Good evening and welcome to the August 14th Planning Commission meeting.

Will the Secretary please call the roll?

Thank you, Vice Chair.

Commissioner Moran?

Here.

Commissioner Strongman.

Here.

Commissioner Quok.

Here.

Commissioner Klopp.

Here.

Vice Chair Netting.

Here.

Commissioners Cound and Chair Anderson have stated their absence tonight, but we have a quorum.

Perfect.

And do we have anything on the consent calendar?

Staff would recommend moving item 4A to the consent calendar.

If so, we would need a motion.

Does anybody want to make a motion?

I move that we move item 4A to a consent calendar item.

Second.

Okay.

Commissioner Klopp.

Yes.

Commissioner Strongman.

Yes.

Commissioner Moran?

Yes.

Commissioner Quok?

Yes.

Vice Chair Nighting.

Yes.

Motion carries.

We have a consent calendar.

Great.

Are there any public comments?

Oh.

Are there any public comments on the consent calendar?

Seeing none, then can we take um?

We we might want to say mention what the what that item is.

Yes.

Item 4A is Walden Garden Town Homes.

It's a two-year extension for design review and a tentative subdivision map.

Any public comments?

And just you know, there's two opportunities to give public comments.

So right now it's just for the consent calendar, and then afterwards we're going to do a general public comment, and then the third time you can do a public comment is on items on the agenda.

Okay.

Seeing none.

I move that we accept the consent calendar.

Second.

Okay.

Commissioner Strongman.

Yes.

Commissioner Klopp.

Yes.

Commissioner Moran?

Yes.

Commissioner Kwok.

Yes.

Who did I miss?

Vice Chair Nighting.

Yes.

Is that five?

Did I miss anybody?

Okay.

5-0.

Motion carries.

Great.

Now this is the time if anyone has any public comment, whether here or online that they would like to make.

I kindly ask that you spill out a speaker card.

Is there anyone online?

Oh, okay.

No online anymore.

Just here.

Seeing none?

Great.

Um with that, I'd like to ask the commissioners if they've had any ex parte communications on any of the items on the agenda.

I see a lot of shaking heads, so that is a no.

So now I think we'd like to move on to item number four, public hearings.

A was on the consent, so now it is B, which is a conditional use permit for Sky Zone Trampoline Park to establish a 27,451 indoor trampoline park at 2800 Ignacio Valley Road.

Does staff have a presentation?

Oh thank you.

Okay.

Good evening, Planning Commissioners.

My name is Gerardo Victoria, assistant planner for community development.

The project before you today is the Sky Zone Trampoline Park located at 2800 Ignacio Valley Road.

So some site context.

As you can see, it's on Ignatia Valley Road and Oak Grove Road.

Right across the street south is the Encina Grande shopping center.

There is residential to the east of the site here, and south to the site down here.

Um it is surrounded by a mix of commercial uses, restaurants, banks, and there's a fitness fitness center right in here.

Crunch fitness, I believe is what they're called.

The zoning is plan development 2132, which allows recreation and entertainment within a building uh on a upon approval of a conditional use permit.

The general plan designation is mixed use commercial.

So the sky zone Business plan uh states that there will be open 10 a.m.

to 9 p.m.

Monday through Friday with one manager and five staff members on site.

Saturday and Sunday they will be open from 11 a.m.

to 10 p.m.

With two managers and 15 staff members on site.

The facility is entirely enclosed and air conditioned.

Some of the attractions at the Sky Zone are air courts, toddler areas, and party rooms.

So this is the floor plan for Sky Zone.

I'm just going to go over some of the attractions, not all.

So as you see here, they enter the Sky Zone tenant space through here.

And then this area is where they check in.

This is the entrance.

There's an arcade here, there's a King of the Hill attraction here.

There's a Dodgeball here.

And there is an air court here and a fuel zone, which is where food and drink will be served here.

The mezzanine area is has uh party rooms and what they call a chill zone.

So the conditional use permit findings for this land use are that the use, including any conditions imposed, is consistent with the general plan, any applicable specific plan in this chapter, that the proposed use, including any conditions imposed, will not be detrimental to the public health safety or welfare, and any findings required by the land use regulations for the zoning district within which the property is subject to the use is located.

So staff did have an initial concern that this potentially could be a high impact use, but those concerns have since been resolved due to there's no physical expansion of the building, it's entirely enclosed.

There's adequate parking and it operates uh within reasonable hours.

So staff recommends move to adopt the sequel determination and approve the conditional use permit based on the findings outlined in the draft resolution to allow a recreation and entertainment within the building at the 2800 Ignacio Valley Road Orchard Shopping Center.

