Planning Commission

to the room says our Collective watches appear. I'll say it's 7 oclock. So I think it's time to call the meeting to order. I will uh first welcome everybody and say Happy Valentine's Day. For purposes o the record it does appear that we have everybody here tonight. I would also like to welcome our Council liaison council member Neville. Thank you for being here. MAY have a motion to approve the agenda. So any descendants from that. Show is approved unanimously. So, uh, do we have any brief announcements from our consolea on or Commissioners or staff? I will turn first to council member Neville. Do you have any announcements? I do not but thank you for asking. Staff? MR. Chair. We do have a few this evening. Um, first of all, I wanted to give you a quick update on the pre-designed Adu plans that program is hving a soft launch on Friday. Um, so it's it's here just about here. Um, we won't be having any marketing just yet. We've got some folks who are willing to be the first few through the process. Um, so we're going to let them be our guinea pigs and um, ask them for some critiques back and and get them through the process. Um, before we go out very publicly and announce it. So there's that. Um, Other than that, I've got project updates and things like that so I can hold those until the end of the meeting with the long range calendar if you prefer. Thing I discussed with you earlier about the long range calendar. You can forget that the regular I'll go ahead then. Um, so involve probably um heard way or the other that we got, um the letter from hcv certifying housing elements. Um, so that was good news that came in late through say last week. So the news is is I think pretty well spread by now. Um, also, the Palamino settlement was announced. So we're making progress there. Um We are looking at opening up the um notice of preparation comment period very soon and we're just working on getting the scoping meeting and schedule probably the third week in MARCH once we have the room and People's availability, um lined up. So we're working on that. Uh we've had some project comment meetings. According to the settlement. Yeah, go ahead. Yeah, so I's um, a builder's re project that was uh submitted under state laws that would um preclude the city from requiring a general plan Amendment and zone change measure jrd is triggered when there's a general plan amendment that changes the land use designation of a property And so therefore since there's no General plan Amendment as part of the project. There will be no, uh measure jrd vote. Simplifies the project which is the idea, right? So um with respect to Shriners we're uh working on some project comments follow up with them. Um, and they are nop will be coming along shortly as well. Um village farms is uh working through uh, project comments and uh, we have kind of a little down to the last getting technical reports in and rainy hs started. Good afternoon eir. So that's moving forward. Um, and then just quickly a couple of updates on the downtown projects the ones that you won't get to see um, 400g Street has elected to allow their sb330 application to expire. So aren't processing that project any longer. Uh 240g Street Eric is working on and getting really close to having conditions drafted and have that 1 be the first 1 that to the staff approval process, uh, and then tapestry is working on the designing their site to comply with the downtown code. And then we've got a couple other smaller projects that we're working on as well. I think that's all i have in terms of announcements and project updates. Um, as far as meetings, uh, we do have University retirement community looking like it'll probably be MARCH 13th, if you would mark your calendars for that, please and I think prior to that we're going to be having objective design standards next meeting on the 28th. At last. That's that's what we're hoping for. We're working on that. So I'll keep you all posted if if we end up not needing you to hold that date. And then beyond that pretty much everything in our current queue is doesn't come to you for whatever reason whether it's downtown. Um form-based code project or something smaller, that just doesn't doesn't need your approval. So at this point we will go to item number 4, which is public comment. Uh any member of the public MAY address the commission on matters, which are not listed on the agenda or are listed on the consent calendar. So it appears that we have several people perceive them to show you the code. Mike working. It's working. Okay. According the subcommittee on commission council members betta and Chapman the 2 did not feel the commissions were giving information the city council wants. Furthermore they arbitrarily decided neither commissions nor City staff were permitted to give input on te merging of commission's proposal because it would take too long. First if the city council fails to communicate well enough to tell commissions what information they are looking for. That is the fault of the city council. Commissioners read City. Council's Collective mind. From the above statement. It is obvious. The subcommittee on commission's doesn't appreciate or value the work product and advice of the city commission's. Frankly, that is a highly insulting statement to Commissioners in extremely disrespectful. These Commissioners are Consultants with the great deal of expertise giving interminable hours of their services free of charge to the city. For example, it's the city council saying it doesn't appreciate the planning commission's contributions to the city. What advice or work product are these commissions This is the first the commissions are hearing about it. Commissions are expected to act completely independent of the city council including but not limited to giving advice to city council MAY not want to hear commissions are not supposed to be the city council's rubber stamp. Forth in order to be on the Planning Commission very specialized knowledge is needed the historic Resource Management commission requires very specific training and knowledge. The historic Resources management commission MAY be merged with the Planning Commission will all Commissioners have the required subject matter expertise and training in both of these very disparate areas. Furthermore certified local government related grants are administered by the State Office of historic preservation and go towards historic preservation efforts as a certified local government. The city is eligible to eligible to apply for them. For the clg status, however, city needs to maintain a qualified commission that deals with historic preservation clg status also streamlines the sequel process for certain development projects. The city council needs to reverse course and take the merger issue back to the commissions for their consideration instead of forcing commissions to weigh in on enabling resolutions for merge commissions. Making merge commissions of virtual done deal. If you would like to sign a petition effect, please contact me. I'll leave my contact information with staff. I know some of you have already done so which I really appreciate and I do appreciate all the work the Planning Commission has done and is doing thank you. I our 3 minute countdown clock wasn't. You. 3 minutes. Wow, so you too. Um, yu for the 3 minutes. Uh, my name is Alan Miller. You're going to be merged with a historical Commission. Uh, I I believe