Jan 20, 2026 - 06:30 PM

>>> THE NORTH DEVELOPMENT AREA AND SELF-DEVELOPMENT AREA, WHICH I WILL EXPLAIN A LITTLE BIT MORE IN THIS PRESENTATION. AND THE SITE'S PROXIMITY TO OTHER USES IN THE CITY OF OAKLEY. SO, THE PURPOSE OF THE PUBLIC HEARING TONIGHT IS FOR THE PLANNING COMMISSION TO CONSIDER ADOPTION OF TWO RESOLUTIONS. ONE IS PERTAINING TO THE PLANNING COMMISSION'S RECOMMENDATION TO THE CITY COUNCIL, REGARDING AN APPLICATION , REQUESTING SEVERAL ENTITLEMENTS THAT I WILL EXPLAIN IN A MOMENT, AND ALONG WITH THAT , IS RECOMMENDING CERTIFICATION OF THE PROJECT'S ENVIRONMENTAL IMPACT REPORT, SO THERE ARE TWO RESOLUTIONS TO TAKE ACTION ON. THIS IS A LIST OF THE REQUESTED ENTITLEMENTS, SO THIS IS WHAT MAKES UP THE PROJECT, AND THE APPLICANT COMES TO THE CITY SUBMITS AN APPLICATION FOR THE PROJECT, OFTENTIMES THERE ARE DIFFERENT ENTITLEMENTS OR DIFFERENT THINGS THAT GO WITH THAT PROJECT, AND THIS IS A SUMMARY, SO THE FIRST ONE IS FOR A GENERAL PLAN AMENDMENT, AND THAT WAS TO REDESIGNATE THE GENERAL PLAN LAND USE DESIGNATION , WHAT IS DESIGNATED ON THE GENERAL PLAN MAP OF THE SOUTHERN PORTION OR THE SELF-DEVELOPMENT AREA FROM COMMERCIAL TO LIGHT INDUSTRIAL. THE SECOND ENTITLEMENT IS FOR A REASON, AND THE ZONING IS ALWAYS REQUIRED TO BE CONSISTENT WITH THE GENERAL PLAN DESIGNATION. THE REASON OWN IS TO CLASSIFY THE ZONING DISTRICT FOR THE ENTIRE PROJECT SITE, SO BOTH THE NORTH AND SOUTH AREAS, FROM THEIR CURRENT ZONING OF BUSINESS PARK LOW FOR THE NORTH AND RIVER OAKS CROSSINGS SPECIFIC PLAN, WHICH IS A SPECIFIC PLANNED ZONING IN A SOUTHERN PROPERTY THAT AT ONE TIME PERMITTED THREE BIG-BOX RETAILERS, INCLUDING A WALMART. FOR THE ENTIRE PROJECT AREA TO BE DESIGNATED TO P1, PLANNING AND DEVELOPMENT DISTRICT, WITH THE PRELIMINARY DEVELOPMENT PLAN. THE THIRD ENTITLEMENT IS VERY TENTATIVE MAP, AND THIS IS ESSENTIALLY A SUBDIVISION. YOU MAY HEAR THESE REFERRED TO AS A MAJOR TENTATIVE MAP OR A MAJOR MAP OR MAJOR SUBDIVISION, AND THIS IS TO SUBDIVIDE THE THREE EXISTING PARCELS. SO, THERE IS ONE PARCEL IN THE NORTH AREA, AND THERE IS BASICALLY ONE LARGE PARCEL AND A SLIVER PARCEL IN THE SOUTH AREA, BUT IT WOULD BE TO SUBDIVIDE THE ENTIRE PROJECT AREA AND THE 10 LOTS. DESIGN REVIEW IS AN ENTITLEMENT FOR THE DESIGN OF THE PROJECT, THAT IS THE LANDSCAPING, THE SITE LAYOUT, THE DRIVEWAY LOCATIONS, THE BUILDING ARCHITECTURE, ET CETERA. AND THEN THERE IS A MASTER SIGN PROGRAM, SO SINCE THIS BUSINESS OR THIS BUSINESS PARK , LIGHT INDUSTRIAL AREA, WOULD HAVE MORE THAN SIX BUSINESSES, IT HAS 10 BUILDINGS PROPOSED, IT KIND OF TRIGGERS WHAT THE CITY CALLS A MASTER SIGN PROGRAM, AND THE IDEA BEHIND THAT IS THE SAME THING YOU WOULD SEE IN A SHOPPING CENTER. THE IDEA FOR THAT IS THAT YOU GET A CONSISTENT LOOK AND DESIGN OF SIGNAGE THROUGHOUT THE SITE, INCLUDING ENTRY SCIENCE, PROJECT SIGNS, WALL SIGNS, ET CETERA, AS OPPOSED TO HAVING INDIVIDUAL BUILDING OWNERS COME IN WITH THEIR OWN DESIGN PLANS, AND HAVING UNMATCHED SIGNAGE. AND FINALLY, THERE IS A DEVELOPMENT AGREEMENT WITH THE CITY COUNCIL, AND I WILL GET INTO A FEW OF THE DETAILS ON WHAT IS BEING REQUESTED UNDER THE DEVELOPMENT AGREEMENT. THERE IS ALSO THE ENVIRONMENTAL IMPACT REPORT. ENVIRONMENTAL IMPACT REPORT IS AN ENVIRONMENTAL ANALYSIS THAT LOOKS OVER ESSENTIALLY A PRESET LIST OF POTENTIAL IMPACT CATEGORIES. THESE ARE THRESHOLDS TO DETERMINE POTENTIAL SIGNIFICANCE OF IMPACTS, AND THEN LOOKS AT WAYS TO EITHER MINIMIZE, MITIGATE, OR AVOID THOSE IMPACTS AND THIS IS A REQUIRED STEP, IT HAS TO BE TAKEN ALONG WITH ANY APPROVAL OF ANY PROJECT, SO, AS PART OF TONIGHT'S HEARING, THE ENVIRONMENTAL IMPACT REPORT HAS BEEN PRESENTED AS PART OF THE PROJECT, AND THE PLANNING COMMISSION IS BEING ASKED TO ALSO RECOMMEND ACTUALLY AN ENVIRONMENTAL IMPACT REPORT, WHICH THE COUNCIL WILL BE REQUIRED TO CERTIFY IF THEY ARE TO APPROVE THIS PROJECT. SO, THE EXISTING CONDITIONS IN THE GENERAL PLAN AND ZONING, IN ITS ENTIRE PROJECT, IT IS APPROXIMATELY 164 ACRES IN SIZE, IT IS BIFURCATED BY THE BNSF RAILROAD TRACKS, AND THE NORTH DEVELOPMENT AREA IS APPROXIMATELY 76.4 ACRES, WITH THE SOUTH BEING APPROXIMATELY 87.6. IT IS A RELATIVELY FLAT SITE. AS MANY KNOW, IT IS CURRENTLY CULTIVATED WITH VINEYARDS, AND THERE ARE EXISTING BUILDINGS ON THE NORTH SIDE. THE GENERAL PLAN DESIGNATIONS ARE LIGHT INDUSTRIAL AND COMMERCIAL. THE NORTHERN PROPERTY IS LIGHT INDUSTRIAL, THE SOUTHERN PROPERTY IS COMMERCIAL. THE ZONING , AS BRIEFLY MENTIONED EARLIER, IS ALSO SPLIT THE NORTH SIDE IS BUSINESS PARK LOW DISTRICT, AND THE SOUTH SIDE IS THE SP, THE SPECIFIC PLAN FOR THE RIVER CROSSINGS SPECIFIC PLAN. I KNOW THAT MAP IS A LITTLE HARD TO READ, BUT JUST WANTED TO SHOW, IT IS KIND OF THE SAME MAP THAT WAS SHOWN IN THE CLOSE-UP AERIAL FROM PREVIOUS SLIDES. SO, THE SURROUNDING USES INCLUDE SINGLE-FAMILY RESIDENCES, A MARINA IN THE SAN JOAQUIN RIVER AREA NORTH OF THE AREA. AND A FEW HOMES. THERE IS A CONSTRUCTION COMPANY, SINGLE-FAMILY RESIDENCES, THE BIG BREAK REGIONAL TRAIL AND THE BIG BREAK REGIONAL SHORELINE TO THE EAST, AGRICULTURAL LAND, LIGHT INDUSTRIAL USES, COMMERCIAL USES, SINGLE-FAMILY RESIDENCES TO THE SOUTH ACROSS MAIN STREET, AND THE OAKLEY LOGISTICS CENTER, SOMETIMES REFERRED TO AS CONTRA COSTA LOGISTICS CENTER, I'M GOING TO REFER TO IT AS OAKLEY LOGISTICS CENTER, TO THE NORTH AND WEST OF THE SITE AS WELL. AND THERE IS ADDITIONAL COMMERCIAL USES THIS SOUTH AND RESIDENTIAL SOUTH OF MAIN STREET. SO, THE PROJECT DESCRIPTION, IT'S JUST KIND OF A TITLE SLIDE AND SHOWING ONE OF THE RENDERINGS FOR ONE OF THE BUILDINGS, BUT AGAIN, THESE ARE THE REQUESTED ENTITLEMENTS. I WILL GO THROUGH EACH ONE OF THESE JUST A LITTLE BIT MORE. I'M NOT GOING TO SPEND A TON OF TIME ON THESE SLIDES, BECAUSE I WENT THROUGH THESE ALREADY, BUT THE NORTH GENERAL PLAN AMENDMENT IS FOR THE NORTH DEVELOPMENT AREA. IT'S CURRENTLY DESIGNATED AS LI AND THE SOUTH IS THE COMMERCIAL. SO, THIS WOULD BE FOR --ACTUALLY THE SELF-DEVELOPMENT AREA, TO CHANGE IT FROM COMMERCIAL TO LI TO MATCH WHAT IS ON THE NORTH DEVELOPMENT AREA. AND THE REZONE, THIS WOULD BE FOR THE ENTIRE PROJECT SITE, AGAIN. IT WOULD BE REQUESTING A CHANGE OF THE ZONING OF THE NORTH DEVELOPMENT AREA FROM THE BUSINESS PARK LOW TO LIGHT INDUSTRIAL, AND FOR THE SELF-DEVELOPMENT AREA FROM THE SP TO THE SPECIFIC PLANNED DISTRICT ALSO TO THE P-1 LAND DISTRICT YOU MAY ASK WHAT IS A P-1 DISTRICT? IT IS A ZONING DESIGNATION THAT IS SPECIFIC TO A PROJECT OR A SITE IN THIS CASE, AND IT IS ESSENTIALLY LIKE A MINIATURE ZONING CODE THAT APPLIES TO A PROJECT. AND OFTENTIMES, IT WILL ALLOW FOR FLEXIBILITY WITH DEVELOPMENT. THERE MAY BE THINGS THAT ARE PULLED FROM THE EXISTING ZONING CODE OF A RELATIVELY SIMILAR ZONING DISTRICT. THERE COULD BE THINGS THAT ARE SPECIFIC TO THE PROJECT, BUT ESSENTIALLY, IT LAYS THE GROUNDWORK AT A PROJECT LEVEL FOR THINGS LIKE ZONING REGULATIONS, USE ALLOWANCES, THINGS OF THAT NATURE. SO, THE REQUIREMENTS FOR THE P-1 DISTRICT WILL BE ESTABLISHED AS PART OF THE ADOPTION OF THE P-1 DISTRICT FOR THE SITE, AND THE APPROVAL OF A ZOOM -- REZONE WOULD ENSURE COMPLIANCE WITH THE CITY GENERAL PLAN, SO THE P-1 DISTRICT THAT IS BEING PROPOSED IS VERY SIMILAR TO WHAT YOU WOULD SEE IN THE LIGHT INDUSTRIAL ZONING FOR THE CITY. HOWEVER, A LIGHT INDUSTRIAL ZONING IS VERY OLD ZONING TEXT, IT DOES NOT HAVE MANY --SOME OF THE USES IN THIS P-1 DISTRICT, SO THIS KIND OF APPLIES TO A MODERN LIGHT INDUSTRIAL PROJECT. AND FINALLY, PREPARATION OF A FINAL DEVELOPMENT PLAN IS REQUIRED FOR DEVELOPMENTS IN THE P-1 DISTRICT. AND THE TENTATIVE MAP SPLITS THE SITE