Staff is available for questions.

The applicant Amber Mattis is also here available for questions.

Thank you for that.

Um presentation, does anyone have any questions or staff?

Oh, yes.

Just a quick question.

Does the space currently have a mezzanine?

Yes.

Thank you.

It's about 1200 square feet.

They're adding about, I have it here somewhere.

They're adding approximately 3,600 square feet to the mezzanine.

Okay, thank you.

Anyone else?

Anyone else?

I do have one quick question also.

It sounds like the previous, it was previously occupied by the tenant that had 250 square feet of rentable floor square area, and the proposed use doesn't exceed because I could see parking being.

So it sounds like the um was the previous use lacking in parking?

Because I know I know it doesn't ext the proposed use doesn't exceed the previous, but was the previous adequate?

Yes, the previous use was adequate.

Uh I think there were Steinmart, which was uh classified uh in California Building Code as a mercantile, and this will be an assembly.

The parking for the orchards uh shopping center calls out 3.9 spaces per 1,000 square feet.

Uh our transportation engineering department also asks for a parking memo, which is a part of your packet.

Um Sky Zone did uh that parking memo for all the uses that are comparable to this use, and they came out at 2.0 to 2.8 parking stalls per 1000 square feet.

The site has more than 700 parking stalls.

That answer your question.

Yes, that's perfect.

Thank you.

Anyone else?

Just to add on to that uh so that I understand the workflow, a quick question.

Um, so my understanding is then you have to have like a time slot or a time reservation to come use the facility.

So, in a way, you meter people coming, you meter cars and attendants coming through having time slots and appointments and party things so they're not just like all flooding in all at once uh at one time of day.

Am I right?

Am I doing that correctly?

Yeah, they do have reservations, but there's also walk-ins, but I'll let the applicant speak to that.

Okay.

I don't want to give any misinformation.

Great, thank you.

Should we then open up the public hearing if there's no more questions?

The applicant did have a presentation.

Perfect, which is done through public.

Perfect.

Thank you.

I'll go on to the next slide.

Okay.

Hi, my name is Amber Mattis.

Um I'm here to speak on behalf of the Sky Zone.

Um, you move this.

So um here we just have a 3D rendering to give a better idea of what the space looks like.

Um to speak to staff's question specific on the timed and ticketed um events.

Um we do have a reservation-based uh parties for birthdays and other events.

Um we also have uh time slots for tickets that can be purchased online.

Um so there is a mix and a limit um based on what we can um represent within the party rooms, as well as what's been sold that allows a certain amount of people to walk in and buy tickets, but there is a cap.

So we never to your point it's not flooded in, it's very measured.

Okay, um any questions about the rendering here?

I know sometimes staff has questions about what something might look like in 3D, so I I have a quick one.

Sure.

Uh other do the walls go up to the ceiling necessarily, or are they is it kind of like an open concept where you know if I'm playing dodgeball?

Uh the ball's not gonna be able to go into whatever other area like does that make sense?

It's it's actually netted.

So um there's a visual so that parents can keep an eye on the children while they play, but it's all enclosed with nets and anything that's above, such as like an LED light, has a caged finish, so it's protected.

Because the the I assume as it is now it's an empty space.

Like a shell, yeah.

So there are yeah, there are um typically we have um high ceilings, um the party rooms are enclosed for privacy.

There's glass storefront and glass doors so that there's um good good view in and out.

Um but those are um just to keep it a little more um intimate and private for the birthday parties, those have full walls.

Thanks.

And then I just in case sometimes there's questions on the site plan, um, and then sometimes there's questions about the courts.

So um I put those in there just as uh just in case.

Can I answer anything else?

Does anyone have any more questions for the speaker?

I have one more.

Is there like a membership program or what how do you what's the yeah, so um the corporate um does offer so the their franchisees um but the corporate parks there is a membership program where there's different levels of like family memberships or VIP where and I believe you get discounts on like some of the food items and things like that.

So similar to um maybe going in and like having a membership like at a bowling alley or an ice skating rink, it's the same idea.

One more for you.

Um how does this size compare to like another because I know this is there's multiple locations.

Uh is it is this comparable, is this bigger?

This is actually about average, right?

So there's a sort of a I would say like a sweet spot for the um the flow of these operationally too small and um we're limited on uh the different attractions and the number of party rooms we can have too big and um there's quite honestly like becomes repetitive in terms of um either attractions or um the number of party rooms that we try to keep it so that um drop offs are easy and it's all very manageable.

So this is about an average size park.

Great, thank you.

You're welcome I just had a quick question about safety so you can talk a little bit about staffing and the manager and how that's all managed to attend attending safe.

