Planning Commission - Regular Meeting

Chair Muhammad, are we ready to begin? We are ready. I call the this regular planning commission meeting to order at 6:30 p.m. Please stand for the pledge. I pledge allegiance to the flag of the United States of America and to the republic for which it stands. One nation under God, indivisible, with liberty and justice for all. Thank you, Nicole. Roll call, please. Yes. Youth Commissioner Abasinia Belvin. Youth Commissioner Royce Hall, here.

Commissioner Marilyn Abalon, here. Commissioner Eric Alman, present. Commissioner Shelby Goss here. Vice Chair Charles Plamer present. Chair Devet Muhammad

present. Thank you. We'll go ahead and move on to public comment. This time is reserved for members of the public to address the planning commission on items that are not on the agenda and are within the subject matter dur jurisdiction of the commission. Comments are limited to three minutes. Comments for items on the agenda will be taken when the item is called in open session. The planning commission is prohibited by law from taking any action on matters discussed that are not on the agenda and no adverse conclusion should be drawn if the planning commission does not respond to public comment at this time. Do we have any public comments?

Is there anyone in the room that would like to make public comment? There's no one on Zoom. No public comment. Thank you. I will close public comment. Director Cooper, do we have any agenda changes? Oh, thank you, Chair Muhammad. There are no agenda changes tonight. Thank you. We'll move on to presentations by the Solano Napa activity based traffic model.

Great. And I wanted to introduce Adel Adrell Coleman from NVTA. And we're also have Diana Mihan. And uh we're very happy that they can attend tonight and uh tell us about the Solano Napa activity base model. It's one of these very important tools that probably most of us haven't heard of. Um I worked on the last uh helped participate in the last update and William he is participating in this current update and it's a very very important and complicated models. And with that I'll turn it over to Adel. Thank you.

Uh thank you Brent for the uh introduction. Uh my name is Adel Coleman. I'm a transportation planner with Napa Valley Transportation Authority. I'm here to provide just a high level uh presentation on our Solano Napa activity based uh model or as we like to call it SNAP uh model updates. Uh so what is a travel demand model? So travel demand model is a forecasting tool that is used to estimate traffic volume by different modes using land use um and demographic data such as uh population, households, employment data and then uh transportation network data. So uh transit your transit networks uh your highway networks and other factors to use as inputs to feed the model. Um an activity-based model predicts uh future travel behavior by simulating um uh people's daily activities. So work, shopping, school, recreation, errands, etc. So for example, like I have a job and I have to go to work. Um fulfilling that activity is my travel to work. Um same if it sorry, same if I am running an errand or have to go to the grocery store. uh me completing uh that trip is actually going um to the grocery store. And so uh our uh activity based model uh is a travel demand model that is used for transportation planning uh projects in Napa and Solano County. So any uh developments that come online or any um uh transportation projects or uh any investments that we're making to our system and to our land use. um types of models and when to use them. So in the 9ount Bay Area uh we have three

different types starting with the regional model which uh MTC oversees um and this is a reg this provides regional detail um throughout all nine barriia counties and it's used for regional planning planning studies uh uh their RTP which is their regional transportation plan any major investments. So if you were going to do a large um highway project or BART extension, uh you would use the regional model to conduct uh an analysis of how it would impact uh the land use and and traffic. Um at the uh countywide level, which is our model, um it provides a little bit more detail at the county level. So, we do use the regional model and build off of that and then we kind of layer it in with our uh countywide networks um and use um MTC's data to um uh showcase the travel in and out of our county to other to other counties. And so that can be used for traffic impact studies, highway studies, um any corridor studies. Um and then lastly is the city model um which uh you can use the county and regional models to feed into that but it provides more detail at the city level. So if you were um conducting uh local traffic impact um analysis or any type of uh intersection analysis you would use the city model and so uh background of the model. So MTC develops a regional model and a regional transportation plan every so often. You may have heard of them under the uh plan bay area. We've had 2040 2050. Uh they're recently uh in the process of adopting 2050 plus and uh sometime this year I think later on this year they're going to adopt uh or sorry

not adopt but they're in the planning stages of uh60. And so that's that's part of the reason for this model update is to get ahead of that. Um we are required as a CTA to participate in this. Um and we're um required to comply with MTC's regional modeling assumptions. And so the land use and demographic data that feeds into our model is based off of their most recent uh regional plan which is uh plan area 2050 plus predictions. Um and so this will be um um sorry and so yeah that that's uh what is feeding our model and so why are we in the process of updating our model? So the current version um the base year is uh 2015. So it's been over a decade since we last updated it. It's very it's severely outdated. Um some of the changes since the last update uh we've had significant change in how people travel, how they get to work. There's now telecommuting and and hybrid work as we can see here. You know, people have the option to join on Zoom and you know you don't have to go in person to many things anymore. Um origin and destination pairing h has changed. uh mode shift. So people have um we've seen the decline in transit which means people if uh you know are now using their personal vehicles um to get to their places of destination uh more so than they did before COVID and the pandemic started. Uh we've seen uh uh change in travel times since the uh since the last iteration of the model was updated. Um, and then we've had some uh changes in uses for the model.