uh, MR. Rose came to the uh, MR. Row, uh came to the city council, um last week and stated that on. Um, I I have been to Planning Commission meetings over the years and I've been to historical commission meetings over the years. Are nothing alike. It's like 2 different planets 2 different worlds. And I appreciate both. Iappreciate the expertise but in my observation, it's completely different. Pushing this but will affect you. Observation there is a real need for a historical Commission. That's often happens. It's ignored. But at least you know, it's documented and there are people who have a passion for that. Actually, know look into the historical value. In Davis Now I live in a historical I lived in a historical neighborhood or historical overlay. Uh since 1985 and I love my neighborhood and the historical commission has there and it's documented all the houses there. A lot of work. And greatly appreciated by me. Um it's it, you know, it used to be tat there. I remember when we were fighting Trackside. Like it came up that you know, there was a city document. I can't remember which 1 it was but it basically said that this is a great value the history and the character of the neighborhoods is a great value to Davis and yet somehow that seems to have all been tanked and historical commission just seems to be an annoyance now and the only thing that matters is of housing more housing denser housing affordable housing. We have a crisis in housing and For some reason liberals don't care anymore. Yes, 1 second, um about you know the environment or history. They about more and more and denser and denser housing. Hi, my name is Todd Edelman. Um and it's in general. I want to support the uh, the words of the previous 2, uh public commenters and just to add that um a process that uh, that has a structure that's uh not created democratically as it could be, um tenths the future, um Endeavors of those uh structures. Contains would change in this case the general plan if this all goes forward without the uh public input that it should have had. Um, anyway, the second thing is a different thing. Um, this is um, um about the Nishi or prominade of Transportation issues. Um, and it's my um, hope that you can um, get this, um somehow with your efforts added to um for a view by the uh, bicycling Transportation Street safety commission. Um, there's um, this is about 2 Transportation elements, um of prominade, um, and hopefully they can see it and assist you, uh before it comes back to you, um later on this year. Um the bgs you culd help with details or at least this form could provide the general, um with additional opportunity provide input. Um, the first thing first of the 2 issues is the overcrossing. Um, when the bts c a last Saw what's now now and it's prominade in 2% 2017. Um, there was some note that uh needing Pacific was open to do an under Crossing and um, and also as far as the process part, uh, ashvini promised that it would be seen Again by the bts c before final approval, um, that left out of um, the development agreement u There was process thereafter where Union Pacific uh, denied the chance of an undercrossing and then it went to the hands of dc Davis and the developer and they communicated this to the to the city what was their idea and um, and in 2020 and then there was really no nothing public about it for 3 more years. Um, so that's the first point the the second point is that um, uh, a parking maximum there but um of 700 Cars Plus guests, but that could certainly go lower and the tree commission meeting, uh last week. Um, there was a significant kind of emphasis on the fact that the um, the so-called Urban Forest buffer there. Um, if made thicker, was I think strongly implied that if made thicker it could um, uh have a lot of benefits for the project and that could only happen. Of course if the parking was reduced. So I hope that council members listening ad youel can um push for the beaches. See you to look at those details, uh before the project comes back to you. Thanks very much. Thank you. Ae there any more in person public speakers? Do we have any um recorded we do not have any recorded comments. And that will conclude item number 4, uh public comment. We have a consent calendar. Uh, can I have a motion to approve the consent calendar? Favor say I approved. So we now have item number 6, which is a public hearing. Let me uh for those who are guests. Let me just sort of explain the the sequence of events. As a public hearing. Um the first thing we'll have is a staff presentation. I believe Eric is going to be doing that. Applicant is here. Uh, they have 3 or 4 Representatives. We will then uh as as commission members asked the staff and and if appropriate the applicant any clarifying questions, and tose clarifying questions are based on the presentations, I give to us tonight. It'll be written materials we've received then we'll have public comment. And after the close of public comment, um if there appears to be a need for the applicant to briefly respond to any We then go through our deliberation and discussion. Uh, and then adopt any motions that maybe you're recommending. So that's that's the process we go through So with that I will call the public hearing. Um before we get started, I think I need to say something. Okay. Um, I'm gonna have to recuse myself on this discussion because I have a investment conflict. With the applicant on this project. So, thank you. Are you ready to start? She's got to be completely out of the room before we do. Oh. The that I hadn't had to do before. Yeah, leave the leave the Seas behind will you? Out of the room. You make the sea. Yeah. Thank you chair row and the Commissioners good evening. Um We are hppy to be presenting this project to you tonight. It's the first project we're completing the processing for the in the downtown area. That would be implementing the downtown plan and we are. The project that you said is the called the lumber yard. It's located at 500 to 512 g Street, uh in downtown Davis, um, it would be a 4 and 5 story mixed juice building with 220 227 residential units. It includes site Landscaping open space at Civic space, uh in inside improvements. Um, it's in terms of the processing It's relatively simple. We're primarily focused on the design review, but uh, which is a limited review, but the some of the background and some of the other um, sort of laws that you know, we're looking at or that apply, you know, kind of just complicate the the somewhat just in terms of what we have to explain and talk about tonight. But otherwise it's uh relatively simple review in that world. The project side of this that is look at 500 g Street. It's has 3 frontages you get the frontage on 5th Street, uh, which is generally the front the Sixth Street, uh, because it's block long property and also portion, uh on g Street. So it's this l-shaped property here. It's about 1.68 Acres. Um, it's the former side of the lumber yard. Um, and also includes 2 small residential buildings that have been converted to to commercial uses. So that's those are the 2 g Street Properties and then also the basically, they're at the corner of Fifth and g. Um, it's it's all paved as you can see because it was a lumber yard, uh, and they also backs up onto the train tracks on the east side there. The surrounding properties are are a mix of of uses but primarily commercial, um with downtown to the South The Coop to the north. Commercial