Yep so um within the industry Sky Zone actually has the highest safety rating of all the family entertainment that are um related to trampoline parks and indoor um attractions.

I'd say most rigorous by each one of these attractions has an attendant standing by monitoring.

It's a court monitor with eyes on everything.

No food or drink is allowed in the play areas that we ask that the children you know walk don't run and uh everyone has uh CPR certified uh first aid certified there's an AED on site um and there's a robust operational plan regarding safety so it's something that as a as a group both the franchise partners and the corporate um entity are very proud of the safety rating.

Thank you just so I wanted to hear if I could um I was looking at the floor plan a little bit and kind of revisiting it.

It looks like it's designed to have one way in well I should say um the entrance is on one side and the exit is on the other so it seems to me like when people arrive at the sky zone and after they check in and pass by they head back towards the back of the building where the fuel zone is and then I'm assuming they would take off their shoes because they're gonna be getting pretty boisterous in the in the in the front area.

Correct.

If they leave through the exit do they have in and out privileges or is it once you leave your you can't go back in so the timed and ticketed is based by wristband.

So if you were to go out and you had a a wristband that was still within your time frame you you could come back in it wouldn't preclude you like if you forgot something it's not like going through airport security.

And we do have egress and all the right spaces if there was a need to um you know exit the building quickly so you'll notice that the it's delineated so there's sort of like a fence along that separates the play area from maybe some of the more um general social areas where there's food and drink and again that's just a safety precaution.

Okay.

So then when people enter through the front door really the the place where they would access the fun zone is after they pass through the locker area.

Right.

So um just to I don't think there's a pointer on here so I apologize but um oh look at that.

Okay so um the locker area is here so um there are usually a couple different points of entrance but you'll see the arena entry is here.

So the toddler area has its own entry so that the um younger children are more safe separated from the older children.

And then coming up into the platform area you can access all of this there's some ground-based attractions the air court for example um and then things like the cyclobe and the eye wall those are also off of the platform the only thing that's raised here are things that are trampoline based that need that um space.

And then so I have so if I were a customer here I'd have a wristband right letting me know about my reservation.

So maybe if I'm having a lot of fun I lose track of time how do I know it's my time to go and I'm not just staying beyond.

Yeah great question.

So we have court monitors there's announcements that go through on a rotating basis every 15 minutes and then the visual with all of the monitors and so I do believe that there are children that end up extending their time with the their families and that is something that does happen.

But it's all monitored as they move people through so the announcements and then the large clocks they're five feet long with I believe they're 11 inches tall so that everyone can see the countdown for their time.

Okay.

So that helped me understand how they uh keep people moving along and not staying too long at the place.

Alright thank you.

You're welcome.

I have a question um the the this this area intrigues me because my kids did swim around there and we've been to COBA several times.

Soccer, gymnastics, it has everything there.

So I imagine you're gonna get lots of littles and biggers to go.

Um my question to you is because we always get asked about timing, the city's very sensitive and cognizant about what happens after certain hours.

So I was just curious.

I noticed that your hour um hours of operation for teens ends at 9 and 10 p.m.

Is that do the teens?

I don't have a teenager yet.

Do the teens stay out?

On the I would say on the weekend there's typically like birthday parties and things that are booked later.

Um generally during the week there's maybe less that are booked, but there are sometimes like team like pizza parties and things like that.

So you're providing a place for teenagers to go.

A somewhat supervised.

Yeah, well, there's there is a waiver, so right.

If they're under 18, there's a safety waiver, mom and dad or guardian needs to sign.

But they're at least in a building.

Yeah, no, it I think the the key here is it's like safe family fun for all ages, right?

So from toddlers on up to teenagers, it's a nice place for people to go.

Perfect.

Anyone else?

I think you might have heard me say before the meeting that I hope you'll plant some senior.

Just kidding.

Well, the franchise partners are here, so I'm sure they're taking notes.

Yeah, I was gonna follow up on that.

Is it it there's like a pickup uh as I read um dodgeball?

Is there a market for I don't know, guys in their 40s?

You know, like or people.

Does that make sense?

Like, I I I understand that it's great for pizza parties and so forth, but I'm just curious if that's if there's other uh revenue avenues besides you know, asking for a friend.

Yeah, so um I I can say that it's a national it's actually an international concept.

I can speak to the ones that are within the United States and Canada, and there are different like dodgeball leagues and folks that do like the parkour or kind of like the ninja warrior, um, that come and practice and do that type of thing.

So I would say yes, all ages.

Well, thank you.

Um, if there's no more questions for the applicant, I would love to take public.

Does anybody from the public have something that they'd like to see none?