UP INTO 10 LOTS, AND EACH OF THOSE LOTS HAS ITS OWN BUILDING, SO THERE IS 10 LOTS, 10 BUILDINGS, AND THE BUILDINGS RANGE IN SIZE. UM, I SAY AS SMALL AS, BUT THESE ARE BIG BUILDINGS, SO ON THE SMALLER SIDE, IT IS JUST OVER 117,000 SQUARE FEET. THE LARGER ONE IS OVER 936,000 SQUARE FEET. BUILDINGS 1 THROUGH 5 AS INDICATED ON THE PLANS ARE LOCATED WITHIN THE NORTH DEVELOPMENT AREA, NORTH OF THE RAILROAD TRACKS, BUILDINGS 6 THROUGH 10 WOULD BE LOCATED WITHIN THE SELF-DEVELOPMENT AREA. THE APPLICANT, THEY MAY TOUCH ON THIS LATER DURING THE PRESENTATION, BUT THEIR PHASING PLAN WOULD BE TO DO THAT SELF-DEVELOPMENT AREA FIRST, COMPLETE THAT BEFORE THE NORTH DEVELOPMENT AREA BEGINS. FOR THE DESIGN REVIEW, AGAIN, THIS IS ESSENTIALLY REQUIRED FOR NEW ABOVEGROUND BUILDINGS OR STRUCTURES OR LAND DEVELOPMENT. UM, SO, IN LOOKING AT DESIGN REVIEW, WE ENSURE THAT THE PROJECT BEING PROPOSED IS SUBSTANTIALLY CONSISTENT WITH THE ADOPTED DESIGN GUIDELINES AND ANY REGULATIONS IN THE ZONING CODE OR IN THIS CASE, THE PROPOSED P-1 DISTRICT BUT IT CONSISTS OF THE EVALUATION OF -- WE LOOK AT SITE PLANNING, HOW THE SITE IS LAID OUT, INCLUDING BUILDING SIDING, SETBACKS TO BUILDINGS, ORIENTATION, ENTRIES, SO THINGS LIKE WHERE THE ENTRIES ARE LOCATED, WHAT IS AT THE ENTRIES, AND LANDSCAPING AT THE ENTRIES. INTERNAL CIRCULATION, TRUCK TURNING RADII, THINGS OF THAT NATURE. OFFSTREET PARKING, WHERE TREES ARE LOCATED, HOW MANY ARE BEING PROPOSED, AND LANDSCAPE BUFFERS, TRASH ENCLOSURES, MAKE SURE THEY COMPLY WITH OUR STORMWATER STANDARDS, AND THE OTHER THINGS LISTED THERE. AS PART OF THE DESIGN REVIEW PROCESS , THE ENTIRE SITE LAYOUT WOULD BE SUBJECT TO THIS REVIEW, SO IT IS NOT JUST A PORTION OF THIS SITE FOR THIS PROJECT. AND HERE IS JUST A FEW ELEVATIONS THAT THE APPLICANT PROPOSED. THIS IS KIND OF LOOKING AT WHAT IS CALLED BUILDINGS 4 AND 5 , SO THIS RENDERING KIND OF SHOWS , I GUESS, WHAT IT WOULD LOOK LIKE IF YOU WERE ON VINTAGE PARKWAY FACING WEST. OBVIOUSLY, WITH NO HOMES RIGHT THERE WHERE THE GRASS IS, BUT THAT'S WHAT THE BUILDING ENTRIES WOULD LOOK LIKE ON THAT SIDE, AND THEN THE BACK, KIND OF IN THE MIDDLE , IS WHERE ONE OF THE LARGER BUILDINGS WOULD BE LOCATED AS PROPOSED. THIS IS LOOKING SORT OF NORTH ALONG BIG BREAK ROAD AND VINTAGE PARKWAY WOULD BE OFF TO THE RIGHT SIDE, ABOUT HALFWAY UP THE PHOTO. YOU CAN KIND OF SEE A BREAK IN THE BUILDINGS, THAT WOULD BE LOOKING INTO THE GAP THAT WE WERE JUST LOOKING AT IN THE PREVIOUS RENDERING. AND THEN THIS IS BUILDING 6, SO THIS IS BIG BREAK ROAD --I AM SORRY, BRIDGEHEAD ROAD, AND THIS WOULD KIND OF NEAT MAYBE LIKE WHERE THE HOTEL ENTRANCE IS OVER THERE ON BRIDGEHEAD, LOOKING TOWARD -- LOOKING NORTHEAST TOWARDS BUILDING 6. THE BUILDING THAT IS PROPOSED ALONG BRIDGEHEAD ROAD. AND FINALLY, THIS IS BUILDING 7, THIS BUILDING IS ALONG MAIN STREET. THIS RENDERING SHOWS FROM THE SOUTH SIDE OF MAIN STREET, LOOKING NORTHEAST AGAIN. AND IT SHOWS THE LANDSCAPE MEDIAN, SO THERE WOULD BE A LANDSCAPE MEDIAN THAT IS CONDITIONED TO BE BUILT WITH THIS PROJECT ON MAIN STREET. AND WHAT THE PROJECT ENTRY WOULD LOOK LIKE THERE. AND THIS IS THE CONCEPTUAL SITE PLAN, SO YOU CAN SEE THE DIFFERENT BUILDING SIZES, YOU CAN SEE BUILDING 6 ON THE FAR LEFT, BUILDINGS 4 AND 5 ON THE RIGHT SIDE, THERE THE FIRST TWO AS YOU GO UP, AND SOME OF THE OTHER BUILDINGS SPREAD THROUGHOUT. IT ALSO SHOWS --I UNDERSTAND IT'S HARD TO SEE ON HIS SIDE, BUT THE ENTIRE PROJECT HAS STREET TREES THAT LINE BIG BREAK ROAD, BRIDGEHEAD ROAD, AS WELL AS MAIN STREET, THAT LINE STREETS WITH TREES ALONG THE ENTIRE CIRCULATION NETWORK. AND FINALLY, WELL NOT FINALLY, THERE IS ONE MORE AFTER THIS, BUT THE MASTER SIGN PROGRAM, AS MENTIONED PREVIOUSLY, IT IS REALLY JUST CONSISTENT SIGN DESIGN AND TO ALLOW FOR ANY FLUCTUATIONS FROM THE NORMAL SIGN ORDINANCE. AND THIS PROJECT HAS ENTRY SIGNS, PROJECT SIGNS, WALL SIGNS, AND THINGS OF THAT NATURE, SO, THIS IS INCLUDED. THE MASTER SIGN PROGRAM IS ACTUALLY INCLUDED IN THE PUD , ATTACHED TO YOUR STAFF REPORT, THE PLANNED UNIT DEVELOPMENT DOCUMENT, IT STARTS ON PAGE 30. AND THE LAST ENTITLEMENT ON THIS LIST IS THE DEVELOPMENT AGREEMENT, SO THE APPLICANT IS PROPOSING TO ENTER INTO A DEVELOPMENT AGREEMENT WITH THE CITY OF OAKLEY OF CITY COUNCIL APPROVES THIS, AND THAT SEEKS A 20 YEAR TERM FROM THE DATE OF ITS COMMENCEMENT, WHICH HAPPENS 30 DAYS AFTER ADOPTION OF THE ORDINANCE AND APPROVE IT. AND THE KEY ELEMENTS IN THE DEVELOPMENT AGREEMENT IS IT LOCKS IN THE RIGHT TO DEVELOP THE PROPERTY IN COMPLIANCE WITH THE APPROVED DEVELOPMENT PLAN. THE ENTITLEMENT TERMS WOULD BE TIED TO THE TERM OF THE DEVELOPMENT AGREEMENT, SO, WHAT THAT MEANS IS , FOR INSTANCE, RATHER THAN HAVING A ONE-YEAR TERM OR WHATEVER IT IS ON THE DESIGN REVIEW, THEN HAVING TO COME BACK FOR EXTENSION, THAT DESIGN REVIEW, IF APPROVED AS PART OF THIS PROJECT WITH THIS DEVELOPMENT AGREEMENT, WITH LAST FOR THE TERM OF [ INAUDIBLE ]. SO, NOT ONLY DOES IT LOCK IN THE RIGHT TO DEVELOP THE PROPERTY, BUT IT LOCKS IN THE METHOD IN WHICH THE PROPERTY WOULD BE DEVELOPED, SO YOU DON'T HAVE TO KEEP COMING BACK FOR MORE ENTITLEMENTS THROUGHOUT THE LIFE [ INAUDIBLE ]. THERE IS ANNUAL REVIEWS OF STAFF AND APPLICANT FROM THE DEVELOPMENT AGREEMENT. AND THEN PART OF THE DEVELOPMENT AGREEMENT IS THE DEVELOPER WOULD BE CONTRIBUTING $250,000 TOWARDS THE CONSTRUCTION OF AN OVERHEAD RAILROAD CROSSING AT BRIDGEHEAD. AS MANY PEOPLE MAY KNOW IF YOU HAVE EVER DRIVEN DOWN BRIDGEHEAD ROAD, THERE IS A VERY NARROW RAILROAD CROSSING, IT IS AN OVERHEAD CROSSING, AND THAT RAILROAD CROSSING MAKES IMPROVEMENTS TO BRIDGEHEAD, VERY EXPENSIVE AND NOT VERY FEASIBLE RIGHT NOW. THE CITY HAS ISSUES WITH FLOODING IN THE AREA WHEN THERE ARE HEAVY RAINS, AND SO, YOU FEEL THAT A WIDENING OUT THERE IS GOING TO REQUIRE ADDITIONAL WORK TO THAT CROSSING, SO THIS OBVIOUSLY WOULDN'T PAY FOR THAT ENTIRE PROJECT, BUT IT WOULD BE A STEP IN THE RIGHT DIRECTION. AND THEN FOR THE ENVIRONMENTAL REVIEW, JUST A COUPLE TERMS I WANT TO COVER BEFORE I GET INTO THESE SLIDES, SO THAT THE PLANNING COMMISSION AND THOSE IN ATTENDANCE ARE AWARE. YOU MAY HEAR THE TERM CEQA , AND SEEK WHAT IS AN ACRONYM FOR THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. AND CEQA IS ESSENTIALLY THE GUIDELINES USED TO ANALYZE PROJECTS IN CALIFORNIA. PROJECTS IS A WORD DEFINED BY CEQA FOR POTENTIAL ENVIRONMENT IMPACTS. TO DISCLOSE THOSE IMPACTS TO ALLOW FOR PUBLIC COMMENTS ON A DOCUMENT, TO MITIGATE IF POSSIBLE, LIKE I MENTIONED EARLIER, TO EITHER MINIMIZE IMPACTS, MITIGATE, OR AVOID. AND THERE ARE THRESHOLDS INVOLVED. SO, THE POINT OF CEQA IS IF WE COULD ELIMINATE ALL POTENTIAL IMPACTS, THAT WOULD BE FANTASTIC, BUT THE REALITY IS MANY IMPACTS ARE NOT ABLE TO BE COMPLETELY MITIGATED OR MADE TO DISAPPEAR, SO WITH SEQUEL, THE GOAL IS TO REDUCE IMPACTS TO A LEVEL OF SIGNIFICANCE THAT IS CONSIDERED AN INSIGNIFICANT IMPACT, SO THERE MAY STILL BE AN IMPACT, BUT IT IS BELOW CERTAIN THRESHOLDS, SO IT IS NOT CONSIDERED SIGNIFICANT. JUST KEEP IN MIND, THOSE WORDS, THEY ARE PART OF SEQUEL, THERE TIED TO SEQUEL, SO IN THIS SENSE, SIGNIFICANT, LESS THAN SIGNIFICANT, THE PROPER TERM IS LESS INSIGNIFICANT. THESE TERMS ARE DIRECTLY TIED TO SEQUEL AND THE THRESHOLDS ESTABLISHED IN THE GUIDELINES AND SO FORTH. SO, AS PART OF THE PROJECT , AN ENVIRONMENTAL IMPACT REPORT IS PREPARED. WE HAVE EXPERTS WHO WORK ON THESE FOR US, EXPERTS IN AIR QUALITY, BIOLOGY, NOISE, ACOUSTICAL ANALYSIS, THINGS LIKE THAT, AND ALL OF THAT ANALYSIS IS PUT INTO WHAT'S CALLED A DRAFT ENVIRONMENTAL IMPACT REPORT. I WANT TO MAKE