buildings on row streets to just the direct directly to the East and then the mix of commercial and Commercial For a little bit of background. I think it's important to provide. Um, as I said, this is the first project we're processing down the specific plan and the code which is approved by City Council in 2022. And that was a multi-year process the uh, the intent or the vision of that plan was to strengthen the downtown. And provide for rdevelopment opportunities. Um, and also to do it under form-based code process or zoning which uh is intended to provide more outcomes, you know for the for the development that would occur um, and to do this primarily with by uh, replacing the existing zoning and uh, establishing the expectations and standards, um and getting into more detail about the massing scale and other standards that would apply to the zoning. So it is a pretty very detailed very technical document. I think as you kind of been seeing with the staff report and with everything that applies and also would be strengthening the strengthening downtown in implementing that Vision on in large part with mixed use buildings, but bringing a lot of residential downtown. And so this project is doing that. Because it has, you know commercial ground floor commercial as well as residentially units South throughout the world. The other important piece for the plan and phone based code is that the intent was also to streamline the process? To make it predictable for developers, uh in that way and As I said basically requiring a design review for projects, but that was an administrative process. Um, however when the code was approved, um due to just general concerns the city council specifically required that when this site was developed that it would come to the Planning Commission for review, but this would be the unless unless otherwise triggered for something else. This would be the only design review that we will require Planning Commission review. So that's why we're but we're happy to be here just to explain, you know, explain the code to talk about it to kind of walk you through it. I think it's been a good education for everybody involved. The actual planning applications that are presented to you include the demolition of the buildings and primarily that's to address to evaluate those in historic issues and that's already been done. Um the design review which focuses on the site layout and Building architecture and then the affordable housing plan, which is under the city's housing housing workbooks. Additional background, um on a couple that apply would be sb330 and the density state density bonus laws. Um, and again, these are laws that are intended to promote housing in the state. Make the process requirements more predictable for developers that has been has been a service state mandate and state focused lately, um for sb330 what it does is it freezes the requirements in place for when when a project does submitted and in this case primarily it's for the affordable housing requirements to the project which is 5% for this project, um subsequent to this middle of the application the city revised and amended the power affordable housing ordinance, but for this it applies what applies to 5% which they comply with and that's 5% low income. Lo comp house There's also this state density bonus law. Um and what that in does is to provide incentives for Developers for housing to provide housing provided they um meet certain housing requirements. And in this case, the applicant has provided 5% very low 5% the units to very low-income households and that meets the statement that statements e bonus law which allows them to uh, for 1 to get 1 concession and waivers to the development standards, which the city's obligated to Grant. Um since the qualify. And the itent of that is also t ensure that um a developer can build density that they allowed to under design. Because even though that seems straightforward enough with number of Standards with things that apply that can apply to a project sometimes the actual development that they're that they're able to physically fit and do may not meet that density. So in this case, the applicant is asking for 1 concession and 3 waivers of the concession 1 of the concessions is to the building dimensions of the main body in the full days code it establishes a 150 feet by 120 feet from the main body of the building. Um, and those building is 390 feet by 230 feet it. So that that's the 1 concession what it allows is that so 150 by 120 foot dimensions you the applicant could potentially build 4 Separate buildings on the site. With those dimensions and still meet the code in this case. They're asking for it as 1 building. And so therefore they're it exceeds that those maximum Dimensions. They're also allowed 3 waiver development standards related to Vertical articulation The Unbroken facade articulation and secondary wing while the building has a lot has articulation. It has um, the building steps down, um from 4 stories from 5 stories to 4 stories. Um, There's a change of mix of a mix of colors of materials as well as offsets and other architectural elements. It doesn't necessarily need all the articulation requirements. Um on on the under these 2, uh, and so they're asking for that waiver as well as the second and from the secondary Wing Dimensions. Um, so even though there is asecondary Wing, um, the dimension requirement is a maximum of 68 65 feet for 1 of the dimensions and they're asking for uh, 68 feet as I mentioned for the planning applications. The site has been evaluated. There's a survey Pro provided and completed in the past by the city the management commission reviewed and accepted that and it determined that there were no historic issues at the property, uh was not not was not eligible for designation. Uh, and so there were no it for the demolition. There's also the tree move that's tree removal that's proposed the project, uh, 25 trees of the inventory on the site and in the general vicinity, Um, the project is proposing to remove 15 trees 7 of them would be directly on site and 8 of are City street trees and they're kind of shown here on this tis exhibit in red with css. 2 notable trees would be 1 on 5th Street, which is a large cork oak. It's this so southernmost 1 over and then there's also a As well some other tree trees another tree. Is this London plane on the g Street side the applicant spent a lot of time working with arborist and talking to the city trying to see how we could trees. Um, they were very important features. We have been looking at what it would require from either redesigning the building or even for just general ste improvements to even if the building were not impacting it their site improvements just for sidewalks and curb and gutter. Uh, access to access to the Transformer has laid out new staff report in the AUGUST report that you know impactors those trees so they are needed to be removed. Think there are conditions requiring the tree protection and mitigation. So we will be fully mitigated for under the to tree protection works. Now we briefly just kind of go through the site plan and and um elevations a little bit these Applicants architect us here and help I think he'll speak to a little bit more and more detail, but I just want to kind of walk you through. Um, you know, the project somewhat this is the site plan in ground floor plan. Here on 5th Street and on g Street or those commercial