Oh, sorry.

I just didn't get up fast enough, which is a problem these days for some reason.

Good evening, uh, Vice Chair Knighting and Commissioners.

My name is Byron Dearcle.

I'm uh consulting director of entitlement planning and special projects for TRC.

We own the Orchard Shopping Center.

It's one of eight shopping centers we own in the San Francisco East Bay Area.

We consider it our flagship center.

And this night is important for us.

It's very exciting for us because it's kind of a milestone in a five-year journey that started in 2020 when two big things happened.

One, Steinmart, the previous tenant in the space, uh declared bankruptcy and closed all of their stores, so that instantaneously vacated a 27,000 square foot space.

The second thing is a pandemic was raging and was completely rewriting how property owners like us were going to develop and retain tenants of various stripes going forward given what the pandemic had done to the way people um shopped and went out and enjoyed themselves.

So we just decided to kind of start looking at our leasing strategy and we looked at um the gateway specific plan, uh the Shade Lands Gateway Specific Plan to get an understanding of what would be allowed and what the vision was, and were we adequately meeting that?

Um we we believe that okay, we you can't 27,000 square feet, you don't you don't lease that to a soft goods seller anymore.

Uh you can't chop up the building and rent it out to a bunch of tenants.

It has to be something that is going to uh work in that space, and really the only thing that's working in that space are indoor commercial recreation like Sky Zone.

Uh we're fortunate to have um these franchisees.

We're fortunate to have this tenant coming in.

We think it really rounds out the center.

We've really been trying to push it to where we've got education now with Primrose.

We've got a great uh selection of uh food and beverage, we have Crunch, and now we have the recreation um entertainment component that we really think makes orchards now that core that is talked about in the specific plan in the city's general plan.

We really think it's gonna reactivate the center and you're going to have a great dynamic economic engine there.

So we hope you will adopt the findings and approve the CUP.

Thank you very much.

Thank you.

Any other public speakers?

Seeing none, I'm going to closed the public hearing.

Any discussion, or would anybody like to make a motion?

I'll do it.

Um so I move that we approve the draft resolution for the conditional use permit application number Y25-004 for the sky zone trampoline park at 2800 Ignacio Valley Road.

Uh APN 143 170 001.

Second.

Oh, sorry, roll call, please.

Commissioner Claw.

Yes.

Commissioner Claw.

Yes.

Commissioner Moran?

Yes.

Commissioner Strongman?

Yes.

Vice Chairman.

Yes.

Motion carries.

Congrats.

And welcome to Walnut Creek.

Um, I'd like to now move on to item C of the um 4C, which is the 1200 Rossmore Parkway.

General Plan Amendment and Rezone Application in order to change the existing land use designation for the property at 1200 Rossmore Parkway from office to general retail.

It also includes the rezone uh for the property from current zoning designation, plan development or PD 1140 to a new plan development based on allowed uses and development standards within the commercial community commercial with a few exceptions.

Well, staff staff will make a presentation soon.

Yes, uh uh the secretary will make that.

Oh, wonderful.

And if you don't mind, um I'll build from from where I'm at.

Beautiful, but okay.

Yes, sir.

Thank you, Chair.

Uh, my name's Chip Griffin.

I'm a principal planner here with the city of Walnut Creek, and I'm here to present uh the general plan amendment PD rezoned for 1200 Rossmore Parkway.

Um I'll say we also have some of the applicant team here.

Um we have uh from Colliers from Colliers and from Placeworks, the the sequel consultant are here when there'll be any questions.

Um we have some um uh experts in that field.

Uh the proposal is to do um a general plan map amendment for that site from office to general retail.

We'll look at a map in a minute and rezone it um in the 1.35 acre parcel from from PD 1144, 1144.

I missed a four to a to a PD to be determined once if the council um uh adopts it, it'll get a number.

Um there is no land development application or uh with this application.

Um little context.

Um here you can I can see my scribbling in yellow.

That's the site, that's 1200, it's at the corner of Tice Valley and Rossmore Parkway.

Um, as I said, that's there's the the land use and zoning is there.

Um there's an existing two-story bank that's been vacant since I believe 2021.

Um and again it's a just over-an-acre site, almost under an acre and a half.

Uh to the north up here is medical and other office.

Uh to the east is Grace Presbyterian Church down here.

To the south is Tice Valley, Tice Valley Park and the uh recreation facility, and then the entrance here to um to Rossmore, and here is a savers market right here on this corner, and then over here on this side to the west, we know that's Rossmore Shopping Center, and there's Chevron on the corner there.

And then if you go further up the street, there is a single family residential PD up on top of the hill behind the safeway.