SURE I'M NOT GOING INTO SLIDES AHEAD OF ME. SO, THAT DRAFT ENVIRONMENTAL IMPACT REPORT IS MADE AVAILABLE TO THE PUBLIC. INTERESTED PARTIES, OUTSIDE AGENCIES, ET CETERA. COMMENTS ARE RECEIVED. AND EVENTUALLY, THERE IS A RESPONSE TO THOSE COMMENTS. WE WILL GET INTO THAT IN A SECOND. SO, THE FIRST STEP --I HAVE ALREADY GONE THROUGH THIS . THERE ARE OTHER THINGS, TOO, THAT THE SECRET DOCUMENT DOES. IT LOOKS LIKE ALTERNATIVES TO THE PROJECT THAT WOULD STILL SATISFY THE MAIN PROJECT OBJECTIVES, IT LOOKS AT HOW THOSE ALTERNATIVES MAY DIFFER IN THEIR IMPACTS FROM THE PROPOSED PROJECT. A BREAKDOWN OF ALL OF THOSE FOR THE ULTIMATE DECISION MAKERS, TO LOOK AT AND CONSIDER. AND SO, I TALKED ABOUT IMPACTS, RIGHT? SO, THERE ARE IMPACT CATEGORIES, AND ON THE RIGHT SIDE, IT LISTS ALL OF THE IMPACT CATEGORIES THAT ARE IN A CEQA DOCUMENT, SO THERE IS A CHECKLIST. IT IS TYPICALLY USED, AND YOU CAN SEE THAT AS YOU GO THROUGH THE DOCUMENT. AND THESE ARE THE CATEGORIES, SO AESTHETICS, SO THIS CAN LOOK AT ANYTHING FROM BLOCKING SCENIC RESOURCES TO JUST SOMETHING LIKE THAT NATURE. AGRICULTURAL RESOURCES, AIR QUALITY, GREENHOUSE GAS EMISSIONS AND ENERGY, BIO, CULTURAL AND TRIBAL RESOURCES, GEOLOGY, HAZARDS, HAZARDOUS MATERIALS, [ INAUDIBLE ], AND TRANSPORTATION OR TRAFFIC. THIS IS JUST GIVING A RUNDOWN, THIS IS IN YOUR STAFF REPORT AS WELL, BUT THIS JUST GIVES A RUNDOWN OF KIND OF THE TIMELINE THE SECRET DOCUMENT GOES THROUGH WHEN IT IS READY. THE FIRST, A NOTICE OF PREPARATION IS ISSUED, SO ONCE A LEAD AGENCY --THE LEAD AGENCY IS THE AGENCY RESPONSIBLE [ INAUDIBLE ]. THAT WILL BE THE CITY OF OAKLEY IN THIS CASE. ONCE IT IS DETERMINED A SECRET DOCUMENT IS NEEDED, AN EIR IS NEEDED, [ INAUDIBLE ]. SO, THAT GOES OUT, HE GOES OUT TO OUTSIDE AGENCIES, [ INAUDIBLE ] , AND THAT JUST SAYS, HEY, WE HAVE A PROJECT, [ INAUDIBLE ]. AND IT ALLOWS FOR EARLY COMMENTS TO BE RECEIVED. [ INAUDIBLE ] RIGHT HERE IN THIS ROOM TO SOLICIT PUBLIC INPUT ON THIS POTENTIAL INAUDIBLE ] AND THE CEQA DOCUMENT, AND SO, THAT WAS DONE . THOSE, LETTERS ARE INCLUDED AS AN ATTACHMENT TO THE DRAFT [ INAUDIBLE ]. AND IN SEPTEMBER OF LAST YEAR, THE DRAFT EIR WAS COMPLETED, SO IT WAS ALL DONE, IT WAS READY TO BE SENT OUT, AND SO, IT WOULD CIRCULATE, AND THERE WAS A 45 DAY PUBLIC REVIEW PERIOD, SO DURING THOSE 45 DAYS, THE CITY DID RECEIVE SOME PUBLIC COMMENTS ON THE EIR, AND THOSE ARE BASICALLY WHAT WE'RE GOING TO GET INTO TODAY, SO THOSE PUBLIC COMMENTS ARE WHAT HELPED [ INAUDIBLE ]. AND THEN ALSO, WE SENT OUT THE NOTICE OF AVAILABILITY [ INAUDIBLE ] IT IS TIME TO COME LOOK AT IT, [ INAUDIBLE ]. AND OF COURSE, WE PUT IT ON [ INAUDIBLE ] AS WELL. SO, THEN THE DRAFT EIR, PUBLIC COMMENT CLOSES. ALL THE COMMENTS ARE GATHERED, THEY GO BACK TO THE EXPERTS, AND THEY DO WHAT IS CALLED BRACKETING OF THE LETTERS, SO THEY LOOK AT EACH COMMENT, THEY BRACKET EACH COMMENT, AND THEY PROVIDE A RESPONSE TO EVERY SINGLE COMMENT THAT WAS RECEIVED IN THAT TIME PERIOD THAT ADDRESSES THE DRAFT EIR. AND THAT IS KIND OF [ INAUDIBLE ] OF WHAT IS IN THE FINAL EIR. AND JUST KNOW THAT WHEN WE TALK ABOUT THE DRAFT EIR, USUALLY WHEN YOU HEAR DRAFT, YOU'RE THINKING, IT'S NOT THE OFFICIAL DOCUMENT. IT'S JUST A DRAFT, IT'S NOT THE FINAL. IT MAY GET CONFUSING WITH SEQUEL, IT IS DIFFERENT WITH SEQUEL. THE DRAFT EIR IS THE FINAL DOCUMENT FOR THE DRAFT EIR. IT IS JUST --WE CALL IT A DRAFT EIR BECAUSE [ INAUDIBLE ]. IT IS THE OFFICIAL DOCUMENT, IT IS THE ONE THAT GOES OUT FOR PUBLIC COMMENT. THE FINAL EIR IS A SEPARATELY BOUND DOCUMENT. THAT TOGETHER WITH THE DRAFT EIR MAKE UP THE PROJECT EIR. SO, YOU MAY REFER --HEAR ME REFER TO THE EIR, JUST KNOW THAT THAT REFERS TO THE FULL DRAFT EIR AND THE FINAL EIR. SO, THE FINAL EIR INCLUDES THE REVISIONS TO THE DRAFT EIR [ INAUDIBLE ] AND THERE WERE A COUPLE IN HERE FOR THIS ONE. IT IS CALLED MITIGATION MONITORING AND REPORTING PROGRAM. SOMETIMES JUST REFERRED TO AS THE MITIGATION MONITORING PLAN. THEY ARE CALLED DIFFERENT THINGS, BUT ESSENTIALLY WHAT THEY ARE IS THEY ARE THE SUMMARY , THE TABLE SUMMARY, IN OUR CASE WE DO TABLES, THAT ALL OF THE IMPACT CATEGORIES ARE THERE, ARE POTENTIALLY SIGNIFICANT IMPACTS. WHAT THE PROPOSED MITIGATION IS, WHAT THE RESULTING LEVEL [ INAUDIBLE ] IS, AND THEN WHO THE RESPONSIBLE PARTY IS FOR ENSURING [ INAUDIBLE ]. IT IS GOING TO BE THE COMMUNITY DEVELOPMENT DEPARTMENT. [ INAUDIBLE ] SO, THERE ARE DIFFERENT PARTIES THAT MAY NEED TO BE INVOLVED IN ENSURING THAT THESE MITIGATION MEASURES ARE IMPLEMENTED, THAT IS ALL IN THE ERP. THE FINAL ERI -- EIR IS REQUIRED TO BE PUBLIC. [ INAUDIBLE ] SO, JUST TO SUMMARIZE THE DRAFT EIR, WE DID RECEIVE THREE COMMENT LETTERS WITHIN THE PUBLIC COMMENT PERIOD. THE FINAL EIR GOES THROUGH ALL OF THESE LETTERS. [ INAUDIBLE ] WE DID RECEIVE A FOURTH COMMENT LETTER WHICH WAS OUTSIDE THE PUBLIC COMMENT PERIOD. IT WASN'T LIKE FIVE MINUTES OUTSIDE, IT WAS LIKE 10 DAYS OR SO OUTSIDE OF THE PUBLIC COMMENT PERIOD. SO, THAT IS NOT INCLUDED IN THE FINAL EIR, HOWEVER WE HAVE INCLUDED THAT AS AN ATTACHMENT TO THE STAFF REPORT, AS WELL AS OUR EIR CONSULTANTS RESPONSE, THAT IS ALSO ATTACHED TO THE STAFF REPORT [ INAUDIBLE ] CONSIDERATION. SO, THEY STILL NEED TO RESPOND TO IT, IT IS JUST NOT A PART OF THE FULL EIR. [ INAUDIBLE ] THESE ARE IMPACTS THAT EVEN WITH MITIGATION , REDUCTION, THEY ARE STILL FOUND TO EXCEED A CERTAIN THRESHOLD OF SIGNIFICANCE, LABELED AS [ INAUDIBLE ]. AND THERE ARE THREE AREAS, SO, THE FIRST ONE IS THE CONVERSION OF PRIME FARMLAND. [ INAUDIBLE ] NONAGRICULTURAL USE. THE SECOND IS TO CONFLICT WITH OR OBSTRUCT IMPLEMENTATION OF THE APPLICABLE AIR-QUALITY PLAN DURING PROJECT OPERATION. THE THIRD IS TO CUMULATIVELY CONSIDERABLE NET INCREASE OF ANY CRITERIA POLLUTANT FOR WHICH THE PROJECT REGION IS IN NONATTAINMENT UNDER AN APPLICABLE FEDERAL OR STATE AMBIENT AIR-QUALITY STANDARD. IN THOSE ARE THE ONLY THREE -- THERE ARE NO OTHERS, SO IT IS JUST THIS LIFE. THESE ARE THE THREE SIGNIFICANT [ INAUDIBLE ] . AND BECAUSE THERE ARE SIGNIFICANT AND UNAVOIDABLE IMPACTS, WHEN CERTIFYING AN EIR, A DECISION [ INAUDIBLE ] OVERRIDING CONSIDERATIONS. THAT IS SOMETHING THAT IS BAKED INTO THE FINDINGS FOR THE CERTIFICATION OF EIR AND IS ESSENTIALLY, IN THIS CASE, IT WOULD BE THE CITY COUNCIL SAYING WE UNDERSTAND THERE ARE SIGNIFICANT IMPACTS ASSOCIATED WITH THIS PROJECT. THE BENEFITS OF THE PROJECT HAVE BEEN WEIGHED AGAINST THOSE IMPACTS, AND THIS IS THE STATEMENT THEY MADE TO BASICALLY SAY THE PROJECT [ INAUDIBLE ]. SO, THESE ARE JUST A QUICK ANALYSIS. I KNOW THIS IS GOING A BIT LONG, BUT I WANT TO BE SURE [ INAUDIBLE ]. I AM NOT GOING TO GO THROUGH ALL THESE. I JUST WANT TO POINT OUT THAT THERE IS A RESOLUTION ATTACHED TO THE STAFF REPORT, AND THAT INCLUDES REQUIRED FINDINGS FROM EACH OF THE FIVE ENTITLEMENTS I LISTED EARLIER, SO, THE REZONE, ET CETERA. THIS JUST SUMMARIZES WHAT THOSE FINDINGS ARE. SO, I CAN SAY THAT STAFF WAS ABLE TO MAKE THE [ INAUDIBLE ] ENTITLEMENT REQUESTS. SO, WE DID THAT FOR THE GENERAL PLAN AMENDMENT, THE REZONE, THE TENTATIVE MAP, DESIGN REVIEW, MASTER SIGN PROGRAM , AND [ INAUDIBLE ]. AND AGAIN, THE DRAFT FINDINGS , THE CERTIFICATION OF THE PROJECTS [ INAUDIBLE ], AND APPROVAL OF THE VARIOUS ENTITLEMENTS I LISTED CAN BE FOUND [ INAUDIBLE ]. ATTACHMENT 11 IS THE RESOLUTION THAT WOULD RECOMMEND [ INAUDIBLE ]. ATTACHMENT 12 IS A RESOLUTION THAT RECOMMENDS [ INAUDIBLE ]. AND THIS EXPLAINS WHAT THOSE TWO RESOLUTIONS ARE, SO, YOU DON'T WANT TO GET AHEAD OF ANYTHING HERE, BUT THIS IS -- IF AND WHEN WE GET TO THIS POINT, I JUST WANT TO MAKE SURE IT