frontages. Um, and bike parking storage area in the past in the behind it for the residents. Um, there are the lobby and service areas and rooms. In the wing and also a sixth street that provides provides access in the year for a trash can some deliveries and then in some units, you know the interior as well as units facing the train tracks and the Forbes code has a requirement for civic space for a lt of this size. And so they're applicant able to meet that by providing this passage. Basically What's called the passage in the form-based code? It will be a Civic space. It will be private in 19 and on but it will be open to the public and so those units face on to the pass and activate it and allow us to interaction and it also provides that pass through and pedestrian access from fifth to Sixth Street without taking necessarily having to go all the way around. There adequate and ample outdoor space. Hardscape and amenities and Landscaping landscaping and provided on the site. Uh floor plans, uh on the middle floors are essentially the same the residential units, so I I'm not going to show that necessarily, but I just wanted to call out this fifth floor plan, which is the Upper Floor Plan. Um, it it's largely similar in terms of the units, but it does provide for the se the stepping back of the upper floors. Um, there's a roof deck here on towards the g Street so it steps down that way. Um and here on the back side over here is it also steps And it's just a rooftop with some solar. This shows the building sections the colors correspond to to the same ones showing the floor pan. Um, you know, the residential units throughout the building there is the commercial space spaces and the the spike parking area. Um this elevation there is uh, roof lounge and some upper Shore spaces up there, but the to building high at the top of the parup is just under 60 in that the height requirements and various ceiling height requirements to comply with the zoning. So there's a couple building elevations here that show the general colors of the materials. A I said design review is really fcused on the set out the circulation the landscaping or the architecture and these elements of the building as incorporates articulation and built different colors of materials. Um it it the building has incorporates articulation and built different colors of materials. Um it it has a strong Corner element to highlight the kind of the corner retail and also the commercial space in the ground floor, um in a different changes in the texture and the even te colors and other other pieces, um to provide that kind of architectural interest overall staff does feel like the building of the enhancement to the neighborhood that's attractive and that it complies with the comply with the requirements. This is just a example of the colors materials board, which is also be behind you there. And so there's a mix of different clors floor, uh kind of the floors and um te different different parts of the building to modulate the modulate plate to Mass. The project also has an affordable housing plan. Um, and we complied with the cities requirements it it provided 5% of the units to very low income households. Um, and that also that complies with the state density bonus law requirements. They will be a mix of units. They're located throughout the building and all the floors, um, and they be comparable to the market they do not So as I said exceeds the city's inclusionary housing requirement and the Social Services Commission reviewed the reviewed the uh for Behavior plan in OCTOBER, uh, MAY recommended approval to the city to the provision. The applicant has done it's completed. Um some public Outreach ad I think they've summarized that to to the Planning Commission and we can speak to that a little bit more and then there as far as the discussions with the neighborhood and how they've tried to address some of those concerns and issues. I know the Planning Commission has also received a number Happy to speak to anything if you have questions on that. And then the project uh, the subject of sequel. Um, there was an e e prepared for the downtown David specific plan, which this will be consistent with and evaluated the impacts of redeveloping in the downtown area. And so there are no new impacts from this project that would warrant environmental review and furthermore The project would also be exempt categorically exempt from cequa. I'm doing the section projects that are consistent with the design. Um, ad so finally staff finds that the project will be consistent with the general plan and Zoning. Um, it sort of meets all development and applicable development requirements. Uh, and the necessary conditions have been included to address, you know, any concerns and issues and so we're recommending that this Planning Commission find the consistent with the downtown Davis specific plan. Yeah and exempt under approved planning the application for The LumberYard Project based on the findings and conditions that are attached. So I'm available for any questions of Intercultural. The City attorney is als here and then I have the applicant team has a presentation tomorrow. Thank you, Eric. We'll turn it over to the um now MR. Buzzby you're going to be leading off. Thank you chair row, um good evening to you all. Happy Valentine's Day. Thank you to Linda deos for the chocolate earlier. Uh, thank to the city and for um your consideration of this project tonight. Um, And thank you, of course to staff. I know especially Eric has been working very hard on this for a long time and and as well as in during the air and and Sherry, so thank you all for your for your efforts. Um first I'd like to give you a little uh little background on myself and the project. My name is Doug Busby. I have about 25 yars of experience in the residential Development and Construction, um areas with companies kb Home in our homes and some other private, um, residential development companies, um about 5 years ago. I began um working for myself as a principal on several residential development projects and Davis in the Sacramento areas, which eventually led me to the Hibbert site. In 2019 the Hibbert store in lumber yard closed after close to 70 years in business. Then in 2020 we were hit with To let me know that um, the Hobart Family was um contemplating selling their their vacant property there. Um at the time the city of Davis had a vacancy rate of over 12% which was more than it had seen in a decade to that time. Um, I made an offer to purchase the Hibbert property contingent upon the cities, um, pending approval of the downtown specific plan and form based code. That was very important, um qualifier to my offer to purchase the land as as I was unwilling to um, undertake the development risks associated with project in Davis. That's not already zoned for for development. Uh this een so I even though with that with that qualification, it was still a very risky play at the time given the fact that the Davis Market we were we were still in the height of Co we had 12% vacancy and um, you know, no have predicted at the time when the market would come back with strength in the city of Davis looking backwards. This this the housing market did come back very strong which which is is is very good for us. In DECEMBER of 2022 the city certified the specific plan in e and adopted the downtown, uh form based code. And um around this time. We also came to an agreement