testing.
Oh yes.
All right. Good evening and welcome to
the uh Tuesday, January 27th planning
commission meeting. Uh we'll go ahead
and call this meeting to order and we
will begin with the pledge of
allegiance.
I aliance to the flag of the United
States of America and to the republic
for which it stands. One nation under
God, indivisible, with liberty and
justice for all.
» Roll call, please.
Commissioner Connelly
» Here.
» Commissioner Rhoden
» Here.
» Commissioner Marlo
» Here.
» Commissioner Kogler
» Here.
» Commissioner Neil
» Here.
» Mr. Christensen
» Here.
» Chairperson Kar Rubius
» Here.
» All present.
» Staff introductions please.
» Marcy Renoso and Jessica Ferguson.
Permit technicians.
» Warren Fr. Community development
director.
and Sarah Locklin, legal counsel with
BBK.
» Good. All right. Moving on then to item
E. Are there any general public comments
regarding matters not on the agenda?
Seeing none in the audience? Marcy, any
callers?
» No callers.
» Thank you.
Moving on to uh agenda items proposed to
be tabled or rescheduled.
» Yes, Mr. Chairman. Um item one, the
Beachwood specific plan development
agreement amendment. Um the applicant
has requested that be continued to a
future meeting um date to be determined.
It will be renoticed. Um we do know
there's a few folks in the audience that
were interested in this item. Um I would
suggest that we still allow public
comment on this but we will there will
be no staff report and no um decisions
tonight on that item.
» Okay, understood. All right, so the
first item, the Beachwood specific plan
development agreement amendment um has
been uh postponed and will be
rescheduled. If there are anybody uh
participants in the audience that would
like to make any comments regarding this
particular matter, please feel free come
on up, state your name.
There's a podium over here to our right.
» Good evening, sir. Go ahead and state
your name.
» I'm David Anderson. I'm a resident of
Hassel Rebels. I live at 925 Oral Way.
I'm very close to the development um
that's under consideration here and I
have some concerns. I was in agreement
with the um original plan from 2020.
These revisions to me uh seem kind of
extreme. Um specifically the segregation
of the workforce units going from being
kind of spread throughout the community
to being 91% located in one portion of
the development right off of uh beach of
metalark road.
Um
now uh Harry Po I understand is the
prime developer here. Is that correct?
Okay. And u I have I live in a Herod
home. I know my carrot um and I like the
Herod the work that they do, but I do
have some concerns about the way it's
been proposed
as opposed to what was originally um
agreed to. So if we look at the
Beachwood Pacific plan sub areas, you've
got Herod A B C1,
C2, CH, excuse me, H, J, well Herod all
through J through four and the Herod
owned subtotal is 46 units of the
workforce housing. And here at A
originally 5% of that number, the 46 was
to be um workforce housing. That's about
11% of the total. Herod B was supposed
to be 22% 10 units. Herod C combined was
24 units or 52%.
Herod H seven units at 15%.
Uh for your amendment, we're looking at
42 units of Herod C1. 91% of all units
be located in that one specific area. I
don't think it's a big area. One of my
big concerns is and I I live in the area
there obviously and um what comes to
mind to me is what could result there
with this kind of concentration is what
you have in what's called Crestston
Courts. Is anybody here familiar with
Crestston Courts? Crestston Courts is at
the other end of Beachwood where it
intersects and goes to from Pebble Creek
up to Crestston up to Crestston there.
Uh these were similarly designed to be
four units off a central little driveway
with a twocar garage for each. Now these
are all owner units on Crestston Courts.
And uh if you've ever driven down it at
night, there is not a parking spot to be
found. If you ever driven there during
the day, especially garbage collection,
it's really tedious because there's
always it's always overcrowded with
parking. One of my questions to the
eight to the group here is, is there
going to be public parking on the
streets of this development? And if so,
how are you going to accommodate folks
that can't have loaded their garages
with personal equipment, uh, cars that
they don't drive necessarily or other
things that they've accumulated, which
is what's happened at Crestston Courts.
So,
Um,
» Okay.
» Thank you.
» Good evening. Thank you for letting me
speak. Uh Doug Toby uh 510 Cool Valley
Drive as a uh 35 year resident of past
roles. Something concerns me is the
consolidation of the workforce housing
in a smaller area. The original plan as
I understand as the gentleman just seems
to affirm is that it was going to be
spread throughout the complex
in the [sighs] with with my knowledge of
various projects in the community.
There's been attention to how those new
projects affect the existing. The
original plans seem to take that
consideration. Nobody wants lower income
housing in their backyard, but I
understand that's a necessity. And for
the benefit of the community, we need to
do that. By consolidating all in one
area, it seems to benefit only the
developer, reduces construction costs,
my own assessment, and takes little
regard for those people who will be
impacted. and and again the gentleman
who just spoke has uh reflected my
concerns also. So uh I would appreciate
concern being taken for those people who
are already in the area and how it would
impact them and their property values.
Thank you.
» Anybody else? Yes, ma'am.
» Hello. My name is Terry Dyn. I do live
on Deer Springs Drive, so right across
the street from the uh proposed uh
amendment one.
And I have the same uh concerns that the
last two gentlemen uh have stated in
detail. Um I do not agree that this is
justifiable
uh by Herod. [clears throat]
uh the reason to put a negative impact
on the existing nearby housing which is
directly across the street from me. So
by condensing all of these units from
the original plan to the amendment again
would be 42 units for about 4 and a half
acres. That's very very condensed.
Um
I feel like uh the community outreach
was insufficient for this. Um some of
the neighbors that I spoken with uh
received the card January 14th the
notice as I did. Uh some of the
neighbors did not even receive the
notice. Another issue was the there was
only one posting um on uh the corner of
Beachwood and Metallark in regards to
this meeting unlike the last meetings we
had. The postings were placed all the
way down Metallark.
This is going to affect uh the middle of
Metallark, all of those housing uh that
development. So, I think that the um the
notices should be there should be more
notices for the next meeting. So, that's
that's what I would like to see. My
concerns going back to my concerns um
would be if the workhouse housing
remains the same as it was in the
original development agreement. This
would be less impact on nearby homes.
And by going through with agreeing to
amendment one, I think it would affect
um the the value of the homes uh that u
directly is around that area as far as
appraisal because the appraisal value if
you're going to sell will reflect that
work horse house um housing as well. So
it it it it should be spread out within
the area, the full area other than the 4
and 1/2 acres. Um it's just not
justifiable what he's asking. Thank you.
» Thank you, ma'am.
» Yes, sir.
» Good evening. Thank you for the
opportunity to speak. I live on the
corner of Deer Springs.
» Name, please.
» Uh, good evening. My name is Chris
Clemens. I live on the corner of Deer
Springs where the supposed new
roundabout's going to be going on. And I
was just wondering if there's any
consideration of the increased traffic
and street parking due the increased
workforce units are going to be
consolidated just into the one small
section of the entire into the one small
section of the entire project instead of
being equally distributed throughout the
original project that was as planned.
and just concerned backing out of the
driveway if there's going to be that
much traffic with the roundabout. Is it
going to be safe to get out of the
driveway and where all these people with
the condensed housing are going to be
able to park? There's going to be on
street parking, off streetet parking,
carports.
And unfortunately, I just didn't think
there was much awareness of what's
potentially happening because there
wasn't any signage. I had to walk by
actually I actually walked by the sign
of the meeting three times and didn't
even see it. unfortunately and got a
postcard in the mail, but that was sent
on the 14th and I didn't receive it to
the 16th and that was less than 10 days
of this meeting. So, I was just hoping
if there is going to be another meeting,
there might be an opportunity for more
people to be able to know what's
potentially happening.
Appreciate that. Thank you.
» Thank you, sir.
» Thank you.
Looking in the audience, any other
comments?
Okay, seeing none. U Marcy, any callers?
» No callers.
» Okay. Okay, Warren, then uh we'll
continue this.
» Yeah, so this item's continued. Um it
does need to be renoticed. We understand
um the comments we heard about the the
noticing issue and some of these other
comments are useful information. We'll
make sure that's conveyed to the
developer as well. So, thank you. We can
move on to the next item.
» Okay. I believe Commissioner Koger, did
you have a Do we need a motion?
» Uh, I don't do We don't need a motion to
postpone it or do we?
» Yeah, we should have done that. Let's do
that right now.
» Yeah, we want to do that. Okay. Um, I'll
take a motion to post postpone item
number one, Beachwood Specific Plan
Development Agreement Amendment.
» So, moved. Can I get a second?
» I'll second it.
» So, seconded. Uh, roll call, please.