Um lot of words here.

Um I apologize now for this PowerPoint deck because there is a lot of text, but um it is what it is that there's no project involved here, so yeah, it's it's it's it's it's a lot of text.

Um PD 1140 was adopted in 1972, it allowed a bank in the 90s.

The folks who had the other property involved with that PD behind them at 1210 wanted to do an addition to that building, so they uh so they um applied for and were and plan development 1834 was adopted.

At that time, they were paying more attention to 1210 and not a whole lot to 1200, and and and pretty much tied that property into being a bank in that building only, no other uses were allowed, no other construction would be allowed without amendment to the PD.

Uh, and then the um the owners or I believe the owners at the time, the potential potential owners, brokers were looking to make that a little bit more flexible.

So, what they did is uh applied for a pre-application, which is which is similar, which is typical in city of Walnut Creek, and what that does is it it gives the applicant a chance to take that concept to the city council, and the city council without making any decisions or or or saying you know, yes or no, they say, Yeah, this seems this seems okay.

Further, we'll we'll go ahead and go ahead and apply and let's see if we can further this.

So, you know, without without approving anything, they're giving a thumbs up.

Not a bad idea.

So um the uh applicant subsequently applied for this GPA and rezone.

Um the CEQA consultant was brought on board and just recently um we adopt uh our posted a notice of intent to adopt a mitigated neg for this project.

Um that went to the county uh uh recorder and uh on county clerk and state clearinghouse.

The NO9, the NOI noticing period was complete the end of June, and here we are with the planning commission for a recommendation to the city council based on on the land use designation and the potential uses that are uh and uses and standards that are in this PD.

Let's see, this the the land use designation goes from office to GR.

They're not changing anything in the language of the general plan or those use descriptions, only a map amendment.

So it would change the map as shown here.

Um blue for office, it would change to general retail, and you can see this isn't really a spot land use designation as across the street.

The shopping center is general retail on the frontage along Tice Valley, further to the north is general retail across the street at Savers is general retail, so it it you know it fits as far as a general plan land use designation, and similarly in zoning, um there is a term spot zoning.

Uh in this case, it wouldn't be it staff feels it wouldn't be the case because of the same thing, those um those same properties have PD zones that allow general retail.

Um, and and let me back up a minute.

And this the PD is based on the on on the city's community commercial zoning ordinance.

So it's very consistent with the CC zoning ordinance with a few exceptions, and those are lined out in the staff report but we'll go over them we'll go over them um quickly here um so this this is just a look to see the differences in the community commercial and the PD nothing to do with what's with the existing um PD zone uh so what it would do as far as land uses and the land use table um it would allow these items here these four banks um ground floor professional ground floor medical and standalone restaurants with takeout not drive through but takeout to establish themselves without the benefit of a conditional use permit so they'd be allowed by right whereas in a community commercial district they would require a use a use permit and in the as far as the development standards go this would um allow a higher FAR which um the community commercial would allow up to a 0.3 whereas this PD would allow a 0.5 so a little bit more floor area and the building height it's not really different but it just pins it down to a number um the community well I'm I'm sorry it is the community community commercial zone has 20 feet unless otherwise specified um the in the zoning map but the the zoning there the existing PD and most of the PDs in the Rossmore area refer to the highest building on the property and and historically that would be the safeway at the um at the Rossmore shopping center and it's 32 and a half feet tall so that became that became the um the the building height allowance for it's many of those properties in this case we've hit we have um we have a a ordinance that defines what two stories are and that's what this thing allowed the the existing PD allowed two stories and two stories are are defined as 35 feet and I think there's some language in the staff report that refers to that and possibly even the the actual language as an attachment so that's that's where this building height came from.

So those are the only differences in the CC community commercial ordinance in the proposed PD CQA there like I said there was a um mitigated neg deck that was prepared um it was checked read by lots of people and um ultimately the notice of intent was was posted and um 30 days later it was done we received one comment from was it CCWD or no East Bay MUD and they found a typo and they also wanted uh they also had some suggestions for conservation efforts moving forward with development.

So no changes to the document it did not need to go out for recirculation so the as part of as part of the MND there's a mid uh MMRP a mitigation monitoring reporting program in this case these items here these bullet points were the items that were found to be um potentially significant but not so much or not significant with the mitigation and those were the air quality cultural resources there's two of them there um and then um geology and soils and I'm sorry I've got another page and greenhouse gas emissions the the all spelled out in that MMRP in the documents that's attached to your staff report uh transportation related to VMT and tribal cultural resources which is very similar to one of one one of the cultural resource uh mitigation measures um these were all we've there's mitigation measures for all of these.