And so for uh this update, we're looking at um a base year of 2023. Um this is the year that we chosen based off of the data that is currently available. Um we are in the process of uh collecting that data from the jurisdictions or having them verify it. Um we're using 2023 census data, household survey data, um transit writership numbers, traffic counts. Um so everything all the data that's being input into the model is uh more recent and or is in the process of being uh collected. And so what's uh the difference in this uh model update that we're conducting? So, we're going to make sure that this version of the model will be more consistent with MTC's, uh, latest regional model, uh, their travel model. Uh, we're re-calibrating the model to 2023 conditions, uh, which is just kind of after, uh, you know, the pandemic. Um, we are, uh, we'll have the latest version of population sim, so it should be faster and improve uh, the processes for traffic impact studies. Uh we'll have an updated telecommute model. Um and then we'll be uh we'll have accurate uh post-pandemic transit writership too which as I mentioned transit writership is pretty much down across the board so it'll be a little bit more accurate. Um so right now uh we're in the process of requesting information from the jurisdictions. Um we sent out the first request uh was for them to review uh 2023 data. So this was population and employment data that we sent out and we did uh receive feedback from them. Thank you William for your participation uh in

that and also being a member of our model tech which is a collective of uh planning and public works staff from Napa County and Salona County. Um and that's currently being uh reviewed. Um we are having the jurisdictions review 2050 data which uh compares uh adopted or sorry it compares the data versus their adopted general plans, specific plans or any other verified plans and to provide feedback on those numbers. Um this should only include approved and funded projects. So um be mindful of that. And then uh for the third round, we are going to send out some information and have our uh the jurisdictions review uh 2023 networks. So this would be your highway networks, transit networks, uh provide any uh transit ridership data, which NVTA is the operative local public transit here. So that would be us. Um and then also have our jurisdictions review the 2050 network data. Um and so that kind of concludes my presentation. and I'm happy to take any questions if you have any or

Thank you for your presentation, commissioners.

Thank you for the presentation. I appreciate it. I'm I'm fascinated by this whole thing because, you [clears throat] know, transportation and transit and work, travel really impacts all of us, particularly in a small city like this. Um curious why 2023 was that last complete year of data available versus 24? Uh yeah, pretty much. Um we uh based on the data that was available 2023 checked all the boxes essentially like some 2020 we did have some 2024 data but we had 2023 data across the board. So right again just curious only simply because you you mentioned it too you know postcoid uh there's still a lot of telecommuting or tele work being done but uh I've seen a lift in return to office uh in 24 and in 25 and coming into 26. So I I'd anticipate a higher demand in and traffic uh forthcoming. So that's why I ask about the 23 data versus more current data that might be available. I'm just again curious. I don't really know much about this other than

Yeah. And I'm not by no means a modeling expert my myself. It it just goes back to um you know the data that we had available and that the jurisdictions had available on hand. And is there consideration for for flexibility in modeling based on new data that comes in based on updated traffic modeling? Yeah, I mean uh I would say nothing for sure, but there's always a chance that we can update the model uh later down the line and potentially update the base year to be more reflective of of current conditions because I feel like we're always kind of playing catch-up. Yeah. Uh with these kind of things. So it it's always definitely a possibility.

Thank you. And just one other question. Um, and I know a lot of this mo and I don't know what data is exactly collected, but is there a rail system in this modeling particularly for our the CTA you're talking about for Solano Napa because um you know there's a rail system that runs up and down this corridor but is there any way that can be used for public transportation? Um

and maybe Hi, I'm Diana man. I'm the planning and programming manager with MBTA. There are a couple there's a rail study going on right now. Solano Napa, you know, rail study. And then we're looking at the potential. We're we reached out, we were trying to get a grant to do a station area plan study, you know, where would a station go somewhere in American Canyon. So that's kind of in the works, too. The model is it part of what we use the model to do is to forecast future conditions. So for instance the regional model which is looking at the all nine bay area region they use these very large what are called traffic analysis zones or TAZs um on the county scale they're much smaller and then as Adel mentioned the city scale they get even smaller. So when we look at the 2050 forecast and there's an opportunity or potential chance for there to be rail here 25 years from now um they could for they could they could feed that into the model as a as part of a force. I'm also not a modeler. I'm a planner. So, you know, some of this is a little bit over my head, but the the tools have gotten so much more sophisticated now than they were even I don't know when we last updated this. Yeah. Five years ago. So, they're using um part of what what part of the inputs in the in the new models now include big data. So, you've heard of things like street light data or replica where you know your cell phone is pinging and you have apps and and they're collecting all of this data on movement um uh vehicle data onboard vehicle vehicles have locators in them now. So, they can they can bring all this new technology in as part of the um how they're what the how they use this to forecast the what's what might occur in the future for as part of a tool. Um, you could say you want that that's a question you want answered. It's like what would it look like if rail were here? Um, and you could run the model, you could use that model as the tool to