IS CLEAR, THERE ARE TWO RESOLUTIONS TO BE ACTED ON TONIGHT. I WANT TO MAKE SURE WHEN WE GET TO THAT, [ INAUDIBLE ]. SEPARATE RESOLUTIONS. SO, WRITTEN PUBLIC COMMENTS, WHEN THE PROJECT IS ABOUT TO GO TO A HEARING, A NOTICE OF PUBLIC HEARING IS MADE AVAILABLE, WE SEND IT OUT TO --THE STATE LAW REQUIRES ME SEND A NOTICE OF PUBLIC HEARING OUT TO ALL OWNERS OF PROPERTY, SO IT WILL GO TO THE MAILING ADDRESS OF THE PROPERTY OWNER. THAT OWN PROPERTY WITHIN 300 FEET OF THE PROJECT BOUNDARY. AND THE CITY OF OAKLEY CITY COUNCIL YEARS AGO SAID THAT IS NOT GOOD ENOUGH. WE WANT TO EXPAND THAT. SO, FOR ALL NOTICES OF PUBLIC HEARING, ALL SEQUIN NOTICES, ON NOTICES OF WORK SESSIONS WHEN WE HAVE THEM, WE DON'T TO 300 FEET, WE DO 500 FEET. AS YOU CAN IMAGINE, AS YOU EXPAND THE BUFFER FROM THE PROJECT BOUNDARY, THE BOUNDARY, YOU KNOW, IT CAPTURES [ INAUDIBLE ]. THERE MAY BE A CASE WHERE ONE NEIGHBOR GOT IT, ONE NEIGHBOR DIDN'T, THEY ARE PROBABLY ON EITHER SIDE OF THE 500 FOOT LINE. WHEN THAT 500 FOOT LINE TOUCHES ANY PORTION OF A PARCEL, THAT OWNER [ INAUDIBLE ]. AS LONG AS THE COUNTY ASSESSOR'S OFFICE HAS THE MAILING ADDRESS [ INAUDIBLE ]. IF ANYONE IS NOT AN OWNER OF A PROPERTY, PERHAPS [ INAUDIBLE ], IN THAT 500 FEET. SO, YEAH, WE DO 500 FEET, IT HELPS US REACH MORE OF THE PUBLIC. THE CITY COUNCIL IS PROUD THAT THEY MADE IT POSSIBLE FOR US AND WE ARE PROUD THAT WE DO. SO, ONCE THAT'S DONE, WE CAN RECEIVE PUBLIC COMMENT, SO, THEY TYPICALLY DON'T COME IN RIGHT AWAY , MUCH LIKE TODAY, THEY TYPICALLY COME THE DAY OF THE HEARING, SO WE RECEIVED A LOT TODAY. [ INAUDIBLE ] AND WE HAVE A REALLY COOL SYSTEM WHERE WE HAVE AN ONLINE COMMENT PORTAL WHERE FOLKS CAN GO IN AND SUBMIT THEIR PUBLIC COMMENTS ONLINE [ INAUDIBLE ] AT THE HEARING OR NOT, AND HOPEFULLY [ INAUDIBLE ] ONLINE COMMENTS. WHO MAY BE HERE TONIGHT AND WANT TO SPEAK. SO, THOSE HAVE ALL BEEN FORWARDED TO THE PLANNING COMMISSION. WE ALSO RECEIVED A COUPLE LETTERS AND THAT SORT OF THING, THOSE HAVE ALSO BEEN FORWARDED [ INAUDIBLE ]. THERE IS ONE THAT CAME FROM TO [ INAUDIBLE ] JUSTICE ALLIANCE. THEY SENT IN A PUBLIC COMMENT LETTER LATE THIS AFTERNOON . THE PLANNING COMMISSION, I THINK, HAS A HARD COPY, AND IT IS ALSO IN THE PUBLIC BINDER. [ INAUDIBLE ] AND I JUST WANT TO POINT OUT, THIS LETTER -- THERE WAS AN EMAIL AND THEN THERE WERE LIKE TWO ATTACHMENTS. SO, THE EMAIL AND ONE OF THE ATTACHMENTS IS [ INAUDIBLE ]. THE SECOND ATTACHMENT IS A PART OF THE FINAL ENVIRONMENTAL IMPACT REPORT, SO, THE COMMISSION ALREADY HAS THAT, [ INAUDIBLE ]. IT IS THE COMMENT LETTER THEY SUBMITTED [ INAUDIBLE ]. WORD OF THE DAY IN MY EMAIL IS DATA CENTER. AND THIS WAS A RECURRING PUBLIC COMMENT, WAS ON THE USE OF A DATA CENTER. SO, I JUST WANTED TO --TO KIND OF ADDRESS THIS EARLY. I KNOW IT IS A POINT OF CONTENTION, AND I WANT TO KIND OF EXPLAIN WHAT STAFF HAS ANALYZED AS PART OF THIS THAT YOU HAVE BEEN PRESENTED WITH, AND HOPEFULLY THAT CAN HELP THE DISCUSSION AS WE MOVE FORWARD. SO, A DATA CENTER IS ONE OF THE SEVERAL PROPOSED USES THAT COULD OCCUR AT THE PROJECT SITE. AS INDICATED IN THE PROPOSED [ INAUDIBLE ] DEVELOPMENT. TO DATE, AS EARLY AS AN HOUR AND A HALF AGO, I HAVE CONFIRMED, THERE ARE NO KNOWN USES FOR THIS PROJECT. ALL FUTURE PROPOSED USES NEED TO BE ANALYZED FOR CONSISTENCY WITH THE ANALYSIS THAT HAS BEEN DONE IN THE ENVIRONMENTAL IMPACT REPORT. SO, I WANT TO BE CLEAR, I KNOW THERE IS A FIRE GOING AROUND, IT SAYS STOP THE A.I. CENTER AT [ INAUDIBLE ]. WE ARE NOT PROPOSING A DATA CENTER AT VINTAGE PARKWAY, BUT THAT DOESN'T MEAN THAT SOMEDAY [ INAUDIBLE ]. IT'S JUST NOT BEING PROPOSED RIGHT NOW BUT I JUST WANT TO BE TOTALLY TRANSPARENT. I DO WANT TO LET THE COMMISSION AND THE PUBLIC AND THE APPLICANT NO THAT I AM HERE TO HELP GUIDE DISCUSSION ON THIS TOPIC, AND TO ASSIST IN MAKING A RECOMMENDATION TO THE CITY COUNCIL THAT CAN ENSURE THAT THIS PROJECT AS A WHOLE WILL BE HELD TO THE STANDARDS THAT ARE IN THE EIR, AND IF NECESSARY, REQUIRE ADDITIONAL ENVIRONMENTAL ANALYSIS, SHOULD SOMETHING LIKE A DATA CENTER OR OTHER UTILITY WHICH USE [ INAUDIBLE ] . SO, I WANT TO MAKE THAT CLEAR, WE ARE HERE TO ASSIST IN THAT DISCUSSION AND COME UP WITH SOLUTIONS , AND IF WE GET TO THAT POINT, I WOULD BE HAPPY TO SHARE SOME IDEAS THAT STAFF HAS AND DISCUSS WITH THE APPLICANT , THERE COULD BE SOME PRETTY GOOD SOLUTIONS FOR HOW TO MOVE FORWARD WITH THIS. SO, ULTIMATELY, STAFF DOES RECOMMEND THAT THE PLANNING COMMISSION APPROVED THE PROPOSED RESOLUTIONS, RECOMMENDING CITY COUNCIL CERTIFY THE PROJECTS [ INAUDIBLE ] PROJECT ENTITLEMENTS. AGAIN, THERE ARE TWO RESOLUTIONS , [ INAUDIBLE ] SEPARATELY. I HAVE THIS SLIDE, BUT I WANT TO GO THROUGH IT FIRST. SO, IT DOES SAY QUESTIONS FOR STAFF, SO I JUST WANT TO KIND OF HELP, IF I MAY, CHAIR, GUIDE YOU A LITTLE BIT, BECAUSE I HAVE BEEN THROUGH A LOT OF BIG MEETINGS LIKE THIS. SO, THE PLANNING COMMISSION MAY HAVE QUESTIONS FOR STAFF, LIKE RIGHT NOW, AND WE ARE HAPPY TO FEEL THOSE QUESTIONS. I DO WANT TO POINT OUT THAT THE APPLICANT DOES HAVE A SHORT POWERPOINT PRESENTATION. TYPICALLY, PER THE CHAIR, THEY ARE ALLOWED TO GIVE A PRESENTATION OF THEIR PROJECT. THIS IS A LARGE PROJECT, SO, IF STAFF COULD HELP INFLUENCE THAT AT ALL, I WOULD SAY USUALLY IT IS LIMITED TO 10 MINUTES, BUT MAYBE A FEW MINUTES OVER IF THEY NEED THE TIME. SO, THE PLANNING COMMISSION CAN ASK ITS QUESTIONS NOW. ALTERNATIVELY, [ INAUDIBLE ]. THEN ASK QUESTIONS OF STAFF AND/OR THE APPLICANT. AND I DO WANT TO ALSO POINT OUT , THE PLANNING COMMISSION CAN ASK QUESTIONS OF STAFF AT ANY TIME THROUGHOUT THIS PUBLIC HEARING, BEFORE IT OPENS, AFTER IT'S CLOSED. SO, YOU MAY GET ALL THE WAY TO DELIBERATIONS AND MOTION, [ INAUDIBLE ] WE ARE HAPPY TO ANSWER ANY QUESTIONS, SO WE ARE AVAILABLE THROUGHOUT [ INAUDIBLE ] WITH THAT SAID, THAT IS MY LAST SLIDE, SO THAT CONCLUDES THE PRESENTATION OF THE PROJECT. THANK YOU FOR SITTING THROUGH ALL OF THAT, I KNOW IT WAS A LOT AND PER THE COMMISSION, WE WOULD ASK WHETHER YOU WOULD LIKE THE APPLICANT TO COME UP AND MAKE THEIR PRESENTATION FIRST OR IF YOU HAVE ANY QUESTIONS YOU'D LIKE ANSWERED BEFORE THAT. I WOULD LIKE TO ASK SPECIFIC QUESTIONS ABOUT THE EIR IF THAT IS OKAY. >> I THINK IT MAY BE BENEFICIAL FOR US TO HEAR THE APPLICANT [ INAUDIBLE ]. I KNOW IT'S NOT THE ORDER. >> [ INAUDIBLE ] >> WHATEVER YOU'D LIKE, YEAH. >> UNLESS WE KNOW THAT THAT WOULD ADDRESS ALL THE QUESTIONS. >> YEAH, I JUST THINK IT MIGHT BE A GOOD IDEA TO HEAR ALL THE MATERIAL, THEN ASK QUESTIONS [ INAUDIBLE ] . YOU KNOW, WE HAVE A LOT OF PEOPLE WAITING, IT MIGHT SAVE A LITTLE BIT OF TIME POINT >> SO, AT THIS TIME, WITH THE APPLICANT PLEASE COME FORWARD AND MAKE YOUR PRESENTATION? >> WE ARE GOING TO SWITCH THE PRESENTATION, CHAIR. AND ALSO, I SHOULD HAVE RENTED OUT, WE DO HAVE ROSS AND JESSE WITH [ INAUDIBLE ] PLANNING AND MANAGEMENT, WHO ARE THE MAIN CONSULTANTS THAT WORK ON THE EIR, TO HELP ADDRESS ANY QUESTIONS THAT MIGHT COME UP OR ANY [ INAUDIBLE ]. >> WE'VE GOT A BUSY NIGHT, I'M GOING TO KEEP MY PRESENTATION VERY SHORT KEN DID A GREAT JOB OF WALKING YOU THROUGH [ INAUDIBLE ]. MY NAME IS DAVID, I AM AN ARCHITECT AND A PLANNER, PART OF THE TEAM, I ALSO HAVE A COUPLE MEMBERS OF THE KLEIN FAMILY THAT WOULD LIKE TO SPEAK. WE HAVE A TEAM TO ANSWER ANY QUESTIONS FOR SOMETHING THAT I DON'T KNOW DURING THE PRESENTATION, BUT BEFORE WE GET INTO THAT, I JUST WANT TO THANK STAFF POINT VERY PROFESSIONAL, [ INAUDIBLE ] IN WORKING WITH US AND UNDERSTANDING HOW THE PROCESS WORKS. I THINK KEN AND KEVIN FOR THEIR WORK ON THIS PROJECT. IT WAS VERY NICE TO WORK WITH