Who is the second? [clears throat]
» Marlo.
» Commissioner Kogler.
» Hi.
» Commissioner Marlo.
» Hi.
» Mr. Broden.
» Hi.
» Mr. Connelly.
» I.
» Commissioner Neil.
» I.
» Commissioner Christensen.
» Hi.
» Chairperson Kar Rubius.
» I.
» Motion passes.
» Okay. Thank you. Moving on to item two,
development plan 25-15 for the Highland
Senior Affordable Housing Development.
Is there staff presentation?
Thank you, Chairperson Kov Rubius.
Um, so as you said, the next project is
uh for a a 100% affordable project uh
located at uh 298 Nibckt Road. We've
been calling it the Highlands Senior
Affordable uh Apartments.
So location, um like I said, 298 NibLick
Road. This is uh just east of South
River Road on Nibck Road. Uh you can see
a few landmarks there. Walmart in the
bottom left corner, Albertson's in the
top left corner, Kennedy Club down there
towards the middle bottom. Um, so this
is as you climb up Nimble Road from
South River Road, there's a vacant
parcel. Um, it's it's got some slope to
it. Uh, there's uh we'll talk about some
of the site features in the next slide.
So, the site is uh just over two acres
in size. Uh, there is a jurisdictional
creek that runs through the property. um
this project actually completely avoids
um any impacts to that creek. There's
also an open space easement that was
created by a previous parcel map. Um the
the open space easement spans from um
both the property that we're talking
about this evening and then onto the
property to the south which uh is part
of the Highlands commercial center uh
there where Highlands Church is there at
the bottom of the screen. Um and so this
is an open space easement. No
development, no grading is allowed in
this green area. Um it is largely to
protect that creek and then also um to
uh protect the oak trees. There is in
addition a pedestrian bike and
pedestrian path. Um I referred to it as
the Highlands path in the staff report.
Um my understanding is the uh high
school cross country team refers it to
that. I don't know if it has a a more
official title. Um the property is in
the regional commercial zoning district.
That is a a strictly commercial zone.
However, uh the um mixeduse overlay has
been applied to this project in 2020 as
a part of the um housing element update.
Uh the uh mixeduse overlay was applied
to the site as were 20 surplus uh
surplus density units uh were allocated
to the site by the city council. So in
2020, the city council decided that this
was an appropriate place for residential
for a residential development. Um and
they did allocate 20 residential units
to the site.
So, the project that we're here to
consider this evening um is, as I said,
a 100% uh rentrestricted affordable
project. Uh the uh project will be
limited to seniors over 55 years of age.
They will be um uh no more than 30 to
60% of what's called the AMI, the
average Oh, I got myself into this.
Average median income. Um and so uh they
by state law are um they have uh they
are entitled to an 80% density bonus and
five concessions per state law.
Concessions are uh forgivenesses
essentially for development standards
that will reduce the the cost and make
it more feasible for a developer to to
build affordable units. Obviously
they're going to be getting less rent
over time. And so the idea is to
incentivize these developments and um to
make them more affordable for the
developer. Um so as I said they are um
eligible for an 80% density bonus. The
applicant is requesting a 50% density
bonus. So they are uh looking to have 30
residential units on the site. The units
would be um and there's the open space
easement. That's that animation there.
Um there is one building proposed on the
site. It's a three-story building.
Inside that building there would be 25
one-bedroom units and five two-bedroom
units. Um the applicant is requesting
five concessions which they are entitled
to by state law. The first would allow
the building to be taller than what's
allowed in the zoning district. Uh the
second would allow the foundation
height. We in our hillside uh grading
standards, we have limitations on how uh
tall exposed foundations can be. And so
this project uh requests a concession
for uh how tall that foundation height
is. In addition, there's a request for a
parking reduction, a request to reduce
the amount of shade that needs to be um
provided to that parking area, and then
also a reduction in the amount of open
space. I think something to keep in mind
as we go through this project is uh that
this is a senior project. So, the folks
who are living here are, you know, more
mature individuals and uh over 55 in gen
over 55. Um and so uh um like I said
more in general more mature um uh
population.
So uh the first concession is about
building height. So um in the regional
commercial zoning district maximum
height of 32 feet are allowed. Um the
building from the foundation the
finished floor to the top of the
building is uh uh 37 1/2 ft tall. Um the
way we measure height though is to take
the average uh from where the building
touches the ground from the the lowest
point to the highest point and then we
take so the average of that to the
highest point of the building. So the
red line on the right is actually how
the zoning code would um describe the
height of this building which is uh 44
feet and 7 and 12 in. The fire
department has analyzed this building.
We've got other buildings in town that
are taller than this building. Um the
fire department can fight a fire here.
they can respond to emergencies. It just
happens to be taller than what's allowed
in this commercial zone. Um you'll
notice we're looking um uh in the top
right at that site plan, you can see
more or less where we're looking at this
building. So this is we're looking from
Niblick Road at the building. Um the the
the building will you the most of what
you'll see from the building the massing
of the building from N Neibuk Road will
be that shorter elevation the 37 uh feet
6 inches just a small portion of the
building um is going to be that taller
that taller height uh that will uh be
somewhat hidden by the hillside.
So the second concession that is
requested is for the exposed foundation
height. Um the exposed foundation
basically below the finished floor. The
average height of that foundation is 11
feet and 8 in. Um 9 ft is what is
allowed by the code the average height.
So this is taller than what would be
allowed, but you can see in the site
plan up to the top right that that um
that elevation does not face a street.
It faces the oak tree. So this is going
to be an elevation that's largely hidden
from public view. In addition, you'll
notice that that foundation um has uh
some steps [clears throat] front,
forward, and back. This is not a a solid
plane um where the building just has a
you know, immense massive feel because
of a a large foundation wall. Um and so
this is the second concession that the
applicant is requesting. Um the second
of five that they are entitled to.
The third and fourth concessions are
related to parking. um 54 parking spaces
would be required for a market rate uh
project of this size uh for the number
of one and two-bedroom units and the
guest parking. Um as you'll recall,
there are 30 units proposed and there
are 38 parking spaces. Um uh um the
applicant is proposing 38 parking
spaces. So this would be one of their
concessions. Um I I believe when the
applicant is um uh comes to speak,
she'll provide some um some parking
statistics. the uh Pastor Robus Housing
Authority and the Affordable Housing um
development corporation operate two uh
senior uh apartment complexes in town.
One recently finished the Riverwalk
Terrace which is in the Walmart center.
So they've got some um really up-to-date
parking data on what these projects uh
the parking demand actually is for these
projects. Um they've also the Pastor
Robels Housing Authority has been
operating the Cetaughter Apartments up
on Park Street near the Oak Park um
apartments for many years and so they've
got some longerterm parking data for
that project as well. Um so those are
both uh deed restricted uh um senior
housing projects we have here in Pastor
Robels. We have real data on how much
parking is required and so this is the
amount of parking that the applicant um
feels that uh the project will demand
and that is their request. Um the fourth
concession, the uh municipal code
requires shade trees in our parking
lots. Um they are meant to provide 25%
shade at at five years. Um this project
uh as the trees are proposed would
provide 17% uh shade at maturity, which
is longer than five years. Um the
applicant did point out that the
building will shade um that the kind of
more eastern um parking area uh you know
from a lot of the afternoon sun because
it is a relatively tall building.
So the fifth and final concession is
related to open space. Uh multifamily
projects in the um mixeduse uh overlay
are required to have 100 square feet of
private open space per unit and 100
square feet of common open space per
unit. This project uh uh provides about
half of that space. Um each unit has a
private patio. They're about 50 square
feet in size. And then there is some
shared space uh in the darker green
color. Uh there's an indoor um uh
meeting room and and reading room. And
then there's an outdoor patio uh where
the the the uh residents will be able to
uh congregate and and recreate. Um as
I've mentioned several times, this is a
senior project. And so, um, while the
open space is, uh, reduced, uh, this is
an older population, it's also, um,
close to the bike and pedestrian path to
the south of the creek, um, relatively
close to Larry Moore Park and also the
river, uh, the riverwalk along the
Selenus River.
So, now jumping into the elevations of
the building, this is the front
elevation that uh, that faces north. Um,
is somewhat oriented to to Niblick Road.
Um, you can see this is a well
articulated building. A lot of window uh
window and and uh balcony openings um uh
and different uh sighting materials.
There's both shingles and horizontal
sighting on the on the sides.
This is a look at the side elevations.
