panels and aluminum cladding.

The image on the left hand side shows the Castro Street and Gateway Plaza frontage, including proposed ground floor commercial storefronts along Castro.

The image on the right shows the project frontage along Hope Street, where the project is proposing to step down to three stories at the sites closest adjacent to the surrounding lower density residential neighborhood.

You will also note the applicants proposing a large amount of wood-like fiber cement paneling and a landscape setback area in this neighborhood transition area.

In conclusion, city staff has completed review of the application and found that the project is consistent with the general plan designation, zoning, subdivision, and environmental review regulations applicable to the project pursuant to the provisions of the state density once law.

As such, staff is recommending the zoning administrator and subdivision committee recommend that city council conditionally approve the application based on the findings and conditions of approval in the post-to-hearing material, including a recommendation determination that the project is categorically accepted pursuant to section 1532 infill development project of the California Environmental Quality Act sequel guidelines.

That's all I have.

Thank you.

Thanks, Edgar.

Um, so it's now the applicant's turn to make a presentation if you have one.

Um I don't know who is planning to do that.

Do you want to go up together?

If you can go to the podium, that would be great.

Um, I'll just speak briefly on behalf of ownership.

My name is Peter Given, owner's representative here with some of the members of ownership and Rodriguez Architecture.

Um, just thank you to staff and to everybody for supporting us to get to this point in time.

It's been a long time coming from this project.

So we're very excited and excited to be here today and coming up in December as well.

So uh thanks to Edgar for the effort to get all the documents ready and just noting that uh the conditions of approval that are currently published, there are several items in there that we're still actively discussing with the city.

Um, and we'll know we'll we'll get to that point, but just wanted to mention that and appreciate everyone's time today, and I'll let Ken uh through the deck with design updates.

Hello, my name is Ken Rodriguez, project architect.

With me today is uh Dennis Tanner, our landscape architect as well.

And uh, and I'm just gonna go through just a few slides very quickly, if I could, just for the record and and your info.

Um, let's let's uh uh I just wanted to mention a few of the changes that we have made since our last uh ZA hearing, and they were uh we updated the garage entry, which is on Hope Street, um uh to show uh our security gate location and and a landscape meeting island in that drive area.

We also, next slide if I could.

Um we also updated uh a few details uh in particular along the stone base of this building and then some of the balcony areas, uh working with both staff and um and um the committee um uh at our last couple of hearings.

Let's move to the next slide if we could.

Um and uh along with as Peter mentioned, some of the conditions of approval.

Uh uh we really appreciate those.

We we have just a few uh questions that we're continuing to work with staff, but uh, but generally the project that's before you is has been about four or five um review process uh that we've gone through and revisions.

So um happy to be where we're at.

Let's go to the um next slide.

Um this is just a view along Castro Street, uh looking toward uh the park and uh El Camino.

Next slide.

Uh our interior area, which uh as uh Edgar mentioned in staff report is our POPA area that we're exploring with city staff, and um, and this is the old uh Fairmont Street, which would be abandoned for this uh brand new paseo that connects Castro and Hope and the neighborhood as well as the downtown um slide.

Uh and then uh this shows uh that uh connection uh from Castro Street looking back toward the neighborhood uh on this uh Paseo one is we call it the Fairmont Paseo uh with active retail outdoor seating and um and then the residential units above.

Um and then this is what we call Paseo 2, and it is our smaller paseo that runs north-south and connects uh the Fairmont Paseo with the park, which is a really nice feature of the project that people will be able to walk through this Paseo and get to uh the park at the corner of El Camino and Castro, or vice versa.

Uh we hope it uh will be very active.

And uh, and again, in conjunction with activating the park edge.

And this last slide I'll just talk about for a second, which uh we have revised the materials on this particular side of of the building uh with this updated wood uh material that goes up to the first floor floors uh per the architectural review uh committee, um and um and then also to be more consistent with the downtown precise plan, which calls for wood and our previous material was not a really uh uh a material that that was uh uh approved in the downtown precise plan.

So we agreed to make some revisions there.

We also simplified the massing and the stepping of that element, um, and then added some accurate porches that are now along El Camino and wrapping around the corner.

So with that, that uh pretty much sums up my presentation.

And uh Dennis, if you want to just uh uh you know take over and uh talk a little bit about landscape.

Next slide.

The projects design, there's a couple major components.

The Castro Street streetscape is designed to be consistent with what you see out today, and it runs along an architectural arcade, which is a nice transition from the public domain and the private domain.

The among the nicest feature is Paseo that is in the alignment of the old Fairmont Street, and it's divided along the Castro side to be a little bit more urban, to be a place where it could support commercial users.

And the Hope Street side of it is designed softer, and it also includes some amenity spaces that would support like a community room, amenity room in the residential portion.

Ken mentioned the Paseo connector, which goes from the central part of the site down to the gateway park.

And along the edge of the park, we have a park promenade, which is a nice transition between the commercial spaces and the residential spaces.