with um, Becky King who owned the King Properties property the other um parcel that's adjacent to the Hibbert partial there. And we and we and we incorporated that site into our project site as well. Um, at this point it became clear to me that I needed a Capital Partner and a development partner. Um because just given the scale of this project, um as the site was now zoned and and the rsidential Market had returned. Um, there were several companies interested in partnering with me. And um, so I was I would I had the the luxury of having the ability to to choose development partner. There were 3 qualifications that were very important to me when I made this decision, The first was personal and professional integrity. The second was a proven development expertise and knowledge of the Davis Market. And third was a financial capacity. And experience to get a 100 million dollar development project designed and off the ground. I'm after extensive research and Outreach to local industry professionals and land owners and builders. I found each of these qualities abundance in the Michael's organization team that is represented here tonight by Scott Cooper and Jessica. Um Kane also known as jk um, Scott and jk of impeccable reputations among Partners contractors community members land Sellers and elected officials throughout the communities in which they have developed a projects. Scott and jk have been involved in a number of projects in our area. Most recently the project um on child street called Celeste and uh in addition to other several projects on uc Davis Campus. In fact, could you just go to the next slide Eric these photos here as an example. These are these are interior photos and and a exterior of the Celeste project that that um, the Michaels organization finished. Uh last year on child's Road. You can see the the high quality of of finishes and and design that that tmo t to the development process The organization is a nationwide multi family developer that is exceptional development expertise and knowledge of the market here in Davis. It has Financial capacity and experience to put together the capital stack that is needed for such a large project as The LumberYard. And with tmo, I am otimistic optimistic that we will be able to start construction this summer. Assuming all approve our project tonight. The Michael's organization has been an excellent partner and I'm fortunate to have been to have brought them on board. In addition to Scott and jk. I have here tonight with us. Justin Zucker who is a land use attorney with um, Ruben Junius and um Rose who have helped us out on the um, the state law issues including the state density bonus law and and other issues and we have um Ian Murphy who's a principal with bde Architects here and Ian is a a bde as our principal architect on this project. I'm very proud of the team that we've assembled and the work that we've uh produced today, and I'd like to turn it over now to highlight some of the design aspects of the projects. Of course, I will be available All of us will be um to answer questions at um after the at the end of the presentation. Thanks. Well first off, uh, let me just reiterate what Doug said and I think uh all the Commissioners here tonight. Thanks for being here with with us and letting us present to you here in Valentine's Day and thanks to staff and Eric for such a great presentation. It's not leaving me a Talk to you guys about today. Um, But with to present the design and walk through a few more of the details. Um, so this is the rendering that uh, Fifth and g Street, um particularly going to come back to these in a second being website. Little bit of the context which Eric had mentioned earlier about the surrounding, uh, commercial and residential sites, you know on the Block we share with single family residential uh homes some of what will be talking about in a second is how this project is really designed around addressing those agencies. Um, this is the site plan. So on the left side of the site, we have Fifth Street, um on the top of the page, we have g Street, um on the bottom of the page with the train tracks and on the uh, right hand side of the page. We have 6th Street and the food co-op parking lot Beyond. Um, really, uh as a of Fifth and g is our primary Corner that's anchored by uh, really, uh intense retail component and focal point of the architectural efforts and then moving down, uh, Uh fifth, we've linked the entire street with commercial uses in the form of uh, co-working space and fitness space that will be open to the public and highly activated, uh, as you turn to the bottom of the page. Linear Civic space that uh, Eric mentioned earlier, uh with individual unit entries for each of those units that you see there opening up onto it that provides a great pedestrian access point and so the food co-op or numbers that kind of get Through block despite the train tracks. Um the other side of the site, uh on the Food Co-op side really has the majority of Learners, uh necessary utilities. So that's kind of the back of the building but architecturally not teated with such per and the main residential entry is actually at that, uh Plaza type space off the g Street and part of our reasoning for organizing the building massing in this way was to create a really uh, Lush landscape buffer from the adjacent single family residential. So instead of putting the majority and height of our building right up against the single family home. It pulls that back and gives more successful on the courtyard side, uh to that same extent, you know, we heard from numerous Community stakeholders, um from all North Davis that it was important for the building to address the backside of those single family home lots, And so, uh beyond the 10 foot setback, that would have been required at those minimum setback areas where the building Peninsula is are for 20 ft setback. The majority of the building is more than 50 ft setback the rest of the courtyard and so it really lots into account, uh furthermore when we get up to the fifth floor plan that you know, we'll see in a second. We step back an additional 5 feet at this peninsula to to Really, um in terms of the Building architecture address those those uses and then on the peninsula that is uh pushed back from g Street. We'll see in a second that steps actually 50 feedback at the top floor. So it's not contingent upon those those lots. 1 other thing before we go to the next slide I'll point out is we've worked really hard to locate a lot of like parking and storage for prospective tenants. So there's quite a few bikes, u, right off of the g Street entrance and that sort of central gray areas seen on the screen and blown up from the center of the plan here and then a secondary Bike Room on 6th as well. Um, approximately half of those bikes were planning for the infrastructure for them to be ebikes o at least have pwer if they are ebikes seems to be the trend of other things are going um next slide, please. Here we have that top floor. This is the fifth floor. Um unit stack all the way up to this point and you can see some of those setbacks the 5 foot terracing along the single family homes, uh back in the site as well as the 50 Foot setback, uh over the presidential Lobby and of course the roof deck at home. So it's in g. Uh, this is a illustrative plan. Um just to show knd of how intensely the The Hardscape and the surroundings of the site are going to