We've already seen the elevation on the
right side. That's the west that kind of
faces Nibl Road. uh the building uh the
elevation on the left would face to the
east and would not be visible from uh
very many vantage points offsite. And
then finally, this is al we've also seen
this elevation. This is the re rear
elevation. Um this will face the oak
trees along the creek. And so this isn't
an elevation that that will really be
visible from um from offsite for the
most part.
Colors and materials. uh the applicant
has, you know, it's a relatively muted
uh attractive mix of colors, some uh
browns and and tans and then the doors
would be blue in color. Um and so um
don't have much to share on this, you
know, but this is the color scheme that
we would we we will expect.
So, uh with the 2024 zoning code update,
the planning commission made
recommendation to council to adopt
objective design standards. Um and so
the way our objective design standards
work are depending on the size of the
building both the number of units and
the length of or you know the the size
the literal uh uh width of the building
there are a number of of standards that
have to be met and so the standards are
broken into different tiers and then
depending on the size of the project um
the num it dictates how many of those
design standards you have to meet. The
idea is with smaller buildings, they
don't tend to be quite as massive if
they aren't the um the most artic art
articulated building or the most or
ornate buildings. Um they're smaller in
scale and so they're you know uh they
are uh less visible from offsite. So
bigger buildings have to provide more of
the uh the standards. So for a project
of this site of size uh they have to
provide all of the tier one standards
and those are things like uh the
orientation of the front porch in the
building. uh they have to provide window
openings of a specific percentage 15% in
this case. They have to break up walls
so we don't have large massive walls
with uh no articulation. Um they've got
to provide in the tier 2 um uh standards
they've got to provide two strategies.
You can see them listed there. Um the
applicant is providing balconies and
some vertical wall elements. Um, I'm not
going to belabor going through each of
these, but suffice to say that the
project uh meets uh uh each of its
objective design standards.
Um the project is on a site that has
quite a bit of slope and so I wanted to
go through some of the um the sections
the the uh the uh um the grading and how
the project will look um uh as after
it's constructed. So in the bottom right
we see the grading plan and then um I'm
going to hone in on this section here.
So this red line is cutting through the
building in the parking lot and we're
going to look like we're going to look
at what that grading will look like. Um
so here we see on the left um we're
looking at a cross-section through the
building. Um in blue is the is the
building. Um you can see that there is
quite a bit of um there is some cut. Uh
there is a maximum cut of 15 feet in
height to create the parking lot. there
is a um a fill of 14 feet in height. Um
those those are really restrained though
to where development is occurring. There
aren't many uh fill slopes. Um they're
using retaining walls to really restrain
how much grading needs to occur um to
provide these 30 units. Um you'll also
notice that the site uh is pretty
balanced. Uh the amount of cut and fill
are pretty close. They will need to
import a little bit of soil. Uh I think
it looks like about 300 cubic yards, a
little less than that. um but relatively
balanced site.
I will also note uh on the right uh the
retaining walls shown there in yellow uh
those are each six-ft retaining walls
and those do meet the maximum height uh
and separation for retaining walls. So
those uh uh retaining walls do meet our
standards. Um when we jump into
landscape uh um requirements, um you'll
see that staff is recommending um some
trailing plants, possibly rosemary at
the top of that upper retaining wall to
kind of break up its appearance. Um and
so those are the retaining walls I'll be
talking about when we get to
landscaping.
Looking at another um uh section. So now
we're looking through the that kind of
upper parking lot looking back towards
the building. Um this section just
misses the building. So, you can see
that there'll be a fill slope between
the building and the parking lot. Um,
and some fill there. I think I've got an
animation. That's where the little patio
is. And there is some fill. Oops. Below
it, it looks like my animation didn't
work. But um, so again, there is some
fill, but it really is constrained. You
can see on the um
um on the left is where the sidewalk is
located. The building will be pretty
close to at the same grade with the with
the with the uh with Nibck Road and with
the adjacent sidewalk.
And finally, uh there is also a section
uh provided through the the long parking
lot and then closer to the driveway
entrance. Um you can see there uh there
is some fill um but it is uh compared to
the size of that parking lot and the
slope of the lot. It is relatively uh uh
um it is a relatively small amount of
fill slope that we'll be seeing um when
this project is complete.
Um jumping into the landscape plan. This
is the plan that the applicant had uh
had brought to the the development
review committee. Um one of the
questions staff had for the DRC was is
this adequate landscaping. We do have
standards in our municipal code that
require unused areas, yards that don't,
you know, aren't covered by parking lots
and buildings and so forth or hidden
behind fences that they are meant to be
landscaped. Um and the the development
review committee felt like it would be
appropriate to have some oak tree
plantings in the more natural areas that
aren't going to get formal landscaping
in order to comply with that landscaping
requirement. Um staff prepared this uh
this uh exhibit uh that is provided in
the staff report. This is just to try to
um capture what we heard from the DRC.
Um, and so there is a condition of
approval that would require, I believe
it's 15 oak trees to be planted in
clusters and kind of natural clusters on
the undeveloped portions of the lot.
It'll help to soften the appearance of
those and be relatively easy to
maintain. I mentioned um that there are
some retaining walls along the east side
of that eastern uh uh um parking area.
And so you'll see that the trailing
plants are recommended above that upper
retaining wall. And then there was a
little landscape planter adjacent to the
garbage enclosure that should also be
included in the landscape plan.
Um, here's a quick look at the floor
plans. As I said, this is a mix of one
and twobedroom units. So, this is the
first floor. There is an area where it's
a residence center. There's an outdoor
deck that uh points towards the uh oak
woodland. They'll provide a nice space
and there's a reading room. So, there is
um some nice indoor shared recreation
space. There's also a laundry room on
the first floor. The second and third
floors are relatively similar. Um, and
so there is um there's no common open
space on the second and third floors,
but there is laundry on each floor. And
so there will be uh laundry facilities
for for um residents on each floor.
Um there was a pre previous iteration of
this project that was approved I believe
in 2021. Um that project was 20 uh units
that would have been market rate units.
Um at that time the project included a a
secondary driveway that would have
required alterations to the creek. It
would have required uh the removal of an
oak tree and it would have also um a lot
of grading, biological impacts, an oak
tree removal and then also would have
been a somewhat awkward egress um that
would have gone through the Highlands
Church parking lot. the applicant had
the right to do that, but it was a
fairly awkward uh solution. This project
would eliminate that uh that secondary
egress and instead uh it will be
restricting uh um left turns in into and
out of the site. So to enter this site,
you would have to be traveling eastbound
and make a right turn into the project.
When you're uh exiting the site, you
have to make a right turn. I think I've
got um some um animations there. If
you're leaving the site, you need to
make a right turn and head east. Um, as
I've stated multiple times, this is a
senior population and so we hope that
we'll see good compliance with these
rules. Um, but there will be a median.
You see it in yellow there. Um, that
will be um, [clears throat]
uh, required to be installed. It will
restrict movements for cars. Um, there
is a requirement that the median be
mountable for fire trucks, garbage
trucks, big trucks that need to come on
to the site and provide emergency and
other services to the site. But regular
cars will have to um make right turns to
to get inside and out of the project.
And that's due to sight distance. There
is uh you're of course climbing NibL
Road here and it starts to turn uh off
to the uh kind of southeast or more west
I suppose it is. Um uh and so it's uh
there is limited sight distance and so
for folks entering and exiting the site
this is to ensure safe movements.
Um we did receive two public comments,
written public comments. Um the
[clears throat] first had a list of 11
items. Um the second uh uh comment was
uh exclusively about parking, which is
the second comment that the uh written
comment u made. I've uh got them listed
here. Um and so we can um dive in as
much as the planning commission would
like to. We've also got the city
engineer here this evening and she can
explain the the traffic and greeting um
better than I have. Um the first public
comment was that the entry in egress is
flawed and dangerous. We have vetted
this with the fire department with the
um with our transportation consultant.
Um we explored a lot of different
options, different ways to provide
egress and ingress in this site and and
really it's come down to this pork chop
and it being the most uh feasible
solution. Um and it has been determined
by the engineering team that this would
be would create safe movements into and
out of the site. Um the second uh uh uh
um comment was about having inadequate
parking. As I mentioned, the second
comment letter we got was also about the
parking exception. Um the applicant will
provide us some parking numbers, but
they um I was surprised how low um she
she provided the numbers at the
development review committee meeting. Um
and they're they're they're they're
quite low. um and the parking uh rate
that that would be expected uh they'll
be covered by the the spaces that are
provided. But more importantly, state
law does say if the applicant requests
this concession, they are entitled to
this concession. Um the third comment
was about excessive grading. I've
provided some slides about how the the
project has constrained grading to the
degree possible. You can see on the
right there, this is a sloping site. Uh
also constrained um by the oak trees. Uh
so there was limited room. uh the
applicant kept the building on the some
of the least uh steeply sloping part of
the lot and um compared to the project
that was approved uh five or so years
ago um this project actually is quite a
bit less grading. The previous project
actually was going to lay back that
upper hill and um and put some
additional structures uh closer to the
apartments to the east.