And along the Hope Street side with all of the residential uses, it's includes like stoops or porches, if you will, and planting that's in a residential scheme and flavor.

Thank you.

Okay, great.

You're hitting your time.

All right, thanks.

Um okay.

So we'll now open uh first.

Are there any questions by the present committee members?

Okay.

Uh so we'll open the item up to public comment.

Um, so is there anyone in the room who wishes to comment on this item?

No, because there wasn't before.

Um, Roxanne, is there anybody online who wishes to comment on this item?

None.

Okay.

So now I'll close the public hearing.

Um, so uh as the zoning administrator, I'll now um make act on the permit requests for the planned community permit, the development review permit, the provisional use permit, and the heritage tree removal permit and make the recommended determination that the project is categorically exempt pursuant to section 15332 of the CEQA guidelines.

Um so I'll move to forward my approval to the council on item 4.1 based on the findings and conditions posted online and just note for anyone listening, those are the conditions that are posted online.

What the applicant is talking about is maybe potential for future conversations with staff, but it doesn't modify anything that is currently the my approval is based on what is posted online.

Um, and the application materials reviewed by city staff, um, with the reminder that uh my decision is a recommendation to the city council who will take the final action on the development permit requests.

So now I'll bring the item back to the subdivision committee to discuss the vesting tentative map.

Um, do any of the subdivision committee members have any questions, comments, or want to make a motion?

Don't have any questions.

I need to make a motion.

Sure.

Do you have questions?

Okay, go ahead.

Um, I make a motion to recommend to the city council to approve the besting tentative map.

Um, based on the um subject to the conditions of approval.

How does that work if the conditions of approval make it?

It does it, it does.

This is our recommendation, yeah.

Yeah, so that's subject to the conditions of approval and and conformance with the general plan and zoning.

Okay.

Oh, my second, great.

Um, Roxanne, do you mind doing a roll call vote?

Sure.

Briar.

Lazinski, yes.

Sylvia, yes.

All right, thank you.

A motion of approval for item 4.1 was made and passed unanimously by the subdivision committee.

Um, again, with the reminder that this decision is a recommendation to the council who will take the final action on the project and the map request.

Um, so with that, I'll adjourn our adjourn the public hearing for the subdivision committee and excuse the committee members.

Thank you.

Thank you.

Joining, appreciate it.

A few minutes for uh you guys to head out and who aren't staying for this next item, and then we'll get going with the next item.

Okay, yeah, thank you.

Okay, so for those of you joining us, um, we did not realize there was a technical issue uh with the recording.

So we at the end of our previous business item, um, we restarted everything, and now I think there's more people on who weren't uh on before, and we don't exactly know what the technical issue was, unfortunately.

Um, but we have already concluded the item 4.1, which is 881 Castro.

Um, it resulted in a recommendation for approval to the city council on the development permits and also the map.

And remember that it's a recommendation to the city council who will hear the item at a hearing that's tentatively scheduled for December 9th of this year.

So we are going to we're moving on to item.

We apologize, we're not sure what happened exactly.

And we're moving on to item 6.1, which is uh 1025 Terrabella Road.

And that's a request for a conditional use permit to allow a research and development office use in an 11,594 square foot tenant space in an existing 23,187 square foot commercial building and a recommended determination that the project is categorically exempt pursuant to section 15301 of the CEQA guidelines.

Maddie Fall is the project planner.

Maddie, do you have a staff presentation?

I do.

All right.

So I'd just like to highlight a few additional details of the project proposal.

The project consists of a request to allow research and development or RD office in an existing tenant space.

The use is compatible with surrounding uses in the area, including other RD offices.

The proposed use will occur within the existing tenant space and complies with the applicable standards and guidelines.

No exterior modifications are proposed under this application.

The planning division received one public comment ahead of the hearing, which can be found attached to the agenda.

To conclude city staff has completed the review of the application and is recommending approval based on the findings and conditions of approval in the attached report.

And city staff recommends a determination that the project is categorically sent pursuant to section 15301 existing facilities of the CPU guidelines.

Thanks, Maddie.

So it's now the applicant's turn to make a presentation if you want to.

If you do come on up to the I did not have a presentation, but come up here though, just because it's better for the microphones.

Thanks.

I'm Stefan Limoutenko, COO of Peregrine.

I do not have a presentation at this time, but I'm happy to field any questions.

Okay, great, thank you.

Okay, so we'll now we'll open the item up for public comment.

So is if there's anybody from the public who'd like to comment, you can sit down, uh comment on item 6.1.

I'm thinking you both are good.

You're still good.

Okay, so if anyone online wishes to comment on item 6.1, um, please raise your hand.

Then okay.

Uh so we'll close the public hearing then and we will move for I will move forward in making a motion.

So I move to approve item 6.1 based on the findings and conditions posted online and the application materials reviewed by city staff.

Um this decision of approval is appealable to the city council within 10 calendar days.

Um and this concludes our public hearing today at 4 28 p.m.

If anyone has any follow up questions on any of the items on the agenda, please contact a listed project planner.

Thank you.