forecast that. We're not doing that for the particular update. It's not specific to any project in particular. It's just setting up the model for use for whenever you have a big project, a big housing development or something. you want to know what kind of traffic impacts might be included or might might occur relative to to that uh development, you would use the model to analyze that. And I I will say models are not perfect, but they're pretty darn good. Hope that helps. Commissioner Goss.

Hi. Yeah, thank you for the presentation and for what you've shared so far. Um I did have a question. you know, you mentioned big data and I saw um the I think a bullet point in one of the slides said calibrate using big data vendors. Um I was wondering if you could expand on that. Does MVTA have specific partnerships with different private companies or you know I guess you know we're all providing so much data all the time right using our phones. Um but I'm just wondering what that use looks like from MBTA. um

yeah I mean so our consultant is RSG uh and they previously worked on um our travel behavior study which actually just um wrapped a couple months ago and they used all these different vendors for different things. um you can no longer reliably use one source uh to deter to determine how people are traveling, right? You need different um different sources. So, we did use street light, we did use replica, uh we used uh visitor travel data that you know tracks where v the home location of visitors um that travel to Napa County. Um so, I mean there's a variety of sources. Uh yeah, Azer, excuse me. Yeah. Um sorry, I lost my train of thought. Um

we don't have contracts. Yeah, we don't have any individual contract. Everything is through our our consultants um which they have contracts with these with these different um vendors. Okay. Yeah. I was just curious because you know I mean I I presume [laughter] that for any of the modeling you know any data that's being used is all anonymized and all of that. Um I know that there have been some ethical concerns raised with some of the private companies um of not having an anonymized data necessarily um and that being used for various purposes. Um, but yeah, so I was just curious how that played into the making of the model. It sounds like it was through the consultants.

Yeah, thanks. I appreciate you expanding on that.

Commissioner Alman,

thank you. I want to uh follow up um and uh as Commissioner Plameumber indicated I too am fascinated with this and my questions are going to go probably in a little bit of a different tact. Um I'm going to start you had mentioned that you have to use the assumptions basically that MTC is providing. So, and I and I know MTC is supposed to aggregate information from the nine Bay Area counties. That said, since I'm not an insider and don't know the inner workings of MTC, I can imagine that there's cases where a particular county or area feels that what their big issues are MTC hasn't addressed appropriately. Assuming that that may be the case here with Napa Solano counties, can you move off of those assumptions at all or how do you address the fact that the MTC assumptions the local, you know, the the region feels aren't particularly accurate. Um so yes we do have to stay within MTC's assumptions but I I think there is a little bit of wiggle room on occasion um to adjust or well so they have a total uh the total numbers we have to align with but there is a little bit of wiggle room for where those numbers are. Um okay, from a jurisdiction standpoint, you know, um [clears throat] we have experienced some inconsistencies um because everything is divided into traffic analysis zones, right? And so that showcases uh you know, our

population, households, employment, that kind of thing. Um there were some inconsistencies with uh numbers that MTC provided from the regional plan versus um what jurisdictions are what's actually true or what jurisdictions are anticipating through their general plans. And so we we are um well we're I mean we're I I don't know if much will [snorts] come out of that but we need to be aware of that you know just so we can go to MTC and say hey these numbers are you know inconsistent and uh there's some discrepancies there. So, um,

no, I appreciate that that that that's very helpful to understand that that in fact actually does go on because I I certainly would hope that it would that there would be some, you know, after MTC hands out its dictate that there's like somebody going, "Hey, time out MTC. Wait a minute. You're not you're at base here." [laughter] And that and that's really the point of this exercise is why we send the data to the jurisdictions to have them reviewed through their own various methods or or plans um just to assure that everything is aligned and when it's not you know let us know you know provide that feedback to us um in the hopes that we can I I don't know how much

you use the example of the overlapping

oh yeah there there was an issue with um some of the TAZ's um that MTC identified as American Canyon were actually county of Napa and then vice versa. And I've also experienced the same thing with the city of Napa because within their city boundaries, there's some uh little pockets here and there that are actually owned by the county. Um and so, you know, I've let our consultant know. I I don't know which what steps can be taken to write that, but um I think just so like I said, just so we're aware and and we can try to do something to to to uh correct that.