Um the uh excuse me the uh public
comments uh uh made a a comment about
the creek setbacks. Um, this project
stays completely outside of the open
space easement which was the setbacks
that were established for this uh site.
Um, the applicant, excuse me, I keep uh
misspeaking. The public uh comment um
mentioned that storm water runoff has
been inadequately addressed. At this
time, we do have preliminary storm water
um uh calculations um that the
engineering team has has uh um reviewed.
Um those do get refined as we go into
grading and building permits. Um but uh
the city engineer has determined that it
is feasible to address uh the storm
water that will be generated by the
project. Um the uh public comment was
concerned that there are too many units.
As I said, the city council did allocate
20 units to the site and state law says
that this applicant is entitled actually
to even more units. If they wanted a
larger uh density bonus, they could have
requested an 80% density bonus. They
just they uh develop they designed a
project that um got as many units as
they possibly could, but it it actually
didn't maximize the number that they
could uh request. Um the uh public
comment uh claimed that the community
has been unable or is unable to absorb
the all the rental housing that's coming
onto the market. I believe the applicant
will provide some numbers, but the two
uh projects that came online last year,
the Riverwalk Terrace and the Sunrise
Villas um are entirely uh uh occupied as
I understand, those are both um
affordable projects and there are long
waiting lists to get into those
developments. So um uh you know, the
city's understanding and the applicant's
understanding is that there is is
certainly demand for affordable housing
in our community. The public comment uh
uh uh stated that the um that the the
lands might be Native American ancestral
lands. As I mentioned, there were um
there was a previous project on the
site. That project included uh impacts
to the creek and so there was a
mitigated negative declaration prepared
for that project. one of the mitigation
measures that um or there was an
archaeological report created for that
project and the archaeologist found no
evidence of of any uh um Native American
cultural um artifacts or any impacts
there on the site. Um there was a
mitigation measure that required a a
Native American tribe or an
archaeologist to monitor uh ground
disturbance. That mitigation measure was
inadvertently left out of the the the
proposed resolution. So staff will be
recommending that that requirement to
monitor will be readded to the uh to
this project um and to address any
potential impacts to um Native American
cultural uh artifacts. Um the applicant
or excuse me the p the public comment
mentioned that the project would be
unsightely from Highway 101. Um I've got
some slides we'll jump into um and the
the next slide that try to give an idea
of what the what the uh this the project
would look like from um the freeway.
It's a little hard to assess, but um we
can certainly look at that. Um the uh
project actually eliminates all oak tree
removals. There will be no oak trees
removed as a part of this project. The
previous iteration did remove one oak
tree. Um and actually the project will
be planting at least 15 oak trees on the
site. Um so there'll actually be a net
benefit in oak trees. And then there was
a claim that the um the view that there
was a viewshed that's a protected
viewshed to the south of the site. As I
mentioned, there is an open space
easement, and that uh easement is uh
both to protect the oak trees and the
the seasonal creek. It also houses the
pedestrian path that's to the south of
the creek. Um there was no viewshed uh
um uh limit on that. There was no
protection of the view. Um and the
portion of the of the lot not in that
open space uh was left for development.
So, this next slide uh is intended to um
looks like I've got an animation I
didn't intend. um is to to give an idea
of the um relative height. The the
comment came from uh one of the owners
from the Alder Creek condominiums. Um
this project would have a finished floor
of uh at 760 ft. The building is 37 and
1/2 ft tall from that finished floor. So
you can see in blue that's um the
maximum height of the building will be
at 797 and 1/2 ft. the Alder Creek
Apartments approximately at 781 feet
judging by uh the the the topo lines and
the grading plan. So, um uh the roof of
the building will be, you know, a little
taller than the the foundation of Alder
Creek. Alder Creek's about it's a
two-story building. I don't know how
tall those buildings are, but largely
the uh this building will actually be
below um the Alder Creek uh apartments.
Um the red line, the red dotted line is
definitely not to scale. The width of
the the horizontal uh dimension is not
to scale um in this this image, but the
uh vertical scale is is to uh to scale.
This is my attempt. So this is a Google
Street view. I didn't go out on onto the
freeway exit. Um but this is a Google
Street view so we can kind of get an
idea. Um the few uh points of interest
you can see to the far right that's the
Kennedy Club building. Um a a building
that sits you know close to this
building. Um and it is it is a
prominently uh visible uh building from
the freeway. Um I don't know the name of
the condos that are at the top of Oak
Hill but that's them there um towards
the middle of the image. the Alder Creek
apartments there are pointed to and then
the the site where Highlands will uh be
located and we've already seen they'll
be lower than the Alder Creek uh
apartments by a bit but they're there to
the left. So certainly they will add to
what you can see on the hillside. Um but
there are a lot of visual visual impacts
that that exist. Um
so here's a look at the street view of
the actual site. You can see the
Highlands Church there on the right and
then the Alder Creek apartments are
there on the far left.
So, um, jumping into what's in the
resolution, um, there are a, you know, a
laundry list of conditions of approval.
These are just summaries and they don't
include all the conditions of approval.
Those are in the draft resolution in
your staff report this evening. The
sixth and seventh uh conditions of
approval require um affordability
agreements that are related to um
restricting these units to uh low-income
households. Those in the 30 to 60% um
AMI, the uh average um I keep I
shouldn't put myself in that position
where I have to think about what the AMI
is is the average um mean income. I
think I've got that wrong. Um but the
the project will be required to go into
agreements with the city that the units
will be um affordable for 55 years. Um
there is a requirement that the project
comply with the city's um new dark sky
lighting requirements. Um they'll have
to provide adequate laundry facilities
for the project. Uh retaining walls will
need to be mason mason masonry material
uh textured concrete or similar. Um we
discussed the landscaping uh that they
need to include 15 native trees that
will be uh scattered on the site. Um
some trailing plants above the retaining
wall and landscaping adjacent to the
garbage enclosure. They will need to
plant some additional street trees. Um
there's uh um some existing landscaping
and irrigation that is maintained by the
city, but it's got some gaps and so um
conditions 13 and 14 would require that
landscaping and irrigation to be uh
repaired. And then um the applicant does
intend to put some signs on the site. We
didn't get details of those. So when
those come in um with building permits,
we'll bring those back to the DRC for
their review.
Um the then this slide here has some of
the engineering conditions. There is a
long condition related to circulation.
We talked about the fact that the turn
movements will need to be um limited.
They'll need to make some ADA
improvements and some signage and um
striping and so forth. Um, they will
also need to replace the median
landscaping and they'll need to provide
a new surface for the driveway entrance,
the kind of turn pocket that enters the
site. As I said, this is not a
comprehensive list that is there in your
draft resolution.
Um, there are findings that the planning
commission needs to make. A lot of them
are about the project being consistent
with the goals and policies of our of
our city, the general plan, the zoning
ordinance, um the uh any other plans and
and standards of the city. Um there are
condition or excuse me, findings
provided in the resolution uh that the
the planning commission can use to
approve the project. In addition, um
you're finding that the project
accommodates the aesthetic quality of
the city and that it's compatible with
the existing scenic and environmental
resources.
Um the project uh staff is recommending
that the project be found exempt from
environmental review as a class 32
categorical exemption. These are
exemptions for infill development. They
have to be on sites less than five
acres. They have to be substantially
surrounded by other urban uses and not
have any um significant impacts to
things like traffic, noise, air quality,
and water quality. So there's a what's
called a notice of um exemption that's
provided in the resolution that goes
through all the reasons why this project
is exempt from SQUA.
As always, the planning commission has
options. The first would be to approve
the project by adopting the draft
resolution. Um uh that and the project
would be approved based on findings and
subject to the conditions of approval.
Uh the planning commission could approve
the project with modifications uh to the
conditions of approval or to the project
itself by adopting the u by amending and
adopting the draft resolution. If you
feel you need more information, you can
refer the project back to the DRC or to
staff. Um or you could deny the project
by adopting findings of denial. Um
uh staff is making a recommendation for
option two, which would be to approve
the project. We are recommending a an
additional condition of approval that
would require monitoring of uh grading
of the site. Uh would be u a a
professional archaeologist would need to
help create a cultural resource
monitoring plan. And then there would be
uh folks on site to make sure that
nothing is uncovered during during
grading and construction.