Um and uh they are again in your packet.

Um with that staff would uh um recommend that the planning commission move to adopt the proposed resolutions expressing the planning commission's support for the proposed mitigation or mitigated negative declaration and the MMRP, the general plan amendment, and the plan development rezone.

Are there any questions of staff?

Or again, we've got um the uh some some of the applicant team available for questions.

Yeah, I have two questions, and one you may not be able to answer.

Is there any history as why that's so restrictive to just having a bank on that property?

Well, it's kind of learned by doing.

Um, and this is old.

It was in the early 70s when it originally came.

And I don't know what it was before.

I I probably should, but I don't.

Um, it's nothing, but that's well w the city has several PDs, as you know.

Um some of them are are better written than others.

Um I I like the ones that use an actual one of our ordinances and do what what this applicant is doing where you mark up and you make changes to that ordinance and you call it a PD as opposed to saying this site can be developed with this as shown on exhibit A.

Okay.

And we have a lot of those.

Okay.

Unfortunately, and and in some cases we can't find exhibit A.

So we're we're we're you know, this this one's not good, but it's not the worst.

Okay.

Uh second question.

In the maps that were uh in the report, the entrance and exit was down towards uh Tys Valley on Rossmark Parkway.

Is that where it's going to be once a development project, or will that possibly move?

The the entrances and exits.

Yeah, um that that would be up to a development.

Okay.

Um I know that our traffic engineer uh went around with this um with uh um with some of the um mitigations, and but but being that there's nothing being proposed now, they've set it up for future discussions for when development occurs.

Okay, thank you.

That's all.

Anyone else?

So just uh from a learning curve perspective, so then these mitigation uh measures uh will would be built in so that at the time that there is a development proposal, then the developer would be required to adopt these mitigation strategies, right?

Well they they the city will adopt them, yeah.

Um and then they'll be part of their plans.

We actually I I actually have them print them on a sheet of the plans.

And the mitigation monitoring and reporting program shows what the mitigation is and who's responsible to do it and when, and a sign off.

Great.

Thank you.

Thank you for explaining that.

Anyone else?

Um the one that the mitigation measure, you know, there's so many items on appendix G of CEQA, but the one that I took notice of was the traffic.

So it's interesting is that if I'm reading this correctly, some uses um gave us the fifteen percent below for VMT, others didn't.

And so it was interesting the way the mitigation measures were written.

It all depended on the size of the general office building.

And then at that point, it recommended that TDM, right, to get the trip reductions, and so it's almost looking at it from multiple different uses because the screening the commutative scenario of the CQ BMT analysis was different based on the use, and some met it, some met the threshold value, some did not.

Um, for 15% below the metropolitan uh transportation regional average home trip.

Was um, did they also because this thing is so antiquated, did was LOS also utilized for just looking at the intersections?

Be I know for Sequoia you only need to use VMT by law, but I just out of curiosity, because sometimes that's used for just consistency purposes when you're looking at something so old.

So it's the question, do we do an LOS?

Yeah.

Do do we do a TS?

Yeah.

So there's LOS.

Thank you.

Hello, I'm uh Liza Debbie is associate principal with Placeworks.

Um yes, we did an LOS analysis and it actually looked at I think there were six different um potential excuse me, land uses, and all of them were basically less than significant from like the old way of doing CQA.

I think it was uh the based on the you know general plan, you look at the policies, and I think C was the worst.

So the short answer to your question is that analysis was done.

Uh policy thing, of course.

And that was um, there wasn't anything significant there with respect to the trip generation and the uh LOS that uh was borne out by that study.

I think that was the biggest item I saw from C.

That's hard when you're doing a tran a traffic to look.

I think the the GHG, you know, air quality, that seemed pretty simple.

That that to me implemented the standard conditions, you know, no idling of you know, etc.

But it sounds like what we're doing is we're protecting that future impact by then requiring it looks like a new BMT study with an applicable TDM measure.

Should the changes be one of the things that you identify?

I don't believe it's a new study per se, but there's the TDM measure, and there is a they are required to show that it's working.

So there's a survey um to prove, because that's the mitigation has to be implementable, and so you have to like prove that there's a way to actually enforce it.

Um I think it's three years, and then uh if they're showing that the TDM measures are working within those three years, then they you know, then it's like they aren't doing any future surveys.

Exactly.

So you're looking at the TDM, there's a whole suite of things, you don't know exactly what's gonna come in.

So you could do, for example, a shuttle to BART, um and so that's a whole suite of measures, and then they would actually confirm that the measures that are being implemented are working and getting you below that level.

Yeah.