A PROFESSIONAL TEAM. GOING TO THE FIRST SLIDE, UM, I WANT TO INVITE TWO MEMBERS OF THE KLEIN FAMILY TO TELL A LITTLE BIT ABOUT THE HISTORY OF THEIR FAMILY AND [ INAUDIBLE ]. >> HELLO. >> HI. SO, MY NAME IS HILLARY KLEIN, THIS IS MY SISTER, MEGAN KLEIN. SO, WE JUST KIND OF WANTED TO SHARE SOME HISTORY ABOUT THE KLEIN FAMILY IN THIS AREA. SO, MY DAD IS FRED KLEIN. HIS GRANDPARENTS WERE JOSEFINA AND [ INAUDIBLE ], IN 1924. SO, HE WAS AN ITALIAN IMMIGRANTS. HE HAD FOUND OUT ABOUT OAKLEY FROM HIS BROTHER WHO HAD ALREADY SETTLED HERE. HE REALLY FELL IN LOVE WITH THE AREA. IT WAS A SUPER AGRICULTURAL AREA BACK THEN. IT WAS ALL FARMS. AND THEY ENDED UP PURCHASING 162 . THEY HAD ALMONDS, GRAPES, LIVESTOCK, ALL SORTS OF ANIMALS, AND THEY HAD RAISED EIGHT CHILDREN THERE. MEANWHILE, THEY ALSO WERE STARTING A BUSINESS, JACUZZI, WHICH WAS OVER IN BERKELEY, SO THEY FIRST STARTED IN AVIATION, THEN IT WAS AGRICULTURAL WATER PUMPS, AND THAT WAS THE WHIRLPOOL BATH AND ALL OF THAT HISTORY. MY DAD, FRED, WOULD SPEND SUMMERS GROWING UP ON HIS FAMILY FARM. REALLY FELL IN LOVE WITH THE AGRICULTURAL SIDE OF THINGS AS WELL SO, HE MOVED HERE FULL-TIME IN 1973 , WHEN HIS GRANDFATHER HAD PASSED AWAY, SO HE WAS STILL IN HIGH SCHOOL, MOVED UP HERE TO HELP HIS GRANDMA ON THE FARM, AND HE ATTENDED ANTIOCH HIGH AND McDONALD'S COLLEGE. THEN UC DAVIS WHERE HE STUDIED AGRICULTURE AND VITICULTURE. HE THEN MOVED BACK, AND HE LEARNED -- OR HE TOOK THE FAMILY VINEYARDS AND WAS FORMING THOSE IN A MORE SERIOUS WAY, AND THAT WAS HELPING LOCAL FARMERS PULL OUT ON ENTRIES IN ORCHARDS THAT WERE REALLY PREVALENT AT THE TIME, AND KIND OF REACHED THE END OF THEIR ECONOMIC VIABILITY AT THAT TIME. HE LEASED A SMALL WINERY ON CELLARS ROAD AND STARTED WINE CELLARS, SO ME AND MEGAN STILL BOTH WORK AT PINE CELLARS IN THE WINE INDUSTRY, SO WE KIND OF WANTED TO SHARE A LITTLE BIT ABOUT THAT INDUSTRY AND HOW IT IS GOING RIGHT NOW. IT HAS BEEN A REALLY TOUGH FIVE YEARS. IN THE WINE INDUSTRY. ESPECIALLY FOR SOME OF THE BIG BRANDS, THAT IS WHAT IS ACTUALLY PLANTED ON THIS PROPERTY. SO, JUST IN GENERAL, PEOPLE ARE DRINKING LESS WINE. PEOPLE ARE MORE CONCERNED WITH HEALTH. THERE ARE OTHER ALTERNATIVES, SUCH AS CANNABIS, OZEMPIC IS REALLY IMPACTING IT AS WELL, SO WE HAVE SEEN THE DEMAND FOR WINE IN GENERAL JUST GO DOWN A HUGE AMOUNT IN THE LAST FIVE YEARS, AND SPECIFICALLY ZINFANDEL HAS BEEN THE HARDEST HIT CATEGORY, WHICH IS WHAT WE MOSTLY GROW HERE THAT IS ALSO COMBINED WITH THE AGE OF THIS VINEYARD. SO, IT IS A BEAUTIFUL, LOVELY PLACE THAT WE HAVE BEEN SO LUCKY TO WORK WITH. THE YIELDS HAVE DECLINED BY ABOUT HALF IN THE LAST FIVE YEARS. SO, THE VINES DO HAVE A LIFESPAN, AND IT HAS BEEN REALLY DIFFICULT JUST WITH BOTH OF THOSE THINGS COMBINED. SO, THAT IS KIND OF THE IMPETUS BEHIND THIS PROJECT, IT IS JUST NO LONGER REALLY AN ECONOMICALLY VIABLE PLACE FOR US IN THE WINE INDUSTRY RIGHT NOW, SO YEAH. SO --ANYTHING ELSE? DID I MISS ANYTHING? OKAY, THANK YOU. >> YEAH, I THOUGHT IT WAS IMPORTANT TO GET A LITTLE BIT OF HISTORY BECAUSE THIS IS THEIR LAND, THIS IS THEIR FAMILY, THEY HAVE WORKED THIS LAND FOR A LONG TIME, IT IS NO LONGER VIABLE. CAN YOU GO TO THE NEXT SLIDE? I CAN SKIP THIS ONE BECAUSE THEY HAVE ALREADY TALKED ABOUT THE CHALLENGES OF GREAT GROWING AND THE YIELD SPREAD THIS SLIDE AGAIN, YOU HAVE ALREADY GONE OVER, THERE IS A NORTH AREA, THE SOUTH AREA, YOU HAVE TALKED ABOUT THE STREETS. WE WERE VERY SENSITIVE TO THE SURROUNDING AREAS, AND WE INITIALLY MET WITH THE CITY AND STARTED TALKING ABOUT, HOW DO YOU APPROACH A MASTER PLAN BUSINESS PARK? AND TWO THINGS CAME OUT RIGHT AWAY, ONE IS TRAFFIC, AND THE OTHER ONE IS ON BIG BREAK ROAD AND THE PROXIMITY TO THE RESIDENTIAL. SO, NEXT SLIDE. WE SPENT A LOT OF TIME, YOU KNOW, GOING THROUGH --WE DON'T WANT TO CREATE A PROJECT THAT IS CREATING PROBLEMS FOR THE CITY, SO WE ARE VERY SENSITIVE TO HOW MANY TRUCKS GET IN AND OUT WITHOUT IMPACTING THE ENTIRE CITY. IT IS RIGHT NEXT TO 160, TRUCKS GET IN, GET OUT, SO, ALL OF THE NORTHERN DEVELOPMENT IS EXITS OFF OF WILBERT, AND STAYS OFF OF ANY OF THE OTHER STREETS. THE LOWER 7 PORTION IS ACCESS OFF OF MAINE. BIG BREAK WAS THE ONE WE REALLY FOCUSED ON, AND [ INAUDIBLE ] IS HERE FROM [ INAUDIBLE ] ARCHITECTURE TO TALK ABOUT THE WAY WE ANALYZED THAT AREA AND CAME UP WITH A NUMBER OF DIFFERENT SCHEMES AND CONCEPTS TO MAKE IT WORK. NEXT SLIDE. THIS IS THE CIRCULATION I ALREADY TALKED ABOUT, THE BLACK LINES AT THE TOP COMING OFF OF 160 ON WILBUR , ON INDUSTRIAL WAY, COMING ALL THE WAY BACK TO THE EAST SIDE OF THE PROJECT. WE CAN ACTUALLY SERVICE THOSE SMALL BUILDINGS FROM THAT SIDE WITHOUT GOING ONTO BIG BREAK ROAD. SAME THING ON THE SOUTH END OFF OF MAIN WITH SMALL BUILDING 6, WE WOULD COME OFF OF BRIDGEHEAD, BUT A LOT OF THOUGHT, A LOT OF CONCERN. WE WANTED TO MAKE THIS THE BEST WE CAN, AND THOSE WERE THE DECISIONS WE MADE TO THE MASTER PLAN. NEXT SLIDE. SO, AS PLANNERS, WE WANT TO COME UP WITH A VISION , IT IS IN THE PUD, WE CREATED A DOCUMENT THAT PEOPLE IF THEY WANT IN THE FUTURE, THEY GO, OKAY, WHAT CAN I DO, WHAT CAN'T I DO? WHAT WE ARE TRYING TO DO IS SET IT UP SO THAT WE CAN CAPTURE [ INAUDIBLE ] AND CREATE AN ENVIRONMENT, SO THAT IT IS AN ATTRACTIVE PROJECT THAT PEOPLE WOULD WANT TO COME AND LEASE AND BE A PART OF THAT COMMUNITY, SO, THAT WAS PART OF CREATING A VISION OF WHAT THIS COULD BE, IT'S A STATE OF THE ART BUSINESS PARK WHERE WE CAN ATTRACT GREAT TENANTS AND HAVE A VIABLE , SUCCESSFUL PROJECT. THE OTHER BENEFIT IS IT DOES HAVE A SIGNIFICANT IMPACT TO THE ECONOMIC VIABILITY, IT CREATES JOBS, CREATES INCOME FOR THE CITY, AND THE BEST PART OF CREATING SUCCESSFUL PROJECT, THE MORE SUCCESSFUL IT IS, THE MORE BENEFITS YOU GET OUT OF IT. SO, WE STARTED WITH THAT IN MIND. IT'S A REALLY GOOD, WELL THOUGHT OUT DESIGN, LANDSCAPE. ALL OF THE SIGNAGE, EVERYTHING WORKS TOGETHER. IT ALL FEELS LIKE IT IS ONE COMPLETE PROJECT. THE SIGNAGE WILL ALL LOOK THE SAME, IT WON'T BE DIFFERENT. THE ARCHITECTURE WILL LOOK VERY SIMILAR, IT WON'T BE A HODGEPODGE ALL OVER. AND THEN FINALLY, WE WANT TO TAKE ADVANTAGE OF THE CLOSE PROXIMITY WITH THE FREEWAY. RIGHT NOW, THE INTERSTATE IS CHANGING, IT IS CONSTANTLY MOVING. YOU KNOW, WE DIDN'T SET OUT TO DEVELOP A DATA CENTER, THAT WAS NEVER IN ANY OF THE CONVERSATIONS, BUT AS THE WORLD CHANGES, AND ALL OF A SUDDEN YOU START HEARING ABOUT STUFF, AND YOU GO, [ INAUDIBLE ]. AND SO, WE TRIED TO INCLUDE WHATEVER. LIKE WHAT IS THE FUTURE GOING TO LOOK LIKE? AND FROM LAND USES. AND AS KEN MENTIONED, WHATEVER GOES IN THERE HAS TO PASS THE STUDIES THAT HAVE BEEN PREPARED, SO, WE UNDERSTAND THAT, AND THAT WAS A PART OF THE THINKING. NEXT SLIDE. PHASING, KEN, YOU ALREADY WENT THROUGH THIS. THERE ARE A COUPLE OF [ INAUDIBLE ] THAT LIVE ON THE WEST SIDE OF THE PROPERTY. PHASE B IS THE BUILDINGS. [ INAUDIBLE ] MAYBE NOT. THERE IT IS. FOUR BUILDINGS ALONG MAIN STREET. NEXT PHASE IS ON THE NORTH PORTION , TWO BUILDINGS UP THERE, THEN WE BROKE OUT THE FINAL BUILDING D, AND THIS IS ALL ANTICIPATED IN SIX TO 10 YEARS, DEPENDING ON MARKET DEMAND. HOPEFULLY THIS WILL BE AN ATTRACTIVE PROJECT WHERE PEOPLE FEEL LIKE IT IS AN INDUSTRIAL AREA, IT IS ENTITLED, IT'S ALL READY TO GO. IT WILL JUST HELP WITH THE LEASING AND THE PROMOTIONS. SO, THE IDEA WAS , YOU KNOW, WAIT UNTIL THE END, AND DEVELOP THE WEST SIDE FIRST. SO, THAT IS OUR PHASING PLAN. I THINK THE NEXT DESIGN -- DESIGN APPROACH , I WILL LET TERESA TALK ABOUT THAT. >> GOOD EVENING, CHAIR, AND PLANNING COMMISSIONERS, MY NAME IS TERESA GOODWIN. I WILL SHARE WITH YOU OUR DESIGN