Great. No, really appreciate it. And so the next thing I want to touch on is um and and and I'm really glad actually that the idea of rail came up because it leads me to a a very different place which is as I look towards the future. I'm assuming I can't give you the time window, but I'm assuming that autonomous vehicles in some fashion are going to exist in a much greater fashion than they do today. Um and that that is likely to have some very positive beneficial impacts on the needs for things like rail and um for traffic impact and so on. Because if we ever get to the some people view as ideal situation where every vehicle is autonomous and they are able to communicate with one another, then you're always going to maintain safe distances. You should have zero accidents. You should have, you know, constantly flowing traffic. Now, is that realistic? I'm not so sure. But in in the ideal and how some people envision it, that's what's going to happen. But so in terms of the assumptions that are being made, how much are things like autonomous vehicles viewed into the assumptions because we're talking about going out to 2050 at this point.

You know that that's 24 years from now. It's it's not a short window. Um [laughter] that this is why we say we're not modeling experts. Uh well it's it's not about how to model it's about what assumptions are being used in terms of the modeling.

Yeah. It's part of the cal like so you know all the inputs become part of the calibration inside of a model. And you know it is meant to be used as a forecasting tool. Um part of part of what goes into the assumptions. You're right. if if we don't if we don't put something in there about autonomous vehicles, but they're still just vehicles. But you're talking even further into how they functionally operate. So, in terms of how to how to manage a system through autonomous vehicles, um you you maximize the use on a highway because they can keep a safe distance and not crash. all those things that you mentioned. I don't really know if they're planning to to use those as part of the assumptions because I get again they're just looking at what the impacts of traffic are um based on what the land use conditions and population and all those things. Um so, you know, that's a question that we can get back to you with. I I'm curious now too to to find out how what type of input that would be because again they're vehicles but and you you said this could have a lot of benefits and I do agree there there could be a lot of benefits but there could also be uh issues with additional traffic if if there's still one person per one autonomous vehicle then you still have that single occupancy vehicle conundrum um you know when the goal would be to try to you know see people shift over to other modes or maximize the space through use of transit or other alternative modes. Um, but you know, I wish I had a crystal ball and I could give you a good answer on this, but we'll certainly ask if if that's part of the assumptions or the way that they're making assumptions out into the outer year.

Yeah. No, that's that's appreciated because I'm not expecting answers at this point. I mean, because I I I get it. Um, but it it is and and and your point about single vehicle. Yeah, that that is the potential downside. Um especially again I mean there's there is so much potential out there that is unknown but is within a short window. What if what if everyone is driving single vehicles but instead of being large automobiles as we now know them they are these tiny designed for one person you know small

those things are being they're being tested it well no it exactly but but you're not driving it I mean

or they're even testing these driving them themselves midsize that hold like 10 people they're like mini buses but But they they can they link together. If you've heard of the momentum station in Contraosta County, it's the former um naval air weapons base over there. Um Contraosta County Transportation Authority, our sister agency over there um in partnership with all kinds of vendors. Our testing you if it's autonomous, it's probably being tested over there. And you can pay you can take a visit, take a tour and kind of go see. They're looking at things where uh these things operate on guideways where they'll build a guideway. I think there might be one coming in in the next two years at the Atlanta airport. They're they're they're going in. [snorts]

Yeah.

Yeah. No, I mean it's these things these things are happening and and in the biggest problem and again it's a supplemental way of using autonomous vehicles, but the biggest problem with transit has always been the quote unquote last mile issue, right? How do you get to transit? How do you get from transit to destination? Because transit's great getting you from here to here, but if you got to go here, if you're starting here and you got to go here, it's that last little pieces, that first and last little pieces are a problem. What if you have a fleet of on call Whimo taxis effectively? there there are just so many way and and so if if we're looking at modeling out there I you know I'm raising this all because my hope is that these things are being given full consideration because it is impacts on traffic can be so significant in so many different ways if we're thinking about this if if the mindset is well it's automobile it's it's you BART or rail or what it's like let's broaden the box, broaden the horizons and that that's why I'm mentioning all of this.