Well, it was to me, it was good to see that we had the restaurant alternative, the bank, the retail, the the research um, and then at the time that's uh a project is actually applied, then the way this is written, I'm seeing that it would be the Metropolitan Transportation Commission's regional average home trip at that time if something new is published, right?

So I but I don't believe the way it's written is that you have to do an additional like study.

You just use the data.

You would use the data and that's the base.

Yeah, I believe so.

Okay, okay.

Um, and I'm not it depends on what came what comes um forth as to what sequa analysis is done, because there is a world in which there'd be future sequa analysis that needs to be completed depending on what project, you know, it might not be it might be exempt, so it might do a streamlining, but anyhow, and then you know the mitigation would be carried forward.

Okay as part of that.

Sorry, and what was the um I saw the cultural which makes sense, bones and stones.

If you find a bonus stone, you gotta say something.

Was there something else that I didn't catch besides the transportation?

Um, there wasn't what was the other mitigation measure?

Bone stones traffic.

Uh there, I yeah, they're up there.

So um there's air quality, which are pretty standard, right?

Like construction, um, the cultural resources, um, and then you can see GHG and soils are for paleo, uh, or sorry, GLG and soils with payload.

GHG is a little bit nuanced and complicated, but basically if there's a commercial kitchen that has natural gas, they can do carbon credits, um, and you have to be um there's a court case on this about carbon credits, but basically the mitigation measure is written in such a way that um the credits would actually reduce the uh like would not reduce, but they would um basically net out the uh carbon that's emitted by the commercial kitchen, but it's for that specifically because we don't know what the use would be.

So they carved out that piece.

Transportation we talked about VMT and then tribal cultural resources are um basically the cultural mitigation.

Yeah.

Um thank you for going deep.

Of course.

Any other questions?

Does the applicant want to speak?

Okay.

Good evening.

My name is Eric Erickson.

I'm with Colliers on working on behalf of the applicant Thomas Bloxham.

Chip, do you mind bringing up the aerial that shows the intersection?

Great.

There?

Yes, perfect.

So when we came across this property, uh Bank of America had been there for 50 years.

And before this entire segment was just raw land.

Um it was about the time when Rossmore was annexed into the city, and these PDs started to get built.

Um Rossmore still owns the medical building in the back.

And this body approved a couple of years ago.

They approved a uh assisted living center on that site.

Um John Muir occupied that site uh after Rossmore um closed their medical offices and they occupied it and then they relocated back to the shopping center.

Um and we've got the building back on the market, um, so you might have a new project to approve for assisted living or whoever comes in to develop it.

Um so when we were looking at this site, um, I started thinking about office because my primary practice has been office.

You'll see me on a lot of office buildings, and there's a lot of vacant banks, large bank locations like the one across the street where U.S.

bank is, and there was another US bank up on North Main Street, and there's the banks are just smaller now.

They're not 5,000 foot banks.

They're they're 2,000 foot banks or kiosk banks, and and we are seeing some commercial banks starting to grow again, but they they're okay being elsewhere in an office building.

They don't need this sort of more prime retail location.

So we looked at this site, we thought, you know, this site is more of an extension of the shopping center, and what great work that developer did there working with the city to come up with that PD with which is basically CC zoning.

We thought we'd like to try to do the same on this site.

Um the one thing though that that we wanted to understand was, well, is there still office demand?

And you know, offices is still um still got fairly high vacancy in the large Class A buildings, but out here in Rossmore, there's demand for services.

So there is still demand for medical services.

Uh John Muir has their facility, but there are other providers who still want to come in.

And so that's why we wanted to add the flexibility of adding office.

Um so it would still conform with what uh 1210 has because 1210 was allowed for also to have bank on the first floor, but they have medical there.

And so, you know, you could see an office building there on our 1200 site, or maybe some retail.

Um we've been approached by lots of different uh user groups, both office and retail uh restaurants, and we just felt that it was best that we wait through this process with the city because most of those users their business plans don't want to wait three years to go through a GPA and and this uh this process.

And so the div the uh the investor was the applicant was, and so we we really think that this is gonna add a lot of value uh to that little local Rossmore community and serve serve really the home the homes and the residents there in that area.

Thank you.

Any questions for the applicant?

Uh I do, thank you, Eric.

Yeah.

You mentioned assisted living.

I I don't want to put you on the spot, but what what do you see?

You know, if if I'm a buyer or a developer, you know, put yourself in in that that hat on.

What's the best use or one of uh a couple uses in your opinion?

You mean for the 1220 Rossmore site up at top?

Uh no, I'm so for the for the lot that we're talking about.

Oh, for the site we're talking about, it would not be an assisted living use.

Okay, it would not.