PHILOSOPHY. LOOKING AT BOTH THE SITE PLAN AND BUILDING DESIGN, AND HOW WE HAVE RESPONDED TO THE SURROUNDING USES, AND ALSO SUPPORTED THE SITE FOR SAFE AND EFFICIENT ON-SITE CIRCULATION. STARTING WITH THE SITE AND, WE STRATEGICALLY LOCATED THE SMALLER BUILDINGS ADJACENT TO THE EXISTING RESIDENTIAL USES TO THE EAST AND SOUTHEAST. THAT ALLOWED US TO LOCATE THE LARGER BUILDINGS INSIDE OF THE PARK AND TO THE WEST WHERE WE HAVE EXISTING INDUSTRIAL USES. WE ALSO PUT PARKING ADJACENT TO EACH OF THE OFFICE ENTRIES FOR EACH BUILDING AND CLEAR TRUCK CIRCULATION ON-SITE WITH TRUCK QUEUING AVAILABLE ON SITE, SO WE DO NOT HAVE TRUCKS BACKING UP ONTO THE RURAL ROADS. ON THE NEXT SLIDE, ZOOMING IN, THIS IS LOOKING AT THE THREE BUILDINGS [ INAUDIBLE ] SEGREGATED ON THE PAGE, SO THE BUILDINGS ARE A LITTLE LARGER. HERE, YOU SEE THAT WE HAVE LOCATED THE OFFICE ENTRIES ON THE EAST SIDE OF THE SITE, WITH BOTH AUTO PARKING AND LANDSCAPING. THESE PROVIDE A BUFFER ADJACENT TO THE RESIDENTIAL, AND THE BUILDINGS PROPERLY SCREEN THE INDUSTRIAL AREAS, WHICH ARE LOCATED AT THE REAR. THE TOP IS WHAT YOU WILL SEE FROM BIG BREAK . THAT ELEVATION IS REPRESENTED, THREE BUILDINGS THAT WILL FACE BIG BREAK ROAD. WE HAVE THREE STORIES ON BOTH ENDS OF THE BUILDINGS, AND WE USE GLAZING, WE BREAKDOWN THE MASS OF THE BUILDING AND CREATE A HIGH-QUALITY ARCHITECTURAL PRESENCE. I AM PROUD OF THIS PROJECT, WE REALLY THINK IT WILL HELP ATTRACT THOSE TOP-TIER CORPORATE TENANTS IN THIS BUSINESS PARK. >> HOW AM I DOING ON TIME? I'M ABOUT TO WRAP IT UP. JB 2 WAS THE DEVELOPER ON THIS PROJECT. A LOT OF KNOWLEDGE ON HOW TO PUT THESE PROJECTS TOGETHER. NEXT SLIDE. THE BENEFITS, YOU KNOW, PER THE CITY'S STUDY, A STUDY CAME BACK, THERE WAS A LOT OF INFORMATION OUT OF THAT REPORT, $1.1 MILLION TO THE CITY'S GENERAL FUND. CREATION OF 3500 NEW JOBS, 3700 CONSTRUCTION JOBS, MORE IMPORTANTLY, I THINK IT IS A REALLY WELL-DESIGNED PROJECT FROM WHAT WE WERE TRYING TO REACH , AND TRYING TO BE SENSITIVE TO THE SCALE , MASSING. WE UNDERSTAND THE IMPACTS AND THEY BALANCE OUT THE BENEFITS OF CREATING A BUSINESS PARK RIGHT NEXT TO AN EXISTING INDUSTRIAL DEVELOPMENT. WE THINK THIS WILL BE A GOOD ADDITION TO THE CITY. AND FINALLY, TO THE CLINE FAMILY, THEIR COMMITMENT TO THE CITY HAS BEEN VERY IMPRESSIVE. THEY WANT TO SEE THIS VISION NOW THAT THE WINE INDUSTRY IS CHANGING. THIS IS A GOOD VISION FOR THE FUTURE FOR THAT PROPERTY. AND WITH THAT, THAT CONCLUDES MY PRESENTATION. I DO ASK --WE ARE ASKING FOR YOUR SUPPORT AND YOUR APPROVAL ON THIS PROJECT, AND APPRECIATE [ INAUDIBLE ] ANSWER QUESTIONS. >> THANK YOU. AT THIS TIME, I WILL ASK FOR ANY QUESTIONS FROM THE PLANNING COMMISSIONERS. >> YEAH, [ INAUDIBLE ] SPECIFIC QUESTIONS ABOUT THE EIR [ INAUDIBLE ]. SO, DOES IT ADDRESS ORDINANCES 24/7? >> YOUR QUESTION WAS DOES THE EIR ADDRESS THE NOISE? YES, NOISE LEVEL. [ INAUDIBLE ] SPECIFICS. >> IT DOES. SO, YEAH. THE EIR COVERS NOISE. THERE ARE A FEW DIFFERENT MITIGATION MEASURES THAT ARE REQUIRED OF THE PROJECT IN ORDER TO BRING DOWN THE NOISE LEVELS ON THE PROJECT. ONE OF THEM IS A SOUND WALL ON THE NORTHERN PORTION OF THE NORTH PROPERTY BETWEEN THE EXISTING RESIDENCES NEXT TO THE MARINA AND THE PROJECT SITE. WITH BUILDINGS ALONG BIG BREAK ROAD, THOSE WOULD ACT AS A SOUND BARRIER FROM THE ACTIVITY OUTSIDE THE SITE FROM ANYTHING TO THE EAST. THERE IS ALSO WHAT'S CALLED QUIET PAVEMENT THAT IS PROPOSED FOR AN AREA ALONG BIG BREAK , AND EVEN THOUGH AS THE APPLICANT HAD STATED, THAT TRUCK ACCESS , LIKE SEMIS AND TRAILERS AND THAT SORT OF THING, BASICALLY PASSENGER VEHICLES AND MAYBE DELIVERY VANS COULD USE BIG BREAK ROAD ACCESS, OFFICE SPACE, AND MAKE SMALL DELIVERIES. NOTHING ELSE WILL REALLY BE GOING ON BIG BREAK ROAD AS A PART OF THIS PROJECT, BUT THERE IS QUIET PAVEMENT ON A STRETCH OF THAT ROAD, LIKE FROM WHERE THE HOUSES START UP TO THE PROJECT ENTRANCE. THERE IS ALSO A PATCH OF IT THAT WOULD BE REQUIRED ON THE SOUTH --THERE IS A PORTION OF MAIN STREET BEFORE YOU GET TO THE MAIN PROJECT ENTRY, WHERE IT WILL BE A HEAVIER INCREASE IN TRAFFIC SO, QUIET PAVEMENT, AND THE SOUND WALL. I MAY BE MISSING SOMETHING THERE, BUT --AND THEN OTHER THAN THAT, ONGOING SOUND FOR THE PROJECT IS SUBJECT TO OUR EXISTING SOUND ORDINANCE. >> SO, 45 DECIBELS AT NIGHT? >> YEAH, AND I DON'T WANT TO TRY TO PULL OUT EXACTLY THAT NUMBER. WE HAVE A CODE, WE HAVE AN ORDINANCE. AND USUALLY, THE AVERAGE DAILY/NIGHTLY --SO, IT IS EASY TO CONFUSE. THAT DOESN'T MEAN NO SOUND CAN EXCEED 45 DECIBELS. [ INAUDIBLE ] WHAT IT MEANS IS THAT AT A CERTAIN DISTANCE, THE AVERAGE SOUND IN A DAY OR NIGHT CANNOT EXCEED A CERTAIN DECIBEL LEVEL. SO, THERE MAY BE TIMES WHEN IT IS SLIGHTLY HIGHER AND MAY BE TIMES WHEN IT IS SLIGHTLY LOWER. THE ORDINANCE ALSO --OUR EXISTING SOUND ORDINANCE ALSO HAS A SINGLE SOURCE SOUND, SO, THINGS LIKE ALARMS , SOMETHING LIKE THAT, AND CONSTRUCTION NOISE, SO THERE COULD BE TIMES WHERE CONSTRUCTION MAKES THINGS LIKE THAT, BUT OVERALL, AS THE EIR HAS FOUND, THE PROJECT IN OPERATION SHOULD NOT EXCEED THE DECIBELS AND THE NOISE ORDINANCE, AND SHOULD THEY, WE HAVE A METHOD TO DEAL WITH THAT, IT IS CALLED A CODE ENFORCEMENT PROVISION. >> THAT'S IN THE P.U.D. I MADE. LOOK IT UP TO CONFIRM AND GET BACK TO YOU IF I WAS WRONG. >> THANK YOU. >> I CAN GO LATER. I HAVE QUITE A FEW. SO IF ANYBODY ELSE COVERS MINE I DON'T WANT TO DOUBLE UP. SO IF ANY OTHER COMMISSIONERS HAVE QUESTIONS I'M HAPPY TO GO LAST. >> OKAY. >> THAT WORKS. FIRST I'D LIKE TO SAY I'M ENCOURAGED AT THE POTENTIAL FOR THIS PROJECT FOR ECONOMIC GROWTH. AND WHAT IT REPRESENTS. IT'S JOBS, INVESTMENT, LONG- TERM ECONOMIC GROWTH. AND I WANT TO MAKE SURE I MAKE IT CLEAR IT'S A POSITIVE OBJECTIVE THAT I SEE. MY QUESTIONS I'M ABOUT TO ASK ARE NOT ABOUT OPPOSING THIS. IT'S ABOUT BEING SURE THAT GROWTH IS DONE IN A SMART AND BALANCED WAY. THAT THIS GROWTH DOES NOT IMPACT RESIDENTS, OPERATIONS, INFRASTRUCTURE, PUBLIC SERVICES IN ANY WAY. THAT BEING SAID I'VE GOT A FEW QUESTIONS I JUST WANT TO CONFIRM UNDERSTANDING. AND SOME OF THESE MAY BE BETTER FOR STAFF, SOME FOR THE APPLICANT. SO I APOLOGIZE. I'LL TRY TO KEEP THEM. MY FIRST AREA I'D LIKE TO ASK IS ABOUT USE MIX AND EMPLOYMENT OUTCOMES. WE TALKED A LITTLE ABOUT THE REPORT ABOUT THAT WE'VE GOT POSSIBLY 3500 JOBS AND SOME MONEY -- SORRY. COMING TO THE CITY GENERAL FUND. AND IT'S OBVIOUSLY A PHASEPHASE PROJECT AND MY UNDERSTANDING IS THAT THE MIX OF WHAT'S COMING IS NOT PREDETERMINED, WE'RE NOT SAYING IT'S JUST A DATA CENTER, BATTERY, TRUCK YARDS. IT'S WHATEVER THE MARKET IS WHAT'S GOING TO TOHAPPEN. EMPLOYMENT LEVELS ARE NOT BEING TRACKED OR ENFORCED AT ANY PHASE IS MY UNDERSTANDING. MY BIG CONCERN HERE -- NOT BIG CONCERN BUT ONE OF THEM IS ESPECIALLY IF WE'RE DOING THIS PHASED SOME OF THESE PERMITTED USES MAY HAVE LOWER EMPLOYMENTS THAN WHAT OUR TARGETS ARE. I'D JUST LIKE TO UNDERSTAND DO WE HAVE ANY POLICY TOOLS --AND AGAIN, THIS IS A KEY FOR CITY STAFF. OR ACTIONS CITY COUNCIL COULD TAKE THAT AS WE GO FORWARD WE CAN REEVALUATE AND IF WE NEED TO PUT ANY BARRIERS OR ANY CHANGES AS WE MOVE FORWARD. >> TO ANSWER THAT FIRST QUESTION, SO THE SHORT ANSWER IS ARE THERE ANY TOOLS IN PLACE TO ENFORCE EMPLOYMENT NUMBERS OF ANY GIVEN BUSINESS, THERE ARE NOT. THERE ARE NO TOOLS IN PLACE TO DO THAT. IT WOULDN'T BE UNIQUE TO THIS PROJECT. I THINK ANYTIME A NEW USE COMES IN OR A NEW PROPOSED USE IT MAY BE AN ENTITLEMENT. YOU KNOW, THINGS LIKE THAT ARE LOOKED AT. WE LOOK AT THE TYPES OF JOBS IT COULD CREATE, WHETHER OR NOT IT CAN ASSIST IN OUR JOBS HOUSING BALANCE AND THINGS