be addressed. Addressed. I know that it was mentioned. There are some trees being removed. I believe there are 60 plus trees to new trees being proposed for the site. Illustrated here. Um, and it's a important part of the amenity for the building to Um, so this is coming over to the train tracks. Um, this is our uh, publicly accessible fitness center here. Uh, this is a double height space. It was a really important to us from a design perspective to not just have an active Frontage but to have variable height, um at that Frontage. Um, so it's that white massing steps up and reveals, Um more of the would Pi last year's below. Um, the building steps again above te white massing and steps back. And those windows at the white mass and are also recessed to provide a ton of and really need the intent of having multiple Mass things along longer frontages. So even though we were requesting labor for 1 building, we want to meet the intent through those architectural moves. Um, you can also see here the Civic space we have very deep pilasters that create, uh, uh ridges and a lot o articulation that not only make those units, uh, extremely, um personal and more like a front door wanted to see it that way but it also provides some privacy and sound isolation in this area. Please. Here is sort of almost an elevation, uh rendering on g Street. So on the right hand side, we can see the commercial element at the corner on the bottom, which is step back and has um, some really interesting Uh Wood column features and a very pronounced Uh Wood awning above that is a specialty material kind of box coordinated metal. Um our intent with the te design and the touch and feel of the site is that it would be industrial and nature with a kind of forward-looking industrial agricultural aesthetic, um that led us to the roof and our uh, socks youth roof form, and we thought that was a really interesting 1 to kind of address the corner in the most prominent feature on the site. But the portion in the center of this rendering is the residential entry and it's pushed far back uh a place for drop off some queuing and people to gather and wait for their their ride or their friend, uh, without interrupting what's happening on the street, uh next steps. And uh, that's it. So we're happy to answer questions and excited to hear your name stop. Thank you so much. Anyone else from the development team? I'm going to be speaking. We can answer questions at this point, but our presentation is done. Okay, great. You kept it under 15 minutes. I've got 14 minutes and 7 Seconds. Yeah. Okay, so at this point, uh, this is when we as Cmmissioners, uh pose any clarifying qestions, we have related to the presentation and or the staff report, so I will my far left for this commercial event. Here. Thank you. Thank you Eric and your team for the great presentation St. Um, the staff report was also really helpful really? Well. Well done have a couple of questions in there. Uh, Small Things 1 is related to the Civic, uh space and I've appreciated your showing to set diagram. I guess I was a little bit underwhelmed by the I wonder I've appreciated your showing to set diagram. I guess I was a little bit underwhelmed by the Civic space and I wonder if in this design if you had to considered other Alternatives, uh, Civic space element perhaps off of g Street or yeah to to meet the requirements as st forth for the city for civic space. This was the piece of land while still hitting uh, the the density of the project required that we felt could comply and we also felt the added utility of connecting the streets. Um, you know while it wasn't the plaza it was great benefit to to the site and why we ended up additionally why we ended up going Senior rendering helped a bit. I I mean maybe it can be made into something really welcoming but tracks dn't seem to be all that welcoming. The train tracks are the train tracks. I know but we're doing our best with planting and and good use of kind of higher-end materials in that area and lots of cleaning through the unit and while it's not technically a Cvic space area pulled back on g Street is pretty generous and and we're highly designed we have uh Yeah, uh question. So 1 of the big issues here obviously is the parking and and lack of parking. Um, so this is just thinking about that. It seems like this could uh, really go sideways and add to the congestion and parking issues already in downtown or it could really provide a test bed for strategies to move towards a less automobile Centric. And so I I hope the plan is to and I know you have a number of elements in place to help do that. Uh 1 question and then as I wonder if you looked at things like, uh, the dedicated Fleet of share cars or wayos and thinking to the Future and whose and thinking to the Future and this would have to do with management. I mean know I would realize be encouraged if there was some kind of plan or recruitment expertise to continue as you know transportation technology develops to really keep that at the Forefront of trying to make this not only a No Parking. Uh building but like a no automobile a place where you can live without an automobile. So anyway, I think there are issues around that um per personally. I'm very supportive that it doesn't have parking. I just really hope it doesn't go sideways for the for the community. Um, when uh last thing I noticed your bike storage, I think originally it was all up on Fifth Street and and now you've added a new area. Back on 6th. That's great. Yes, and uh, that's great. Um, we did get a letter over the weekend. I think it was u from a local resident who is uh expressed a concern about having uh, follow the bikes near the Fifth Street entrance, uh, since that's going to feed right traffic Street and was suggesting the greater concentration of bikes of the Sixth Street in the side might be better since that would encourage commuting on 6th and on the congested shift, so I just apparently had talked to you before on someone, uh before I wondered how that had played into your planning. I think that we thought it was a good idea to move some bikes to 6. Um, this was the reasonable amount that could both be moved structure of the rest of the program. Um, and what made sense from how how tenants would want to use the space, um the majority of tenants as well? All. Thank you. Great. Thank you very much. Um in case you answer you ask me any questions that I have a chance, but that allows me to ask only a few a few more so a couple questions. Um, is I am really interested in trains, and I know how much so and other things those things produce and I'm just wondering about in ways and good quality. Those uh units along the side. Could you talk to how you're protecting residents there from noise inclusion, or how are you going to mitigate any noise and also air quality on that side of the building in particular? Yeah. The first the first thing we're doing is um, we are working with the city to to implement a federal quiet Zone. This portion of track between uh, Second Street and um 8th Street. I believe it is and um, so we've been we've been actually talking with planning and public works for over a year now. And um Public Works is in the process. They've hired a consultant to do a fasibility study, but the the the the intent is to upgrade the crossings on our surface Crossings throughout the downtown area such as that the train is not wistle and this is a concern we've heard