No, the the site up above the T-shaped building, that it that's 1220 Rossmore.

That's a vacant uh medical office building built in 69.

That's that was approved by this body for 139 units uh beds basically, and it's back on the market for sale.

It'll most likely be that sort of development again, conforming to its PD, which is basically hospital acute care.

For the for the the lot in question, though.

Probably not gonna be a bank.

Right.

If if it was a bank, look, you you could you could do some sort of temporary uses.

Maybe you could split the building in half and still have half a bank and half some sort of uh another shop where you can make three.

Um, but of any sort of development that would require tearing the building down, um, that's why we've we've come in with this, you know, m modified zoning text for the CC district.

Yeah.

What's the what what kind of demand are you seeing from somebody who would want that parcel?

Um we're actually seeing um decent activity.

We haven't we've we've had it on the market, but we haven't committed to any of the users who've shown interest until we can get through obviously get through uh the next several steps in the process.

Um but we would expect that by sometime by January we may have a new application for this body to consider.

Great, yeah.

Um I think it's just surprising.

It's been 1994, it's been bank only.

Well, and it and you know, since 1994, we've been banking in that bank, you know, and now we bank off our phones, right?

Right.

I haven't deposited my check at the bank in years, right?

Yeah, right.

Thank you.

You're welcome.

Any other questions?

I I have one.

Sure.

Um speaking of it's interesting when I was reading um your summary, it said the current shell can be adapted for a variety.

So it sounds like the idea isn't always ground up, it could just be TI.

Oh, yeah.

We've we've got you know, 60 plus parking stalls on that site.

So it's so you think about like uses, so uses require more parking.

We just went through a C UP process with a previous applicant, and you're asking about uses.

So with a five per thousand parking ratio, we would be more than generous for medical office there, dental.

Um there's plenty of demand for there's only one dentist, and he's up in the shopping center.

He's the only dentist there by right.

Um the other dentists are further down the street, so we could see a big uh dental use there, and that would take up a lot of demand.

Could you could you put another use in there?

Another medical office use in there, yes.

Uh, maybe a local serving restaurant, yes.

Uh all of those would have a larger parking field, which we've already got built, and we wouldn't disturb the land.

We wouldn't have to take in some of those mitigation measures.

Well, if we had a restaurant, we'd have obviously the the greenhouse gas, but but yeah, you wouldn't have the the you'd have transportation or would you?

Maybe not.

Thank you.

Thank you.

Any public speakers?

None.

So you have nothing to rebuttal.

So with that, I'm gonna close the public hearing to take it back to the commissioners to see if there's any discussion.

I think um for us that we've seen quite a bit of um things come before it's funny because the last time we were kind of working in this area, it was pickleball.

So there was a lot of heated discussion about this area, but it it sounds like um one of the big goals of the planning commission is always to bring life to underutilized sites, and it sounds like that's what we're looking at here, which is really a goal because we want that vibrancy and that use in our city.

So I'm seeing lots of so um with that said, would anybody like to entertain a motion?

I just want to clarify.

Do we need two?

Yes, so there's two resolutions.

Yes, I think it's equal, of course.

So I would like to move the resolution recommending adoption of a mitigated negative declaration and mitigation monitoring and reporting program for application number Y23-063 for 1200 Cross Four Parkway.

Second.

Roll call, please.

Okay, go roll call vote.

Commissioner Commissioner Klopp.

Yes.

Commissioner Strongman.

Yes, Commissioner Kwok.

Yes.

Commissioner Moran?

Yes.

And Vice Chair Nighting.

Yes.

The ayes have it.

Motion carries.

And we have one more.

Who wants to do it?

It's the recommendation on the GPA and the PD.

Alright, I move that we adopt the resolution recommending adoption of a general planned amendment, rezon, and planned development ordinance for application number Y23063 at 1200 Rossmore Harkway.

Second.

Roll, please.

Okay.

Uh, Commissioner Qualk.

Yes.

Commissioner Strongman.

Yes.

Commissioner Moran.

Yes.

Commissioner Klopp.

Yes.

And Vice Trinity.

Yes.

The eyes have it again.

5-0.

Motion carries.

Thank you.

Now it's time for commission considerations.

It's items that are not required to be publicly noticed or a more formal presentation.

Does anyone have anything to share?

What about um staff reports or announcements?

Uh, just one thing, just a uh heads up.

No, we've got a few items coming up in August and then in September, which would include um uh Toyota Walnut Creek dealership and then uh the the Taiwanese community center, um, located on, I think it's on Second Street.

So that'll be coming to you um in uh late August and early September.

Perfect.

I think with that we're adjourned.

Thank you.