Yeah. I mean the goal really is to find a way that we could maximize the existing system. Um I can you know CALR you've got a highway dividing your community. Calr has a tough time maintaining the system they've got today with the dollars that they have. And so you know the idea of expanding that system or making it larger is not something that they're very conducive to. Um so now the goal is how do we maximize the existing system that we have. Um you know and one way is to you know adjust that single occupancy vehicle situation. Um and you know we all have five seats in our vehicles or most of us do. um why aren't those seats filled or you know what are the reasons people don't use transit once you get in your car if you've got to drive to the transit center to get your bus you're probably just going to keep going in your vehicle. So that first mile last mile is a very significant thing indeed. And so something like a glideway or a guideway where it's a fixed system that's maybe making a loop and it comes by and you get on that and it gets you to your transit system. Those are the things that are under consideration in in transport in the future of transportation. I you know Napa County not quite yet. I can tell you that NVTA made an attempt to bring an autonomous a small autonomous vehicle up here. I think it was about six years ago. We didn't get the funding. We tried to get the funding through AAA. They um they sent it down to Las Vegas instead. And it was just going to be a little loop. It was quite expensive to operate it at the time. those vehicles were only allowed to make right turns only. So, we had to find a loop where we could just go around making right turns. But, you know, the novelty of it and, you know, testing it in a place to where it was near our transit center. We were going to loop around the oxbow, you know, was just a a small loop that we were trying to make, but we wanted to test it and see if it could operate. Unfortunately, we we

didn't get it. But, you know, there could be something like that in the future if if there's a a chance to to find the funding to be able to test some of these things and see how they work to maybe do a first mile, last mile pilot or something that that helps us maximize the system best that we can. Thank you. That's it. I appreciate it. Sure. Youth Commissioner Hall.

Yeah. So, I wanted to bring up how you said the last like the current model we have right now was last updated in 2015, correct? Um, so as we've been talking about like how um the future like vehicle-wise or you know transportation wise, I just wanted to know because with the pandemic in 2020 and then shifting from that there was as you guys brought up there's a lot of different changes about how people operate, how they go to work, how they're working or how they're getting places. Um, and with what we've been talking about with the new autonomous vehicles or possible railways and things like that, is there a way to ensure that this current model that we're looking to bring in doesn't wait as long to get updated or is there a reason as to why it was waiting so long to be updated till now?

And I'm not sure that's totally accurate. I think that we had the base year or the the data and information that creates the base year of the model was from 2015. I think there have been some tweaks to the model between 2015 and now, but it's still out of date if we're using that baseear data to to make the model. For instance, for the SR29 corridor project out here, um the consultant took that beher model and they made some tweaks to that model to make it more current to functionally test and analyze the corridor. So yes, it and you know, usually for us it boils down to funding and um we partner with Solano County. So um some of the funding for the model update is coming from Solano County and some of it's coming from Napa County. were allocated through MTC a certain amount of dollars um every four years for our planning efforts. It's usually not enough. We have to find other dollars to to accomplish what we need to accomplish. Um but um a lot of that is discretionary funding like I mentioned the rail uh station area plan. We just submitted our second application and hopefully we see the dollars in round two. If not, we'll we'll probably go one more time. um third times a charm as they say. Um it's not uncommon in in that in that discretionary funding world. But yes, that that's usually the rate limiting factor. We try to stay as current as we can. We update our countywide plans once every four to five years to stay consistent with the regional transportation plan. And again, it we're as consistent as we can be on the county level versus the regional level. kind of back to that earlier question about um when we see a discrepancy. Um we do note that um it's because they're they're looking at the region

and the regional model is looking at a much bigger picture than we're looking at here. We're a little more fine grain. So there's likely to be some discrepancy there. Um, but all we can do is ensure from our local partners that that they're looking at the data and make getting it as close to correct as possible. MTC in the they're they're getting ready to launch the next cycle of the regional transportation plan. So, it's looking out another 10 years. So, it's it's this 10-year ball bouncing forward. Um, and all of this data and information that we're collecting now will inform that update. but then in four more years they'll do it again. So [snorts] yeah, it's constantly moving target but um we try to stay current. I know that we had our own impacts from COVID. Um this last year NVTA updated five plans in the last two years. So it we called it plan of Palooa because we've never had this many plans moving simultaneously. But that's because we had some delay um during COVID. We didn't update our our bike and pedestrian plans which is part of your community plan too. We're now combining those into a single active transportation plan and that one's soon to adopt and then we'll come, you know, to each jurisdiction for their local plan adoption. Same thing with our countywide plan. We're on target for that one because we always do that just a little bit in advance of um the regional transportation plan update. So, that one is on target, but we did an accessible transportation needs assessment looking at transportation solutions for older adults and disabled folks. We have a community-based transportation plan, which is a lot of outreach into uh equity priority communities throughout the the counties. And so, you know, all of these things were happening simultaneously along with

even, you know, smaller uh uh more localized projects like the corridor plan, which I think is that coming to planning commissioner council two weeks. Yeah. I think it's uh the uh February 3rd city council meeting. Yeah. So, we we do our best to stay as current as we can. Um and we'll be current going into this next cycle. Um, yeah, thanks for the clarification. Vice Chair Plameumber,

thank you again. Um, rail definitely. I mean, I see that rail runs from Vallejo all the way up to St. Elena. I know there's some private areas that need to be considered, but I mean that would be huge because you're talking about existing infrastructure, so stay on that. Um just a comment I mean there's a thousand inputs and probably lots of variable I mean thousands of variables you have to consider uh future considerations I mean that's true autonomous we've got an Amazon warehouse that has drivers all over the place that impact traffic I mean there's so many variables [clears throat] um is one of the inputs um under consideration particularly for the regional area the state mandates for housing uh that's being implemented in each city and the increase in population particularly believe for certain cities that are adding these uh housing demands.