OF THAT SORT. BUT THERE IS CURRENTLY NOTHING IN PLACE THAT WOULD SAY IF YOU DO NOT HAVE A USE THAT HAS X NUMBER OF EMPLOYEES YOU CANNOT OPERATE IN OAKLEY, RIGHT? SO THAT IS NOT IN PLACE. WHETHER THE CITY COUNCIL COULD DO SOMETHING THAT'S ENTIRELY UP TO THE CITY COUNCIL. I WOULD BE WAY OUT OF MY LEAGUE IF I WERE TRYING TO ANSWER ON BEHALF OF THE CITY COUNCIL. SO I WILL NOT EVEN ATTEMPT TO DO THAT. I THINK THAT ANSWERS YOUR QUESTION. YEAH. >> SO MOVING ON, I HAVE A SIMILAR QUESTION IN REGARD TO NOISE. WE COVERED THE FACT THAT LONG-TERM NOISE AND CONSTRUCTION IS COVERED IN THE E.R. I UNDERSTAND THAT. ONGOING NOISE WE'VE GOT NOISE ORDINANCE. ONE OF THE CONCERNS THAT I HAVE, AND AGAIN, I HAVE A LITTLE BIT OF EXPERIENCE WITH INDUSTRIAL PARKS AND EQUIPMENT, BECAUSE I REALLY DIDN'T SEE ANYTHING IN THE PLANS, IS MITIGATING SPECIFICALLY ROOFTOP. AND I APOLOGIZE, I KNOW THIS IS VERY PEDANTIC. BUT ROOFTOP AND MECHANICAL EQUIPMENT NOISE. YOU YOU HAVE BIG HVAC UNITS OR AIR COMPRESSORS THAT OFTEN IN INDUSTRIAL SETTINGS CAN SIT ON ROOFS. I THINK THIS IS PROBABLY A BETTER QUESTION FOR THE APPLICANT, IS I'M CURIOUS IF IN THE DESIGN GUIDELINES OR ANYTHING FOR THESETHESE BUILDINGS ANY KIND OF WALLS OR PARAPET CONSTRUCTION, I KNOW THAT'S QUITE COMMON WITH THESE TYPES OF BUILDINGS, ANYTHING CAN BE DONE JUST TO MITIGATE THAT TYPE OF NOISE FOR LIGHT INDUSTRIAL USE. AND AGAIN, THAT MIGHT BE A BETTER QUESTION FOR THE ARCHITECT. >> IT'S A GREAT QUESTION FOR THE APP ARCHITECT OR THE APPLICANT TO ANSWER. >> SHORT ANSWER IS YES. IT'S A FAIRLY TYPICAL ISSUE THAT COMES UP WITH EVERY INDUSTRIAL PROJECT, IS HOW DO YOU HIDE THE EQUIPMENT. OBVIOUSLY, DIFFERENT TENANTS HAVE DIFFERENT REQUIREMENTS. SOME HAVE NO AIR-CONDITIONING AND IT'S JUST AN OPEN SHELL. OTHERS WOULD HAVE VERY SOPHISTICATED. SO IT'S HARD UP FRONT. WE THINK ABOUT IT WHEN WE'RE DESIGNING A BUILDING, YES, THERE ARE PARAPETS. YES, THERE ARE -- MOST OF THE IMPROVEMENTS HAVE BEEN IN THE ACTUAL EQUIPMENT ITSELF AS OPPOSED TO THE ARCHITECTURE. THE WHOLE INDUSTRY'S CHANGING BECAUSE IT'S A SENSITIVE ISSUE AND IT'S REALLY -- RIGHT NOW IT'S HARD FOR US TO PINPOINT WHO'S GOING TO BE THERE AND WHAT THE ISSUES ARE GOING TO BE. SO WE'VE DESIGNED IT TO ACCOMMODATE AS MANY PEOPLE AS -- DIFFERENT TYPES OF USES. YOU KNOW, THAT'S WHAT I LIKE ABOUT THIS PROJECT, IS THERE ARE SOME SMALL BUILDINGS, A COUPLE REAL BIG BUILDINGS. SO THERE'S A LOT OF FLEXIBILITY TO ATTRACT A LOT OF DIFFERENT TENANTS. WHETHER THERE'S ANY MANUFACTURING INVOLVED, WHETHER IT'S LOGISTICS, WE DON'T KNOW YET. AND WE'RE TRYING TO JUST CAPTURE AS MANY OPPORTUNITIES AND THEN IF, YOU KNOW, EVERY TENANT HAS SOMETHING SPECIAL. AND USUALLY THEY'RE THE FIRST ONE THAT WANTS TO CHANGE SOMETHING IN A P.U.D. UNFORTUNATELY, IT JUST --EVERYONE HAS THEIR SPECIFIC REQUIREMENTS. SO WE'RE TRYING TO KEEP IT AS, YOU KNOW, OPEN AS WE CAN. IF THERE ARE SPECIFIC HVA ISSUES, YEAH, WE UNDERSTAND. WE'RE RIGHT NEXT TO A RESIDENTIAL AREA. WE HAVE TO BE GOOD NEIGHBORS. THE THOUGHT IS LET'S DO THE RIGHT THING. >> THANK YOU. MY NEXT QUESTION IS I THINK PROBABLY WHY A LARGE PORTION OF THE AUDIENCE IS HERE, IS ASKING A FEW QUESTIONS ABOUT THE POTENTIAL USE FOR SOME OF THIS FOR DATA CENTERS. TO CONFIRM MY UNDERSTANDING, AGAIN, RIGHT NOW WE DON'T HAVE ANY SPECIFIC TENANTS IDENTIFIED. PROPOSALS THAT EXCEEDED THE E.I.R. LIMITS WOULD REQUIRE ADDITIONAL REVIEW. SO AT THIS POINT ESSENTIALLY IF A DATA CENTER GOES IN THAT EXCEEDS THESE LIMITS THAT WE HAVE THAT'S IN THE DRAFT --OR I GUESS IN THE FINAL E.I.R. THAT WOULD HAVE AN ADDITIONAL REVIEW STEP. >> YEAH, IT'S ESSENTIALLY HOW THIS WOULD WORK. IF A USE WERE TO COME FORWARD THAT FAR EXCEEDS THE ANALYSIS IN THE E.I.R. OR THAT EVEN JUST EXCEEDS THE ANALYSIS IN THE E.I.R., THERE WOULD HAVE TO BE ADDITIONAL STEPS TAKEN. WHEN IT COMES TO SOMETHING LIKE A DATA CENTER --WE'VE NEVER DEALT WITH A DATA CENTER. I DON'T KNOW OF ONE THAT'S BEEN BUILT LOCALLY. PERHAPS THERE HAS BEEN. AND IT WAS SOMETHING THAT HAD A HIGH WATER USAGE OR HIGH ELECTRICITY USAGE. THE SITE IS NOT EQUIPPED TO HANDLE THAT. SO THERE ARE SO MANY ADDITIONAL STEPS THAT WOULD NEED TO HAPPEN INCLUDING WORKING WITH THE UTILITY PROVIDERS, DIABLO WATER DISTRICT, PG&E FOR ADDITIONAL CAPACITY, AND THAT COULD EVEN INCLUDE OFF- SITE INFRASTRUCTURE IMPROVEMENTS. WHO KNOWS? WE DON'T KNOW. THERE'S NOT A PROJECT PROPOSED FOR A SPECIFIC BUILDING TO BE A DATA CENTER. THAT SORT OF DETAILED ANALYSIS ON A SPECIFIC TYPE OF USE AND A SPECIFIC BUILDING HAS NOT OCCURRED. SO THE E.I.R. LOOKED AT WHAT'S KIND OF LAID OUT IN THE GENERAL PLAN, LIGHT INDUSTRIAL WITH THE AVERAGE TYPE OF USES WOULD BE. AND DID ITS BEST TO ANALYZE THOSE IMPACTS WITHOUT HAVING SPECIFIC USES IDENTIFIED. >> THANK YOU. AND THIS IS KIND OF MY LAST QUESTION. I APOLOGIZE. BUT ONE OTHER APPLICATION -- ONE OTHER POSSIBLE USE FOR THE LAND THAT I HAD A LITTLE BIT OF QUESTIONS ABOUT IS TRUCK AND TRAILER STORAGE, MAINLY BECAUSE IT'S KIND OF A LOW-EMPLOYMENT USE FOR THE PROPERTY. MY UNDERSTANDING IS THIS IS --AGAIN, WE'RE NOT PLANNING ON ANY PRE-EXISTING BUSINESSES. BUT IS THERE ANYTHING THAT CAN BE DONE ABOUT ENFORCEMENT OF THAT'S NOT WHAT THIS PROPERTY'S GOING TO BECOME? AGAIN, TRYING TO PROMOTE POSITIVE ECONOMIC ACTIVITY, NOT JUST A STORAGESTORAGE YARD. >> YEAH, YOU KNOW, I'LL PROVIDE STAFF'S RESPONSE TO THAT. WE MAY WANT THE APPLICANT TO FILL IN A LITTLE BIT ON THAT FOR WHAT THEIR INTENTION -- MY UNDERSTANDING IS THAT THERE IS A USE LISTED IN THE P.U.D. FOR TRUCK AND TRAILER STORAGE. I DID ASK THEM ABOUTABOUT THAT. BECAUSE I THINK WE ALL THOUGHT THE SAME THING, IS THIS JUST GOING TO BE A TRUCK YARD OR SOMETHING. AND THE RESPONSE THAT I GOT IS, IF I'M INTERPRETING IT AND UNDERSTANDING IT CORRECTLY, IS THE INTENT OF THE TRUCK AND TRAILER STORAGE IS FOR TRUCKS AND TRAILERS THAT ARE ACTIVELY WORKING AS A PART OF THE EXISTING BUSINESSES. AND THEY MAY DROP OFF A LOAD, THEY MAY BE UNLADEN, AND THEY MAY NEED TO SIT WHILE SOMEONE TAKES ANOTHER TRAILER SOMEWHERE AND COMES BACK TO PICK IT UP. SO I DON'T THINK THE INTENTION IS FOR THIS TO BE RENT OUT TRUCK AND TRAILER PARKING FOR A BUNCH OF TRUCKS AND TRAILERS THAT HAVE NOTHING TO DO WITH THE OTHER BUSINESSES. WE MAY WANT TO ASK THEM FOR THEIR INPUT ON THAT MAKE SURE I'M NOT MISTAKEN. BUT YEAH, THAT'S HOW I UNDERSTAND IT. >> IS THAT SOMETHING WE COULD GET THE APPLICANT TO SPEAK ABOUT? I SAW IT'S MOSTLY BUILDINGS AND AUTO STORAGE, BUT -- >> HI, COMMISSIONER IRELAND. I'M JASON BENNETT WITH JB2 PARTNERS. THAT'S ABSOLUTELY CORRECT, WHAT KEN JUST SAID. THIS WOULD BE AN ANCILLARY USE TO WHAT ELSE IS --THE OTHER USES THAT ARE HAPPENING IN THE PARK. AND FRANKLY, WHAT WE'VE BEEN SEEING IN THE INDUSTRIAL REAL ESTATE WORLD LARGELY, AND IT'S BEEN HAPPENING ON --I'D SAY ON AN EXPONENTIAL BASIS IN RECENT HISTORY, THE ABILITY TO HAVE THAT ANCILLARY TRAILER PARKING IS REALLY THE KEY TO ATTRACTING THESE USERS TO THE PARKS IN THE FIRST PLACE. SO A LOT OF THE PARKS SET IN OTHER WAY THAT CAN'T ACCOMMODATE THAT ARE SIMPLY NOT BEING USED. THOSE JOBS ARE NOT BEING CREATED. >> THANK YOU. THAT WAS ALL THE QUESTIONS I HAVE, CHAIR. THANK YOU. >> I HAVE A QUESTION, MR. TERRELL. ALL OF THE BUSINESSES THAT ARE GOING TO GO INTO THIS COMPLEX ARE GOING TO REQUIRE A CITY BUSINESS LICENSE, WHICH MEANS THEY WILL COME TO THE PLANNING DEPARTMENT AND APPLY FOR THAT, SO WE'LL KNOW WHAT TYPE OF BUSINESSES ARE GOING TO GO IN THERE, AND THEY HAVE TO BE APPROVED BY THE CITY BEFORE THESE BUSINESSES CAN OPEN UP, IS THAT CORRECT? YEAH, THAT IS CORRECT. EVERY BUSINESS THAT GOES IN