And I believe that is uh that ends
staff's report.
» Thank you Katie. That was a lot. Um,
we'll get there. So, before before we
get into questions, um, would the
applicant like to make some comments?
Yeah, absolutely.
» Hi, good evening. My name is Lori Doyle.
I'm executive vice president of
Affordable Housing Development
Corporation. Um, we are the proposed
co-developer of the Highlands 298 Nibble
property that you're seeing in front of
you this evening. We're also partnered
with the Pastor Robels Housing Authority
and their new executive director, Nick
Rasmmanson, is here with me tonight as
well. Um, we have I' I've met with a few
of you in the DRC meetings, but um, we
have been a part of this community for a
better part of a decade. We were uh
partners with the housing authority for
Oak Park 3 and four as well as Sunrise
Villas and Riverwalk Terrace which Katie
talked about earlier. Um most of these
projects were um I say um a majority of
the project uh but all those projects I
mentioned were made possible because of
the cities both are political and their
funding support um of the city of Paser
Robas. So it was a partnership between
my organization as well as the housing
authority and the city as well. We
always call the city our partner. Um, as
Katie mentioned, um, we were
recommended, um, unanimously by the DRC.
So, we're here for your approval of our
final entitlements for this project. Um,
I did want to mention two, uh, I think
I'm going to answer two questions, um,
regarding parking and, um, absorption of
affordable housing. So, I'll start with
parking. Um, I'll start with Riverwalk
Terrace, which I think most of you are
probably most familiar with. And this is
kind of our sort of phase two of
Riverwalk because it's just across South
River Road from um the 79 units that
Riverwalk Terrace is. So that property
has um 79 units and 82 parking parking
stalls that are dedicated to that
property. And um we do what we call like
parking studies, parking counts. So we
go out, we survey how many cars are out
there. We we actually our managers
become very close with our residents
anyway. So we kind of know who's driving
what and we do surveys like during the
day, during the weekend, during the
night to figure out how many cars are
actually on site. So there's about 50%
of those um spots are empty all the
time. Um so out of the 82 spots, there's
only about 40 or so that are actually
full all the time. Um the housing
authority is also a part of the CED
daughter pro project which is um over
off of I forget what number street it
is, but it's south of Oak Park one. Um,
so over on that on the north side of
town and that has 40 units total and
they only have 34 spaces. Granted, that
project was approved a long time ago and
they're about at the same type of um
open or um resident use [clears throat]
or residents that have cars and guests
that have cars. So about 50% of the
stalls are open most of the time. Um,
and then here we're actually, as you
know, we're proposing 30 units and 38
spaces. So, it's actually more than both
of those um both of those projects that
I just referenced and we would expect to
have the same type of um parking
situation there. So, I operate um
affordable housing all over the state of
California. I'm just giving you examples
here because it makes most sense to you
all. Um but this is what we're seeing
throughout our senior communities
throughout the state of California as
well. So, it's about 50% um have cars in
55 and older communities. And in family
communities like Sunrise Villas, that's
about 1.5 cars to one. So just for a
little bit of perspective. And then
relative to the weight list and the
absorption of affordable housing, I
think we're all aware that we we need
more affordable housing. We need as much
as we can get. Um Riverwalk Terrace,
again, I'll compare the seniors. Um that
property was fully occupied within a
weekend. Um as soon as we opened it, all
79 people wanted to move in one day. We
had to spread it out. So, we had to make
it 3 or 4 days so it wasn't overwhelming
for everybody. That property has an
almost 700 person waiting list right
now. So, we are um expected to utilize
that wait list when we open this
property as well. Sunrise Villas, I know
this is a big one. This is family. Um
there's 1500 people on our waiting list
there. And Oak Park, um three and four,
which I'm involved in, have over 700
people on their weight list. So, those
are family projects. But just giving you
some perspective, we have no doubt that
we will absorb these units very quickly.
And um also just to point out as part of
our financing mechanism, we have to do a
third party market study that they will
come in and they will put it in writing
as to and they'll they'll do um kind of
an audit of all the affordable housing
and what's available and the need and
they'll put this into into writing for
us for our financing um mechanisms that
we get from the state. So I think that's
um all I have. I'm here for questions.
Um Nick is as well. And um yeah, thank
you for letting me be up here.
» Thank you. All right, if you'll stand by
close in case there are questions
directly for you.
» Thank you.
» Um so we'll bring it back to the
commission and uh we'll start over here,
Commissioner Connley.
» Okay. Yeah. Um it was good that you went
over the parking situation that it's
similar development. It's only 50%.
Um I'm wondering how much guest I mean
uh staff parking there would be uh for
this if if there's staff on on site that
could take up some of the 38 parking
spaces that are available.
» Um the applicant may have more
information. One of the units on of the
30 will be a manager's unit and then
there are two offices shown but uh one
of the like I said one of the the staff
will live on site so there'll be one of
the 30 apartment tenants. Um but I uh
you know there's 38 spots. My
understanding is they don't intend to
designate spots for any particular
person.
» Yeah. And also the parking discussion
was somewhat good to hear that a similar
type of senior living uh isn't full, but
I was concerned about overflow parking
with guest parking potentially to the
Highland church area or parking that's
down the grade a little bit. But I I
think uh the concern was alleviated with
your comments. Uh wanted to ask uh about
the the trash enclosure. I know it's a
small thing, but I didn't see any
architectural treatment for that. I
assume it's going to be similar to the
to the main building. I saw the location
of it.
» Yeah. I apologize for not including a
slide. It is included in the the the
resolution. Um it is um uh there it's
block. It is um and I'm the type of
block is is is giving me split face.
Thank you very much. Split face block is
the exterior of the the garbage
enclosure.
» Um this being a senior living community
just for my own education. uh what
prevents someone uh that's not a senior,
maybe has kids
uh maybe under 55 from from uh occupying
these these units.
» Um as I said, there is an on-site
manager. Um Lori, that's probably a
better question for you. How how that
gets managed?
So, in our lease, in the lease that they
sign, um there's like affidavit that
they have to sign that and obviously we
we we check the dates and all that stuff
of their year, birth and all that sort
of thing. Um there haven't been, again,
I I do operate senior um housing
throughout California. There's very few
instances where um I I've heard people
be worried about like grandparents
raising children and things like that.
That typically doesn't happen in in um
in in the communities at least that we
operate. Um, and if there was like a
long-term like a I don't know, for lack
of better terms, a squatter, like a kid
squatter or something like that, there's
the the manager on site is very aware.
Um, as you can imagine, especially with
a small project like this, um, the
manager will be very um much familiar
with everybody and their and their
guests and their okay families.
» Yeah. I just didn't know how. It's
really it'd be a lease violation if
there was anything that we found and
then we would be able to
» I assume that there's a like the oaks
and other places have that same concern.
» Okay. Mhm.
» Um and the only other minor concern is
uh I noticed the retaining walls on the
top of cuts um may have to have some
safety rails and be concerned about the
architectural treatment of that as well
as we mentioned additional landscaping
but staff presented something that I
liked on that but the safety rails on
the retaining walls might be needed and
the architectural treatment of that. So
that those are some things that I I'm
concerned about. Thank you.
» Thank you, sir. Commissioner Rhoden.
» Thank you, Chairman.
Um I think I I think the thing that
stands out for all of us that I brought
up even at DRC was the the parking. I
think you um attempting quite well
eliminating some of those concerns. The
only thing I would say the difference
possibly is that at some of the other
sites there's other parking nearby that
it's is accessible. I think this is
pretty isolated so that if you did have
a lot of visitors during holidays or
whatever that it might
might be an issue where it is in other
places just to keep in mind. Um and it
it looks like on Nibck Road there's only
a right turn in and a right turn out. Is
that correct?
» Correct. There is currently a turn
pocket and and a right only right turns
in the uh pork chop median that's shown.
There you go. Yes. Only right turns will
be allowed uh when you're leaving the
site.
» Is there going to be a guard in the
center lane that prevents people from
turning from that center lane?
» The the lane going west.
» Sure. The no the So there is a road and
unfortunately the images we see here
don't show it. uh quarter horse lane is
just immediately to the north and we did
explore I believe it's called a worm
median where it would really funnel the
traffic and and and restrict those those
turns but it would impact the existing
neighborhood to the north and so that
that solution was um was taken off the
table and the um the pork chop which
will only impact this project and not
the rest of the city um was was selected
as the solution. So, I see what what
happens out on Highway 46 with when we
partitioned it to where you're not
supposed to make a left turn on on
airport on the 46. I can't tell you how
many trucks have been turning in front
of me going east on 46. So, that that
was one of my concerns that people
aren't going to want to go down to the
light, do a U-turn in both directions.