Yeah, that that goes as part of part part of the estimation of it. But really when they they're doing the housing inputs, it's really, you know, approved housing. Like they want they want to know what's already on the books, what's actually approved um and conditioned. Anything beyond that um are are just assumptions. You can say we're going to build this many units and the state can say you need to build this many units but if a developer doesn't come along to build that many units then the the units don't get built. So yeah. No that's good. Thank you. Good. So I was just curious um what is the chain the change in travel time? What is the data saying?

Remember we don't we don't have any data yet but you want to talk about travel behavior study.

Yeah. uh to keep it short, traffic is back to [laughter] uh you know to precoid levels um and I think it's it's even a little bit we have more traffic because there's now more single occupancy vehicles on the road and people are you know reluctant or you know for for many reasons to go back to whatever modes they were using before whether it be transit or uh some combination of um you know uh or some active transportation mode or things like that. So um trying to remember what else uh the numbers were from the

I mean we were it's it's back to precoid the the numbers between 2018 yeah24 when we did vehicle it's this it's almost identical trips. Yeah, I think for 2018 there was uh a little bit over 400,000 trips per day or per weekday through Napa County and uh for the 2014 or sorry for the 2024 um study uh it was at 418,000. So you know the numbers in American Canyon uh that that yeah I can I can follow up with you for American Canyon specific numbers. Okay.

But we we have all that data available. So I didn't know that you guys or are you presenting February 3rd or is CALR presenting February? Different staff member engineer grant. Okay. Okay. So I wanted to ask do February 9th uh for the year 2050 data for the adopted general plans. What can you give us a little sneaky peak on what you have planned for the city of American Canyon to relieve traffic? So, oh, so yeah, we're this. So, for the model, this is this is just a series of data collection. Yeah.

So, then we'll look at these regional assumptions from MTC based on travel surveys that they've done. You know, all the data analysis they've collected for the regional model and they hand us this set of assumptions. Do we agree or disagree based on what our local assumptions are? Do do these things make sense? And then what do you what are we forecasting um in terms of land uses and and other things that we know are happening. So those are are all part of the inputs

into the calibration of the model and then they'll take it and run it multiple times and validate. Yes, this this is working like we assume it's supposed to work. Again, I'm not a modeler. Um, but based on what I do know, it's just these forecast tools based on today's information is is how that's done. And last question, I we know what MTC stands for. What does SNABM stand for? Oh, Solano Napa activity based model. That's Yeah, [laughter] thank you. Anybody else? Thank you for your presentation. Oh, wait. Do we have public comment?

So, we do have one person on Zoom. Is there any public comment? Going once, twice. Okay. There's no public comment. All right. Thank you. Thank you. Thank you. Yeah. Thank you. This was good stuff. [laughter] All right. Moving on. Consent calendar. Do we have a motion to approve the consent calendar? I'll make a motion to approve the minutes of November 20th, 2025 meeting. May I have a second?

I will second that motion. Nicole, roll call, please. Yes. Commissioner Marilyn Abalon. I. Commissioner Eric Alman. I. Commissioner Shelby Goss. I. Vice Chair Charles Plameumber. I. Cheret Muhammad

I moving on to public hearings. There are no public hearings. So we will move on to business. We are to select planning commission chair and vice chair for 2026 recommendation. By minute of order, do I have a nomination for chair? I would, if he's up for it, nominate Mr. Plameumber. I second. Nicole, roll call, please.

One sec. Oh, I've got to catch up with you guys. Sorry. Mr. Plameumber, are you up for it? That's the question. [laughter] Um, I I would be honored. Thank you. [snorts] Because if people would have put my name up, I'd say, "No, I'm not doing it." [laughter] Again, six years is enough. Just one second. I'll get All right. Commissioner Marilyn Abalon. I, Commissioner Eric Alman. I, Commissioner Shelby Goss. I, Vice Chair Charles Plamer, I, [laughter] Chair Det Muhammad,

I. Thank you. And moving on to vice chair. Oh, congratulations. Thank you. [applause] And moving on to vice chair. Do we have a nomination for vice chair? Vice chairs to serve a one-year term January 2026 to December 2026.