HERE WILL REQUIRE A CITY BUSINESS LICENSE. THEY MAY REQUIRE TENANT IMPROVEMENTS TO DO MODIFICATIONS TO THE INTERIOR OF THE BUILDINGS FOR CERTAIN OCCUPANCY LEVELS THROUGH THE BUILDING CODE AND THINGS OF THAT NATURE. SO WE DON'T HAVE LIKE VERY DETAILED FLOOR PLANS RIGHT NOW. WE DON'T KNOW. THERE COULD BE A 300,000-SQUARE- FOOT BUILDING THAT HAS FOUR BATHROOMS AND TWO KITSCHENS AND THAT'S IT. AND THE REST IS JUST MANUFACTURING. OR WHATEVER. OR WE COULD HAVE SOMETHING THAT'S MUCH MORE INTENSE. WE REALLY NEED TO SEE WHAT THE USES ARE AS THEY COME IN AND SO LONG AS THEY COMPLY WITH WHAT'S IN THE P.U.D. , WHATEVER GETS ADOPTED FOR THE P.U.D. SHOULD THAT HAPPEN IS KIND OF WHAT IT'S BASED ON. IT WOULD BE LOOKING IN THE ZONING ORDINANCE TO MAKE SURE USE IS PERMITTED IN A CERTAIN ZONE EXCEPT BE LOOKING IN THE PROJECT'S PLANNED UNIT DEVELOPMENT DISTRICTS TO MAKE SURE THAT'S THE CASE. SHORT ANSWER, YEAH, EVERY BUSINESS THAT OPERATES IN THE CITY IS LEGALLY REQUIRED TO HAVE A BUSINESS LICENSE. AND YES, PLANNING DOES REVIEW THOSE. >> THANK YOU. ANY OTHER QUESTIONS FROM THE PLANNING COMMISSIONER? >> ALL RIGHT. THANK YOU SO MUCH. I DO HAVE JUST A COUPLE CLARIFYING QUESTIONS. FOR THE CLINE FAMILY, THANK YOU FOR SHARING. I JUST WANTED TO CONFIRM, THE VINEYARDS THAT YOU HAVE, IS THAT IN THE SOUTH AND NORTH OR WAS THIS JUST IN SOUTH YOU HAVE VINEYARDS HERE, OR HAD VINES, A VINEYARD? >> [ INAUDIBLE ]. >> YOU HAVE BOTH THE SOUTH AND NORTH. OKAY. THANK YOU. IT WAS MENTIONED THAT --AND I'LL GET TO WHAT I'M ASKING. THERE WAS MENTION THAT WE WILL BE ATTRACTING TOP-TIER TENANTS. QUESTION TO THE APPLICANT. BASED ON THE DATA THAT YOU'VE SEEN AND THIS TYPE OF INFRASTRUCTURE, WHAT TYPE OF TOP-TIER TENANTS NORMALLY DO WE ATTRACT BASED ON THE SQUARE FOOTAGE AVAILABLE? >> AS DAVE, COMMISSIONER OLIVEROS, THANK YOU FOR THE QUESTION. AS DAVE BABCOCK MENTIONED EARLIER, WHAT WE TRY TO DO, ONE OF THE HUGE ADVANTAGES OF THIS PROPOSED PARK IS THE BLANK CANVAS NATURE OF IT. AND AS HE POINTED OUT AND OTHERS HAVE POINTED OUT IN THESE PRESENTATIONS, WE RUN THE GAMUT FROM ROUGHLY 100,000 SQUARE FEET UP TO 900,000 SQUARE FEET. AND IN DOING SO, IN HAVING THAT KIND OF OFFERING IN THE PARK, WE CAN ATTRACT SMALL LOCAL USERS WHO HAVE GROWING BUSINESSES, REGIONAL USERS, CORPORATE, YOU KNOW, USERS WHO ARE SORT OF FORTUNE 100 TYPETYPE USERS. I THINK YOU'VE SEEN IN OUR NEIGHBORING PARK THE OAKLEY LOGISTICS CENTER SOME LARGE CORPORATES WHO HAVE COME IN AND HAVE VERY HIGH-QUALITY SPACE THERE. I WOULD EXPECT SOME OF THEIR PEERS WOULD BE INTERESTED IN SPACE IN OUR PARK AS WELL. WE'VE DESIGNED THIS -- WHAT WE SPECIALIZE IN AS DEVELOPERS IS WORKING WITH THOSE TYPES OF USERS DESIGNING AND CONSTRUCTING CLASS-A LOGISTICS SPACE THAT REALLY SUITS THEIR NEEDS, FITS WITH THEIR CORPORATE IMAGE, BRAND, EXPECTATIONS ET CETERA. WE WORK WITH THEM AROUND THE COUNTRY. SO WE UNDERSTAND HOW THEY LIKE TO USE THIS SPACE. AND WE'RE TRYING TO DESIGN THIS IN THE MOST FLEXIBLE WAY POSSIBLE SO THAT WE CAN --I CAN'T POINT TO A SINGLE USER THAT WE'RE SPEAKING WITH AT THIS POINT, BUT WITH THE BREADTH OF USERS THAT WE DO WORK WITH AND HAVE WORKED WITH OVER THE COURSE OF OUR INDUSTRIAL DEVELOPMENT CAREERS WE UNDERSTAND GENERALLY SPEAKING WHAT THEY'RE LOOKING FOR AND ARE REALLY TRYING TO DESIGN THIS PROJECT WITH THAT IN MIND SO THAT WE HAVE THE OPPORTUNITY TO CAST THE WIDEST NET, BRING IN THE HIGHEST QUALITY USERS WITH THE BEST SORT OF OPERATIONAL CHARACTERISTICS THAT WE CAN. AND IS THIS PARTNERSHIP --AND KEN, MAYBE YOU MIGHT ANSWER THIS AS WELL. IS THIS A PARTNERSHIP WITH OUR KPLIK DEVELOPMENT TEAM WITH HARUMI TO BE ABLE TO GET THESE TYPE OF BUSINESSES? YEAH, OUR ECONOMIC DEVELOPMENT --I'M GOING TO GET HER TITLE WRONG. I APOLOGIZE FOR THAT. ANALYST. SHE HELPS THROUGHOUT THE ENTIRE CITY. HARUMI IS LOOKING AT --SHE'S LOOKING AT WAYS TO BRING BUSINESS INTO THE CITY, TO RETAIN EXISTING BUSINESSES INTO THE CITY. SO ATTRACT AND RETAIN. THAT'S PART OF HER MAIN GOAL. THIS PROJECT WOULD BE NO DIFFERENT THAN THAT. SHE WOULD BE THERE TO HELP PEOPLE MEET EACH OTHER, WHETHER THAT BE PROSPECTIVE TENANTS OROR BUSINESSES. SHE COULD PUT THEM IN TOUCH WITH THE BROKERS FOR THE PROPERTY OR THE DEVELOPER. BUT IT WOULDN'T BE HER SOLE JOB TO DO THEIR WORK TO GO OUT AND DO THAT. SO SHE'S ANOTHER COMPONENT OF IT. HER INTEREST IS FOR THE CITY OF OAKLEY, NOT NECESSARILY THE LAND OWNER DEVELOPER. ALTHOUGH THOSE TWO INTERESTS OFTEN ALIGN. >> THANK YOU. ALL RIGHT. THANKS SO MUCH. >> THANK YOU. >> NOW I HAVE ONE MORE QUESTION. YOU MENTIONED EARLIER THE PLAN A THAT MIGHT BE THE POTENTIAL TO KIND OF START, THE PHASE A. YOU MENTIONED THERE WAS POTENTIAL OBVIOUSLY ROADWAYS, WATER --EXCUSE ME. WASTE AND WATER MANAGEMENT DRAINAGE BASIN. HOW WILL ALL THIS BE FUNDED AND PAID FOR? HOW DOES THIS IMPACT OUR RESIDENTS OF OAKLEY? >> THE PROJECT WOULD BE ENTIRELY PRIVATELY FUNDED. IS THAT YOUR QUESTION? >> I JUST WANT TO MAKE SURE THAT I UNDERSTAND THERE'S NO ADDITIONAL LIKE OH, AND WE'RE GOING TO RAISE YOUR TAXES FOR WATER OR FOR THIS OR THAT JUST SO WE'RE NOT -- >> NO. THE DEVELOPER IS CONDITIONED TO DO FULL HALF WIDTH IMPROVEMENTS OF BRIDGEHEAD ROAD FRONTAGE, BIG BRAKE ROAD FRONTAGE. THAT INCLUDES CURB, GUTTERS, SIDEWALK, BIKE LANE STRIPING AND/OR CLASS 4 BIKE LANE ON MAIN STREET. IT'S ALSO CONDITIONED TO DO A NEW MEDIAN ON MAIN STREET, WHICH IS A LONG-ANTICIPATED IMPROVEMENT TO THAT PORTION OF MAIN STREET. IT'S ALL PRIVATELY FUNDED. SOME THINGS MAY BE REIMBURSABLE IF THEY'RE IN OUR CAPITAL IMPROVEMENT PROJECT OR OUR LONG-TERM TRAFFIC IMPACT FEE PROGRAM. IF THE DEVELOPER COMES IN AND DO THEM, IT MAY BE REIMBURSABLE. BUT EVERYTHING IS PRIVATELY FUNDED. OKAY, THANK YOU. THIS IS JUST REALLY MY LAST COMMENT. I'M LOOKING AT OUR OAKLEY VISION STATEMENT AND IT READS THE CITY OF OAKLEY CELEBRATES OUR UNIQUE DELTA LIFESTYLE AND SMALL TOWN FEEL. WHERE WE LIVE IN A SAFE DYNAMIC COMMUNITY, WORK TOGETHER TO BUILD THE FUTURE AND PLAY IN OUR OWN BACK YARD. I JUST WANT TO MAKE SURE THAT WHATEVER DECISION IS DOES THIS REALLY EMBODY WHAT WE'RE LOOKING AT AT THE END OF THE DAY. [ APPLAUSE ] >> ANY OTHER QUESTIONS FOR THE COMMISSION? >> YEAH. AS THE OTHER COMMISSIONERS HERE, YOU KNOW, I WANT TO ENSURE WE BALANCE JOBS AND ECONOMIC DEVELOPMENT WITH OUR LONG-TERM LAND USE VISION, TRANSPORTATION, SAFETY, ENVIRONMENTAL QUALITY AND A CLEAR DEFENSIBLE SEQUA RECORD. SO YES, I HAVE A FEW QUESTIONS. ONE IS READING THROUGH THESE COMMENTS AND STUFF LIKE THAT THE PUBLIC HAS ALLEGED THE PROJECT CONFLICTS WITH GENERAL PLAN FIGURE 37 THE CIRCULATION PLAN AND 3-8 BIKEWAY NETWORK PLAN BECAUSE THE SITE PLAN PLACES BUILDINGS WHERE THE VINTAGE PARKWAY EXTENSION AND BIKEWAYS ARE PLANNED. CAN STAFF IDENTIFY WHERE IN THE FINAL ENVIRONMENTAL IMPACT REPORT THIS IS ANALYZED AND EXPLAINED WHETHER APPROVING THIS REQUIRED A SEPARATE GENERAL PLAN AMENDMENT OR IF NOT? >> QUITE A BIG DOCUMENT TO JUST PULL THAT ONE OFF THE TOP OF MY HEAD. I'VE GOT TO BE HONEST. SO I CAN ANSWER, YOU KNOW, JUST TALKING ABOUT WHAT'S BEING PROPOSED HERE. KEEP IN MIND THE PROPERTY IN THE NORTHERN DEVELOPMENT AREA IS DESIGNATED LIGHT INDUSTRIAL. SO WHEN YOU'RE TALKING ABOUT THE GENERAL PLAN AND WHAT THE GENERAL PLAN ENVISIONS FOR THE CITY IT'S LIGHT INDUSTRIAL ON THAT PROPERTY. NOT OPEN SPACE, NOT DELTA RECREATION, WHICH WE HAVE ACRES AND ACRES OF IN OTHER AREAS. FOR THE SOUTHERN PROPERTY WHAT THE CITY HAS APPROVED IS THREE BIG BOX RETAIL STORES INCLUDING A WALMART AND SEVERAL HUNDRED THOUSAND SQUARE FEET OF LARGE BIG BOX RETAIL, WHICH AT THE TIME THAT WAS PROPOSED MANY