» Commissioner Rhoden, I can speak a
little bit to the pork chop as well. Um
during design, a traditional pork chop
was proposed uh by the applicant.
However, the applicant then worked with
the city's traffic consultants to have a
more defined pork chop that really
funnels traffic to the east because that
was our traffic consultants concern as
well. And
» Is there a shaking finger there for
people who
» Uh yeah, it was identified during the
planning entitlements and then will be
further pursued in construction
documents to make sure that the um
appropriate pork chop geometry is
installed there.
» Thank you. I like the project. As you
know, we have limited rentals in this in
this town. Very limited limited senior
and lowincome rentals. Um, I like the
area of where it's being proposed as
well.
That's it.
» Thank you, Commissioner.
Commissioner
Commissioner Marlo.
» Good.
» All right. Uh, just a couple questions.
So, [clears throat] the you guys, the
city is requesting in addition uh to the
approval
more requirements around an
archaeologist.
Um what can you and you probably said it
but can you run me through the thought
process there because I think the
purpose of concessions and reducing
parking and all these things are to keep
construction costs down which allows the
affordable housing and I've been on
projects with a full-time arch
archaeologist on site and it's extremely
expensive and I've in my career never
actually found anything that not to say
that it wouldn't be justified to a
degree. So could you walk me through
that because
» Yeah, as I stated with the previous
iteration, we did prepare a mitigated
negative declaration and there was an
archa a report prepared for the site.
The archaeologists who went out did not
find any artifacts or evidence uh you
know of of cultural resources being
located on the site. Um but we did
receive a comment from the Native
American community and that was a
request. Um and so uh we've worked with
the applicant and they are comfortable
with the with the condition and are
ready to accept it. Um and so it would
require you know monitoring when they
first break the ground open and are
doing that grading. Um but it is in re
in response to a previous comment that
re received from the tribes.
» Okay. I understand. And and the
applicant you guys are okay. All right.
I know that can get pretty expensive. So
um the only other thing is um the trash
enclosure. Don't love where it's at. I'm
not sure if there's a lot of other
options. seems like it's just kind of
hanging out there. But, uh, not really a
question, more of a comment. But my only
other thing would be like maybe you
could tuck that into the hillside or
something a little more creative. But
aside from that, um, oh, just just one
more thing with with these um
concessions, just what I was doing quick
quick research, unless it provoke from
my understanding propos uh is a major
safety or health issue, we really that's
pretty much entitled, right? Like they
because of what they're providing.
» That's correct. the city would be
exposed to legal challenges if if we did
not uh you know accept the the density
bonus requested and those concessions.
» Where's that line at? Because you know
we're less parking. I I get the point.
Probably never going to be full. Is
there like a cost analysis done where
like well actually we could get two more
or four more spots for little to no
money? I'm just curious like where the
line is on that, right? because
» For for for $5,000 they could get all
the spots. I'm not saying that's true.
Like where is that line drawn? And
» There is some language in state law that
addresses that. Um it would be the onus
of the city to provide that
documentation. It's not the
responsibility of the applicant and so
it would be a financial burden on the
city to do that. We do have the city
attorney on the line and if she wants to
to chime in um I'm sure she has knows
the law better than I. Yeah, I was just
I was just curious because so it's it's
on us to say, well, actually it wouldn't
cost you that much more money to do it
is what you're saying. Okay. All right.
Well,
that's all I had. Thank you.
» Thank you, Commissioner. Looking over to
my right, Commissioner Kogler. Mr.
» Chair, thank you. Um, my site related
questions have already been asked and
answered thanks to my peers and Katie's
responses. I'm just curious for the
applicant. You said you have a marketing
study that's going to be done. Since the
housing redevelopment authority is a
component of this project, will that be
public and available to us to look at
when it's completed?
» Okay. I think that would be really
informative for this group and others
within the city to have updated data.
Thank you.
» Thank you, sir. Commissioner Neil,
» I was on DRC when this came forward and
I quizzed the group extensively, so I
think I had most of my questions
answered.
» Great.
Good. Okay.
Okay. Most of my questions Well,
actually, you know what? I'll I'll ask
just for clarification purposes. Um, you
mentioned improvements.
Sidewalks.
I think it had Does it have sidewalks
now?
» Sidewalks are existing. I think there's
a few spots I think some accessibility
improvements, but the you're correct.
The there is curb gutter and sidewalk
surrounding uh both the north and west
side of the lot. So when it comes to
what because there's a lot of water that
runs down Nibck during that you know
during our storms is there going to be
added drainage?
» I'm going to defer to the city engineer.
» There's a big piece.
» Yeah.
» Um there are drainage um proposed for
the project um at the the left or excuse
me the right turn in and right turn out.
Edith, could you identify yourself,
please?
» Edith, could you identify yourself?
Thank you.
» This is Edith Lim with North Coast
Engineering.
» Um,
and there is currently um a a cross
gutter that goes across the existing
driveway turnin.
So, with the the little right hand turn
in, right hand turn out, um there will
be
um an undersidewalk drain specific for
this project to keep that water flowing.
» Okay, thank you for that.
» And and I would add to that is that um
storm water would continue to flow in
current conditions.
» Okay.
» As it does today.
» As it does today. Okay.
» Thank you very much. Um question Katie.
So Highlands and the big parking lot is
behind it to the uh to the south,
correct? Is there going to be pathways
and everything to that side of it or
does does the restricted area, the creek
prevent anything from going that way?
» Yeah, any pathway would require grading
within that uh within the the creek um
or the the seasonal drainage. Um uh so
if folks wanted to utilize, you know,
the Highlands, if they wanted to to make
the hike, um they would be going down
the sidewalk and down that unnamed road
that's to the west of the site.
» Okay. And I'm sorry, I'm going to ask
one more question. I I keep looking at
my notes. Um there was a mention about
kids. So in my understanding, it's so
it's a 55 and older,
not to say 55 year olds don't have
children.
Is it is it children restricted or
children are acceptable
on site living?
» It's the size of the unit.
» You can you somebody come up to the mic
and answer that for those that are
hearing listening.
» It's just public comment.
» So this So there's a majority of onebs,
right? 25 onebedrooms and um the rest
are two bedrooms. So the units
themselves don't really lend themselves
to having anyone really else in there.
And typically the two bedrooms are
occupied with couples or one and a
caregiver. Um which it's typically
couples if anything. Um at least that's
our population that we're seeing at
Riverwalk. So like I said in the lease
it's it's pretty clear. Um, we're um
with fair housing laws, there are
exceptions that need to be made. Um, I
can't like tell you exactly what the
fair housing laws are. I don't have
those memorized, but um, we really
haven't come up with that instance where
there's young children or even children
living with them. It's usually like
visiting if anything.
» Okay.
» It's it's hard to guarantee not, right?
I can't put that stamp of guarantee on
it, but it's not what what we've seen.
It's not what's at chat daughter. It's
not at Riverwalk Terrace. Well, and just
to confirm, there's no fencing between
Nibck Road and the property itself.
Right. Correct. So, the concern I was
thinking is if there's children
and they start playing out in the front
and
happen to wander on towards Nipick, that
could also be very dangerous.
» And there's a um I don't know if we
could put the site plan up real quick.
Um the the building is set pretty far
off as far as we could get it um from
Niblick. And so it's there's a pretty
large area there. I don't know the exact
dimensions, but you know, the parking
lot is there and and uh it's not like
the building's right on top of Niblick.
I'm not making any, you know, I'm not
saying people can't walk, but that is
that was the point.
» Okay.
» Yeah.
» All right. I appreciate that.
» Yeah. No problem.
» Thank you very much.
» Of course,
» Sir. Uh on the mic, please, if you're
going to make a comment.
» I don't think are you are you speaking
on behalf of the applicant or you public
comment?
We're almost to public comment. Just
give me two seconds.
Sorry, I thought he was with you guys.
All right, no other questions. Then
we'll go ahead and and then now go
ahead. You don't have to sit. We're
going to move this to public comment.
We'll start with you, sir, if you'd like
to come on up.
» Housing authorities.
» Go ahead and state your name, please.
» David Anderson. Okay. And um the rules
are that uh for seniors, you can have a
guest for up to 10 days or nights over
the course of the year. You get 10 in a
row, but once you can't get past the 10,
you can't have any more. You can't have
overnight guests continuously beyond the
10 days. And that typically is counted.
I tell you who tells on their their
neighbors tell on them. So that's how
that works.
» Okay?
» But also, our leases are all
month-to-month. So there's no
protections for long-term leases here.