I I would like to nominate Shelby Goss for vice chair. I'd like to second Nicole. Roll call, please. One moment.

Commissioner Marilyn Abalon. I. Commissioner Eric Alman. I. Commissioner Shelby Goss. I. Vice Chair Charles Plamer. I. Chair Devet Muhammad. I. Congratulations. Here [applause] you go. [laughter] Not yet. Not yet. Not yet. Not yet. Okay. Uh let's see. So we will move on to management and staff oral reports. Director Cooper,

thank you. This is always my favorite part of the meeting. Um giving you updates on what's happening in the community development department. Um we have quite a lot of things going on, so you bear with me. I'll I'll just give you the the good parts and leave out the rest. Um we have a lot of things going on at Canyon Estates. It's now called the Enclave at Canyon Estates. Um and they're uh they have a building permit. Um and they're uh well on their way of constructing uh a model home uh out there. They're only going to do one model home. It's a singlestory. Uh altogether they have seven floor plans and number of them are singlestory. Uh so that's nice to see things moving forward uh with that project um to help facilitate um their project. There are a number of lots that are problematic because while they may be large lots uh some of them particularly near the top have very very deep uh slopes which doesn't leave a lot of room left for a house. And so, um, we do have a variance application that will come to the planning commission, uh, hopefully next meeting, um, where they're going to shift the house forward a little bit so they can have a usable backyard. Uh, so that's coming up. And then, um, some of the lots, they're doing some lot line shifts. Uh, the new lots will meet the zoning standard. Uh, so there isn't a need for it to come to the planning commission. It's more of an administrative function, but they're kind of scooching things along because they're fitting these floor plans into these interestingly shaped lots. Um, and so it's nice to see them do that. Uh, the vehicle in which we're talking to them about all of this is through a design permit application, which is item four on the list. So, as these lots come up, one by one, they're talking to us

and saying, "Okay, how does this lot fit with this house? What do you think?" and and so um it's a little bit unconventional, but it's it's sort of a unique project that way. And uh it's nice to see them working through. Normally, you wouldn't get a major national home builder spending this much attention on a small 35 lot project. So, we really appreciate the care and attention they're giving to it. And each lot is is very um carefully crafted with the the house models that they have. And it's going to be I think a really a neighborhood will be very proud of when it's finished.

If if I can ask because one of the original concerns was of course the overhead um lines. Are any shifts being made as a result of the presence of the overhead lines on and I think it was only about three lots that were were impacted if memory serves.

Yes, those are those are along the southern edge of the project and those are very deep lots and so there was plenty of room there to to accommodate the setback from the power lines and uh so that one's not that wasn't a concern at all. But there are some oddly shaped lots with hills and yes, it's those ones need some the assumption was at the time that someone will have a custom home, you know, and they'll really kind of fit the house to the lot. Whereas with a home builder, they have floor plans and things and it just doesn't work quite the same way. Uh, but it's going to still be very nice. the individual that purchased the one or two lots, did they sell it to the builder or do they still own?

Um, they have not, but we've been in touch with both of them. Um, so they're informed of what uh Richmond American has in mind and um so we'll see what happens. Thank you.

Uh moving forward, let's see. Um we do have uh a recent um uh movement on item five promontory final map. This is a subdivision out in Watson Ranch uh owned by the new family. And when uh the the subdivision map gets approved, it goes through the planning commission and then it's approved by the council. It's called a tentative map and there's a number of conditions and and specific measurements and and things in order to make it a final map which is more of an administrative process. Uh but oftent times the maps have requirements for public improvements and so they come with bonds and engineering things um that involve math. But at the end of the day, those agreements go to the council. Um, and that's they pair that with the final map. So that went forward um to the city council back in the middle of December. So it's nice to see that part get moving forward. Um, outfront billboards. Um, we'll be having a internal meeting in the middle of February uh to talk about that. This project requires a zone change because billboards today are not permitted. Yes, we have billboards in town. So, they're called nonconforming uses, which means that they can stay the way they are, but you can't add to them. You can't improve them. And and that's not what Outfront Billboards has in mind. So, it would need to be an amendment to our code. So, um we have um uh involved our assistant city manager, uh Juan Gomez, since he's involved in it as well. And uh so we're excited to have that elevation of um involvement at the city manager level. And and so we'll be moving forward with some uh recommendations. I think we've

talked about it a lot, but we need to refine it a little more. And uh we're getting closer. So, it'll be an interesting conversation when the time comes. Um, let's see. The Givvenoni project. Um, that's at the bottom here, page two on your list, item nine. Um, the Givvenoni project was one approved by the city a couple of years ago and 2.1 million square feet. Uh, the Devlin Road extension going down to Greenland Road bisects it on each east and west. um the uh parcel map uh unless you record it like that one um will expire uh and so their time has passed but they do have options of extending it. Um they did so a year ago and they're doing it again this year. Um they have said uh that they are getting ready to complete the map and begin some buildings. is they're in negotiations um with a with a user for the property and so just a couple of days ago they were at the city council for a map extension and uh so it's uh they need that extra time but but they are moving forward which is nice to see you know like these things hanging around forever with no activity.