from from people who live in the area that we've presented before and my understanding is that it's the whistle that really is the the bugger and I live up in Davis and I hear this whistle there by Northstar field from time to time and I can only imagine what it's like down here at 5 A.M. Or whatever. So that's that's the first thing we're doing for the noise. The other thing is typically those trains. I think they run at um, like 8 Mi an hour you know, so it's not a high-speed Corridor. Um, so We are uh, we are we also hired a um acoustical consultant to look to do a sound study. We did a sound study. We you know, we monitored the the activity out there for I don't know period of several days and we are incorporating them their their recommendations into the building facade in terms of um, sound transmission ratings, you know windows and walls specs and those sorts of things. That while you're up here. You know, we've talked about this before talk to you you today. Um and thank you for taking the call of course and inviting that call. So my question to you is for that question we talked about so you indicated that there are the possibility o rooms being um meant it, but you have a lease agreement with individuals. In each of those buildings for each unit many of those will be that type of neogene, you know at this point or how many will be just like open to whatever we don't know but I will say the vast majority of the units in this project well over half our Studios and 1 bedrooms. So this project is it's not designed as a as a student. Project with 4 and 5 bedroom units where students Rent 1 bedroom and all share a common kitchen these this designed as a traditional market rate multi family project. And as I said well oer half of the units are studios are 1 bedrooms. So the majority of the people living there are if whether or not the lease is a joint and several lease or whether or not there are most of the units are by their very nature. They're individual leases or 1person living in a studio apartment as an example. If you know as I I we I don't know whether we will be leasing individual bedrooms. That is a that is something that that students and their families, uh find a lot of value in that because then this student is not worried about getting evicted if they're make feels to pay their half of the rent It protects them in a lot of ways. Um, like I said, we're not we don't have any specific plans about that right now, but that's something this Market. Desires and it's something we MAY provide in the future. For clarifying that I appreciate it. And it was just a clarifying question and there's no right or wrong answer it is sure and that's you. I believe that's correct from the promises the discretion of the Builder to do that. Is that correct? Understanding. That's correct. Yeah, we do. We do not regulate it. That's what I wanted to make clear to the general public. Um and for me too. Thank you very much. Let me see if there's anything else here. Um Oh Center. You said that that was going to be public. Did you mean by public that they'll be it will be a store on that other people could join uh, or not the the fitness center. Yes. Yes, that will be a public fitness center public, uh retail space. So any 1 of us in this room who wants a membership at that at that fitness center can go up and purchase a a membership to use the fitness center same with the co-work space. I believe leased by the the hour by the day by the month kind of thing. So if you work from home person, but you need a conference room or you need a space to work in for the day. That's also available to any member of the public who wishes to to release the space there. And then last question the lounge that you talked about that's accessible by all residents of the building regardless of what? All floors have access to that Lounge the fifth floor Lounge. Yes, correct. All of the project amenities pool area the barbecues the fifth floor, uh, you know Sky Deck if you will all of those things are available to all of the residents of the project. Thank you. Well, just took a couple of my questions. You know, I do appreciate hearing uh that you know, it's more of a traditional. Um you guys going to be offering me trying to buy you an education programs to the residents? We are. Um, we are planning to uh become members of yolo commute. And yolo commute offers a number of benefits it offers discounts to Residents who want to buy an ebike over at the hmp ebike store down the street it offers. Um, it includes I believe it includes some educational benefits like education, you know, you know how to use public transit and um, and uh, you know biking, you know facilities and and possibilities. I don't know all the details of that, but I believe the intent of that yolo commute is to help educate. The residents of the of the property, you know how to how to better live without a car and make use of public transit and other other, you know, personal Transit devices, like ebikes and scooters and that sort of thing. laws of road and bike properly. Yes, I I hope that isn't stop stop signs. Yes, exactly not pass on that would be helpful. Absolutely. Uh, yeah, actually that that that uh, that's oh I'm sorry for you guys. Eric I was wondering if you could talk a little bit more about the small how that files here and where there are some things that been taking on that. Sure, I give it a try and see if others need to join in. Um. Yes, so the state density bonus law, um kind of establishes certain incentives as I said for for projects that provide a certain level of affordability and that can vary based on the level of afordability and the numbers and all that. Um, and it allows us also for developer who is taking advantage of it to also increase the identity, you know that they're allowed to otherwise have they're not required to but if they can amount density based on the affordability levels, they provide and then also allows incentives and concessions or waivers based on again, where where they kind of fall into it. Um, so for this project which is providing the 5% to very low income households. It allows the 1 concession and the waivers the waivers on not necessarily limited. And again, the invent is to allow for you know that project to build a density build a number of units in the density that they're allowed to under under the zoning. The development standard from precluding that. Because you know, we're trying to get the housing and trying to get the affordable housing. So in this case it is, you know those standards that I mentioned which were the building dimensions in the main body the secondary wing and also the some of the articulation standards that are required by these projects. So I don't know if that answers enough, but that's sort of my my late person in a sense understanding that. Sure, Okay, so I probably need new glasses because Some of you except it's really hard to breathe the plants. I mean, I think they were supposed to be really plotted on a really big paper. So I I'm still confused on the passageway and again, I could see the picture the better. I would are you telling me that there's like, um little entrances from each if you're on the first floor can is that like I have like a I can go in and out. That's absolutely right every unit on that first floor addition to enclosed entry off. The corridor will also have an entry off the safe passageway. So they all have doors that open