And when a ten is in violation, it's not
difficult to document it and then move
them on if necessary.
» We we we strive to keep peace in the
valley. Uh it gets difficult sometimes,
especially with older folks who are kind
of in their way and uh um little things
will set them off. Noise or vibration or
you know your dog barked and didn't like
it. So things like that come up and it's
uh we just try to keep that all under
under control.
» Okay.
That's it. Thank you, sir.
Any other public comments?
Seeing none in the audience, Marcy, we
have one caller.
» Caller, can you state your name?
» Hi. Uh, my name is Joseph Collins.
» Go ahead.
U I have u been in and out of Pastor
Robels
uh since 1971
and we've owned the Alder Creek
apartments for I don't know 25 years or
around that and in recent times we've
seen a lot of development in town uh
some affordable
uh some market Um, I heard the comment
earlier that uh uh that you just needed
a lot more housing in Pasarobos. Uh,
well, that may not necessarily be true.
If you do a study, you'll find out that
uh, Arrive, one of our newer
communities, has 15 vacancies. Blue Oak,
uh, also a fairly new, has 10 vacancies.
We at Alder Creek have 10 vacancies,
beautiful rehabilitated apartments, no
takers. We can't fill them. Uh there's
not enough people in the community to
occupy
the market apartments and we're happy to
show our community and for that matter
the other communities. But anyway,
having said that, we're dealing with
this the affordable housing. Now, uh I
wanted to address a couple of issues
there. uh the the architecture
it looks to to me you come to pass robos
because you've got open space you've got
hills it's beautiful it's amazing it's
wonderful and uh this architecture is a
glob of dwellings
set on this parcel
and then in order to facilitate that
you've got to cut the bluff and then
you've got to
uh support the the bluff. Well, the
bluffs
are one of the most amazing things about
the community. But uh you know that
be it as it may, I want to talk quickly
about the parking.
I'm 76 years old. I think I'm certainly
uh uh qualify for 55 and older. I still
drive. my wife still drives. Uh I think
uh saying that these folks are not going
to drive is inappropriate because they
will and there's not enough parking on
site to accommodate their visitors to
accommodate them. And uh so these folks
are going to have to park someplace
else. They're going to go down and park
in the church parking lot, the shopping
center parking lot, and that's going to
be a problem. They're going to come up
and park with us when we've got plenty
of parking. And so I I think that
the parking
is a factor. It's a big factor with this
community.
Uh that I wanted to also address.
» Sir, your your time is up. Stay locked.
» Sir, you
» Yes.
» Your time is up.
» Are we good?
» One more caller.
» Caller, can you state your name?
» Oh. Um, my name is Sheila Kurs
and um I have a a problem with um the
parking also. Um I'm have many relatives
that live out of town and in their
communities um
there are um
apartments or senior living with no
guest parking. So when these guests come
or if you have an additional parking,
you're parking in the street. Niblick is
sloped.
And I my question is, is there um does
Niblick allow street parking in this
zone?
Um because guests will park um on the
street.
And if you've got another senior coming
in the community and visiting, they're
going to want to park in the parking
lot. So, if there's no guest parking, I
understand it's it's free for all. It's
first come, first serve parking, but
you're you're you're going to want to
have um over time more additional
parking. Um, and I also, um,
you know, agree with the the the
structure, the look of the building. It
doesn't look like it belongs in Paso. It
looks like it belongs
in Southern California
um, in a bigger in a bigger town. Um, so
those are my comments is I I really
think that there is going to be a
parking problem here. Um and um the
building really doesn't fit the
community.
» Thank you caller.
caller.
» Good evening.
» Can you hear me?
» Yes.
» Go ahead. You have three minutes.
» Hi, this is Linda George, U 3126 Spring
Street. I have to echo about the
parking. It's really interesting
project. Um the parking I have been in
the longest parking war
uh ever in my existence. has been
ongoing for 60 days. And this is
something that I approached uh Chief
Nord about because there are no real
experts on parking or neighborhood
disputes, so to speak. And that's one of
the most common problems um with people
is parking. So, I didn't get to hear if
there's street parking on Nibblet, but
for me, I mean, maybe I don't understand
why there would be oak trees when there
could be more parking, but you guys
limited parking on a mixed use per
resident. Now, I understand with the ADU
laws that that came out, not this last
legislative session, but the one prior,
that you guys are not requ uh that you
can't require um I don't know if it's
ADUs or buildings in general to um
provide parking. Um, so I don't know how
you guys work that conflict when you're
uh designing these uh these buildings,
but just take it from somebody who's
having the last 60 days plus of hell and
trying to go through 8 CD, that kind of
stuff that those things really matter. I
know you get density bonuses and bonuses
here, etc., etc.,
But we're everyday people and we like
our little territory that we pay for.
And I'm always afraid I'm working in in
nursing homes and things like that back
in the heyday why you guys would put
seniors in a three-story building. Um I
could see rescue efforts women or people
in wheelchairs disabled because
generally I'm 58.
um if I went to go live there, I would
be upset if my my grandchild can stay
longer. What if my son was in the
Marines? That kind of stuff. But just
remember when it comes to parking, when
I worked at Agnes Developmental Center,
we had a res a staff shoot somebody over
it and died. So, please keep that in
mind. Thank you very much.
Okay. All right. I think we're good.
Good. Thank you, Marcy. Okay. I I think
of all that I probably one thing,
Warren, the the parking on Nibcktick,
there is no parking right directly in
front of the development on Nibble.
Correct.
» Yeah. Let's have the city engineer come
up and Leslie can answer the questions
about Nibck best.
» Sorry, I missed one caller. It looks
like there's one more that made it in
right before public comment.
» Hello.
» Hi. Go ahead. State your name. You have
three minutes.
Hi, this is Trevor Collins and I wanted
to ask if they've done any studies. If
you go up to Nickerson,
I everybody's going to go up and do a
U-turn up there. Have we done any
traffic mitig mitigation for that
location?
And then also I wanted to mention that
uh the u um occupancy the state law says
that you can put two plus one into an
apartment. So, in the one-bedroom
apartments, you can put three people. In
the two-bedroom apartments, you can put
five,
and people do. And so, uh, I think that
parking is going to be a really big
issue. And then the traffic, there's
going to be a lot of U-turns up there,
and we need to address that or somebody
needs to address that U-turn location
because it's going to be backed up all
the way all the way down the street.
Okay, that is the last uh public color.
» Is this on?
» Thank you, Mercy.
» Is this on? There we go. Um, so to
address uh the condition on Nibck, um
there is no existing on street parking
in Nibcktick right now and none is
proposed. Uh currently the geometry of
the street, you've got two through lanes
that are eastbound, two through lanes
that are westbound, and then class 2
bicycles on each side. Uh into the site,
there is a designated right turn lane as
well. And again, there is no parking
within Niblick currently. Um regarding
the call, uh the caller that addressed
the concern with the no U-turns, that
was also evaluated by the city's traffic
consultant. They identified the same
concern and there will be a no U-turn
sign placed at Nickerson.
» Okay, thank you for that. So, with that,
we're going to go ahead and close public
comment, bring it back to the commission
for last questions, comments, or I would
entertain a motion.
Commissioner Connley.
» Thank you. Um, I'm looking at the
traffic study and uh I don't know if it
has to do with the uh allowing for over
and above what's uh been analyzed, but
uh it's based on uh less than 30 units.
I think they have 24 lowincome housing
units uh as the basis for the traffic
study. Um
and um I don't believe that even given
that there was a major impact on uh
Nibck Road, but would that need to be
addressed uh because of the number being
30 instead of 24?
» There you go. Okay. Um I don't believe
so. uh because of the the trip
generation was already calculated in
there and and as you already mentioned
and observed that um the trip generation
was well below any any significant
impact.
» Yeah, I thought it was pretty ne
negligible. Um just a comment I I think
the access off of uh restricted to off
of NibLick is better than having access
to the parking lot below. I think that's
a good point. And I think the elderly uh
community, the senior living is a good
use for this site. I mean, this is a
difficult site to to to use that space
because it's so limited. So, I really
like this project as far as the type of
use and the fact that the access is
limited to NibLick. So, I would be
willing to entertain a motion unless
other have have comments.
Looks like Commissioner Marlo has
» No, I'd like to make a motion. There's
no other comment.
» I love it.
» We got a comment by Commissioner
Christensen.
» Go ahead.
» Thank you. I just wanted to make a
comment in the sense that um my first
concern was parking and so I hear the
public's comments. I think that they
have to also consider is that this is a
low income. the concessions take a lot
of that out of the city's hands in a way
that kind of handcuffs us to a certain
extent. So staff tries to do the best
that they can to mitigate whatever is
possible and I think they've done a
great job doing that. Uh we do have a
turn lane there already. So I understand
the concern from the traffic standpoint.