up to the passageway. Um, there's no elevation change that wasn't feasible on the site, but you can think of it like a private school that maker space or whatever. We used to call it in the downtown plane where there's that notion of somebody having a like work. With the there was a work terminology or in the downtown appointment Works something space. I could hear a massage like that that is there. Is that a possibility for people to do that? I'm asking the city actually this question. Yeah, you're talking about the live work type work. Yeah. Yeah. It is a possibility but there are certain standards of the requirements that apply. I mean, I think do you want to speak your attention then obviously. Make space is a shop from a is a is a building Frontage type defined in the zoning code. It's it's so There's various different Frontage to different types of building. Our our building is called the Main Street Building. It's a block form building. There are various dfferent types of Frontage is that you MAY apply including a shop front. There's a door, you know a door yard, whatever the whole mainstream so the um, this is not the maker space shop front that has defined in the zoning code, but it it is a it's simply a residential Frontage on a commercial. Um, well I should say public payo. So it feels like a um, and it feels a little bit like a commercial Frontage or like a like a live work Frontage. It's not a live work unit. It's the residential units facing a 6 days, So it's not intended to be live work that. I I just Wasn't sure um, thank you for that. Is there any solar on the roof? Pardon me solar? Absolutely. Okay. Um, I the majority of the roofs outside of what's necessary for other mechanical equipment, um will be designed for okay again, because could I literally zooming in and then it got all blurry and okay. There we go solar. Okay. Thank you. Um marvelous. I knew that. Me, um I guess to the was there any concern and maybe I will bring you guys to Doug as well and um have a No Parking. We think it's going to be a lot of bicycles. We've got a lot of bicycle parking and storage we we thought about eikes and we've added the 63 Parts. It's great. Everybody wants to leave at 9:00 or 8:00 or whatever it is. Are we not concerned about? All the massing of people. I know if he speaks to you in a trance for example, and they know that they've got like a lot of people that need to leave at the same time and that's why they you speak to unit trans for example, and they know that they've got like a lot of people that need to leave at the same time. And that's why they always like to bus thing. I know if you boosts Village they get take hold on. We got another bus coming in, you know because everybody's got to go at the same time. Thinking that? Have we thought that 1 through it's just a question for you both of you. We haven't I mean the whole concept of this project is to deliver a project that's viable. Without parking and they're very few sites. Anywhere frankly that that that's a viable concept. This is 1 of those sites because of its location because we're on Transit Corridor process street from the coop 3 blocks from the Antarctic station half mile from the uc Davis Campus. So yeah, is is there going to be more bike congestion on fit street that there probably will be even right now if you go down there at 9 oclock, you know, that's it's it's a busy bike lane so. Again, that's that's I think the issue also is what helps us if you've got 227 units all trying to get their life out of the building at the same time. I can speak to this a little bit I've been fortunate to work on uh a number of low and no parking projects and we found out that this the doors are size adequately and the space between the rack systems or satisfactory, but there's not usually no congestion or not more than you'd expect getting a car out of the parking lot for 5 minutes. And if I could just respond a little bit for the city, you know, can we would agree, you know, we find that self-regulates, um, which when you look at other apartment insights that are important projects that have students or a lot of students. Um, We we dn't face those those issues those concerns. Um, we've talked to our city traffic engineer who concurred did not find it to be an issue and that they would be adequate space and connections to to the university if they were students and I also looked at the traffic study that was done for University Mall that looked at the intersections at Anderson and Sycamore, which are the busiest bicycle intersections. We really have the difficult crossings from the dorms and al the apartments over there. And even though they're very heavily ued for te peak hour which is an um, the numbers of the bikes wre just within the hundreds so several hundred and power at those intersections, and that's from I don't know if it's thousands of students potentially, but all coming from across the street there. So you don't we don't see that this would be an issue. Um, I wanted you have the I'm going to call it the driveway, but like we're like my Uber would come or my Amazon truck that's so the kind of Entry Plaza area. There's existing driveways, uh in the at the property that they're trying to utilize and not expand or at least minimally expand. Um, and so that would allow for the drop off area and some additional offers outdoor bike parking and other uses there, but it's sort of a some it's a circular Drive. You couldn't control that. Yeah, I think there's a landscape plan in in the I Yeah the landscape. Sorry guys. I mean just I think it's just useful for me to kind of see what it's going to look like. Yeah, it's helpful to see some of the the trees that are being proposed and the seeding. There's there's kind of trees that are being proposed and the seeding. There's there's kind of Boulder elements that I know kind of. I'll just I'll I'll let move on to the next survey. Thank you. Um, it would really be helpful for me If um, the architect could maybe walk us around the building. So it's pretty evident. You know, the the Fifth Street facade what that's looking like, um, I would say that facade that's on the railroads pretty evident with that looks like and I'm pretty clear on the facade on Street, but as you come around the inside, I'll call it of the building. I don't know if this the inside or the front of te building, whatever you want to call it. It's a little bit more difficult and what the facades are looking like what the the elevation that they're looking like. So would you mind walking us through that for me at least and then also as we walk through will you will you show the placement of utility? Um containers if you like there's a Peavey 2 2 pg containers. 3 a Transformers. Yeah, thank you. Yeah happy to um, maybe we could this is a good rendering on the bottom to start with because I think you're really talking about what's happening on the building as that positive. We're just looking at. Um, the frst thing I'll point out is the definition of basic to the building. So that's what our residential Lobby entry. So it's it's more heavily glazed and that its treated with different materials to differentiate it from the units that are above it. Another key element here in that portion of the building that's is that uh, you can see it step back and away from the single family lots where that black massing is at the top. Um, that's about the 50 feet from the property line. So it's rea