I think that that will get cars out of
traffic's way. Um the ingress egress
there's really that's probably the best
solution rather than down from below
where you're going through a parking lot
where pedestrians are and you're
crossing a pedestrian and bike trail
which was a concern of mine as well from
the original um approval when I saw
that. So I hear the public's comments.
Um I really do. I'm I'm one of those
commissioners that that takes that as a
a very large concern when I'm looking at
these projects. But at the same time, I
am familiar with the senior housing
developments in town. Uh I have friends
and family that live in some of those
and I can tell you that um um I I don't
think that parking's really been an
issue for them. I should know my mom
would call me first thing if there was
an issue. So just want to be clear on
that. Um so I like the project and I
just wanted to uh put my two cents in on
the parking. So thank you,
» Commissioner Christensen. Thank you.
Well said. I'll enter I'll I'll
entertain a motion if there are no other
comments or questions.
» Yeah, I'd like to make a motion. Is it
possible to put the uh additional
condition up there for for me? I don't
have that one memorized.
Okay. I'd like to uh move to uh approve
development plan 25-15 for a 30 unit
multifamily residential development
including an affordable housing density
bonus by adopting draft resolution
PC26xs
xxx based on findings with amended
conditions of approval to include and
the qualified uh principal
investigator defined by as an
archaeologist just reference what's on
the that one. [laughter]
» I wasn't going to say the whole thing. I
was just going to do a summary.
» Oh, don't. I was going to cut them off.
» Yeah. No, we were getting there.
» We got a first on the table by
Commissioner Marlo. Do I hear a second?
» I'll second it.
» Seconded by Commissioner Connley.
» Roll call, please.
» Commissioner Marlo.
» I.
» Commissioner Connley.
» I.
» Mr. Rhoden.
» I.
» Mr. Kler.
» I.
» Commissioner Neil.
» I.
» Mr. Christensen.
» Hi.
» Chair Person Karubius. I motion passes
70.
» Congratulations.
» All right, moving on to discussion
items. Consent calendar for the DRC
minutes uh for December 15th, 29th,
January 5th, and the planning commission
minutes from January 13th. Are there any
changes, comments? If not, I will I will
ask for Oh, Commissioner Neil.
» I move approval.
» Thank you, sir.
» Second.
» We got a second by Commissioner Kogler.
I believe that was first by Neil,
seconded by Commissioner Kogler.
Roll call, please.
» Commissioner Neil,
» I.
» Mr. Kogler,
» I.
» Commissioner Christensen,
» I.
» Commissioner Connelly,
» I.
» Mr. Rhoden,
» I.
» Mr. Marlo,
» I.
» Chairperson Cob Rubius.
» Hi.
» Motion passes 70.
» Okay. On to other reports. Housing
Constraints and Opportunities Committee.
Yes, we're working on an agenda for
February. Is it February 12th? February
12th, 2 p.m. will be our next housing
constraints committee meeting. Um the
main focus will be looking at some
proposed changes to the city's um
development fees. Those are the cost
recovery fees that we charge um
applicants to process permits in the
city. Those haven't been updated in 20
years. There's been a consultant working
on that for the past year or so. So,
they're going to be presenting um the
proposed new fees to the housing
constraints committee. Housing
constraints committee will make a
recommendation to the city council. City
council will have the final say. They'll
hold a hearing on that in uh March.
Thank you. Thank you for that, Warren.
All right. DRC committee uh rotation
schedule. Any comments, changes?
None. Seeing none. Okay, we're good on
that.
Okay, moving on to any final planning
commissioner comments. I see
Commissioner Kogler reaching for the
mic.
» Yeah, one quick one, Mr. Chair. Um, when
the public calls in, they talk somewhere
from the heavens. I've tried to figure
out where it's coming from or just
bounces around in here. I don't know if
it's possible to get any better
acoustics, but I truly find it hard
sometimes. And I noticed all of us were
straining to hear and comprehend some
things that were being said. So, I know
we're temporary, but I don't know if we
can get some kind of improved acoustics,
sound system, whatever. Thank you.
» Thank you, sir. Seeing no others.
So, I I want to thank Katie, that was a
lengthy presentation. Want to thank you
for all of that. Um, you may update us
on this, Warren, but I was just curious,
how are the improvements going um at the
city? Thanks.
Yeah. So, we're there's basically a
two-phase process going on at city hall.
So, phase one is the remodel of the
second floor, the city hall space. Um,
that's going very well. Uh, we are we'll
be moving back in in February. So,
there'll be a formal um public service
counter. We have additional conference
room space. And then the whole kind of
layout of cubicles and offices has been
modernized. All the paint and carpets
been refreshed. So, it's going to be a
much more efficient work area. It'll
look better. It'll accommodate more
staff members, which will be a benefit.
So, you'll know right now that half of
our staff is working in the council
chamber. So, by the end of February,
they'll be moved back upstairs, which
will then open up the council chambers,
which is the next phase of the remodel
process. So, that will then be a couple
of months process. I don't think we have
a, you know, formal timeline on that. So
I believe we will be here at least till
summer sometime best case.
» Okay.
» Well, you knew where I was going with
that question. Okay. Through summer
maybe. All right.
» Staff comments.
» Yeah. So we're in the middle of um
recruitments for planning commission. Um
we'll council is going to be doing
interviews in February. So Marcy, you
want to give us just a quick update on
the deadlines and how that's going to
work out?
Yes. So, we are accepting applications
until the end of this week. Um,
everything is done online via our
website. Uh, the interviews are
tenatively scheduled for
I think it's February 11th. The 11th.
Yes, sorry. February 11th. So, um once
we have the inner the application
process closed, we'll have more of an
idea of timelines for those applicants.
um and we will reach out to them with
that information.
» Very good. And then after um our
appointments by the council of
commissioners um those those seats
become active in March. So we do our
traditional reorganization dinner. So
Marcy, you want to tell us about that?
» So that is scheduled for Sunday, March
1st. Um we are
can I go ahead and say where?
» Yeah.
» Oh, so we are scheduled to be at Calos
in the patina room like we did a few
years back. Um so we are finalizing all
of the agreements and things with that.
So more information to come to you guys
uh with timing and you know
possibilities to bring a plus one and
how that all normally goes. So uh you'll
hear from me about that.
» All right. So Sunday, March 1st. Okay.
Um we also have another special meeting
coming up. So um we're working on a
joint session meeting that'll be between
the city council, the planning
commission and the airport commission um
to review basically the um spaceport
project and discuss kind of next steps
moving forward. I think there's some
major decisions to be made on funding
additional processes and studies. I
think the pl the city council is very
interested to hear from both the
planning commission and the airport
commission before we kind of take the
next formal steps in the spaceport
process. So that's going to be
Wednesday, March 4th, 6 p.m. here in
this noisy room. Um so mark your
calendars. Um try to keep that date and
time you know open so that you can
attend as well.
We expect it to be at six o'clock, which
is the normal council time.
» You'll send out a notice though.
» Yeah, it's going to be a formal meeting,
but I just wanted you to get that on
your calendar so you're not surprised at
the last second. Okay. So, other
projects, um, your next meeting is
February 10th and it looks like a pretty
busy agenda. So, I think there's going
to be a multifamily
um duplex uh subdivision project that
we're working on on Crestston Road. We
need to do some updates to our cannabis
uh delivery ordinance. So, that will be
before you. You'll be making a
recommendation to council on that. We
also need to update our temporary signs
in preparation for the next election
cycle. So, that's another ordinance
you'll be making a recommendation to
council on. Um there's a small um
amendment to the ravine water park that
we expect to be on that agenda as well.
And then let's see next meeting February
24th uh the Pasarobus Youth Arts Center
expansion is pencled in for a hearing as
well as an expansion a fairly major
expansion to the Aligretto Hotel on Bua
Vista. Um so we're working on that. So I
think February looks like it's going to
be fairly busy. We talked about the
reorganization dinner. We're still
trying to get a hearing date kind of
schedule pulled together on the landing
project. We're getting really close, you
know, on final conditions and
development agreement points. Um, but we
don't have a formal date, but start, you
know, start going through that EIR so
you don't cut yourself too short on
time. Um, so I think those are your
major things and be happy to answer any
questions. That concludes staff's
report.
» Thank you, sir.
Okay. If there are no other comments,
questions, then I'll take a motion to
adjurnn. So move.
» So moved. All in favor?
» I.
» We are adjourned.