It's been a while been a while but you know economy's up and down so it's it's I'm sure it's a challenge. Uh William has been coordinating with them on it and and has been doing a great job. Oh yes. [laughter] Yes, I have. They were the M was supposed to expire this March and they got extens.

Yeah,

that's right. So Williams, he's got he's on the pulse there. Um the in terms of building permits, the of course we're all really excited about the Napa River Ecology Center having their uh building permit that was approved and they're moving forward. Uh super exciting. Um our new neighborhood market at Canyon Corners. Um they'll be occupying a portion, large portion, but a portion of the former Goodwill store. And so that uh building permit was issued also in the middle of December. So nice to have another grocery option in town. And let's see, uh, Watson Ranch Lot 7. Um, I think William, is that called Sorell?

Yes. So, what they had is they're calling all the single family homes Sell and then the alleyway home.

And they are getting close to uh building some model homes. So, so that'll be nice to see them go forward. That's KB Home, they're a relatively new builder in American Canyon, although they're a very large national builder. Um, our friends at Sun Square, um, they have filed building permits and they've made some changes, but then they've been talking to us about a wholesale change to their site plan to increase the number of um, one-bedroom apartments on the site. And so, um, the degree of change is a major modification in our zoning code. And so, when that, if they do move forward, which they haven't proposed anything formally to us yet other than talk about it, but if they do move forward, that would become a project that would come to the planning commission. But, you know, Sunsquare, it's a they're a wonderful, wonderful organization based in American Canyon doing great work. So, um, we want to give them all the love and help we can. Um, let's see. Um, Watson Ranch lot eight. So, seven, KB home, lot eight, also KB home. Um, these are the 25 lots that are just south of the future Central Park in Watson Ranch. So, it's a great location from that perspective. Some of the homes are a little bit elevated above the future park, so they'll have views from the back, which is nice. Um, and those model homes are up and running, uh, if you want to go visit them today. And, um, so KB Home was very proud of how quickly they were able to build those homes. After all, time is money. So, if you can get that finished. Um and then we have been uh talking a lot to

our friends at Oatill. Um the lower tier what we call parcel B uh apartments are are looking pretty finished if you were just to casually look at them. Um and uh so there are a number of tasks they have to wrap up to get it finished um and ready for people to move in. um some of the issues that have been needed have been out there since October, but uh it seems they're a little more motivated these days. So, um we've been in in close communication with them and I expect as long as we stick to our guns and know you really have to do this, um they will and um we'll have people moving into a beautiful and safe neighborhood. Is the uh roadway work?

It's almost finished. Okay. It is coming along. It's It's really coming along. Uh our public works department I think had there are some I think stop signs, maybe some painting. Um there's some sidewalk work. There were some uh utility poles I think that need to be moved. So there are some details, but it's almost ready there for vehicles to to use. So they might open the roadway. Well, that's part of it, too. I mean, because it's been closed off for with the barriers for quite a while now.

Um, but they I'm surprised, but they haven't done anything to address the uh incline basically. Um, I thought they might try and take a little bit of the incline out at some point. Well, those engineers, they have standards and I guess it met it. Yeah. So, parcel A, is that the one that's on top of the hill? On top of the hill is still further out, but the bar the bottom tier is the uh buildings are are looking pretty good. So, right above it. And what's to the left? Is that part of it? Oatill as well. Um if we're if we're where we are now and looking at it

and if you mean to the left, would that be the the hillside to the just south of it? Yes. Um that is owned by I believe Mr. Maderos. Okay. Thank you. I was curious.

Um let's see. In terms of city initiated projects, of course, the general plan, it's never really done, but um there is an annual update uh just a monitoring report that is coming due uh for your next meeting required by the state and we will be incorporating an overview of our sustainability measures that we talked about. So looking forward to that along with that paired with the housing element annual review that William is working on. Um, William informed me that the state was very excited to tell us all about the new forms this year. [laughter] I think the last year's forms were bad. I'm I'm sorry. Fine. [laughter]

Now they have new ones. So, it's kind of like income tax for housing.

The bureaucrats have to keep themselves occupied. So, they have to redesign the forms. Come on. and and hopefully someday Turboax will have a version for housing element. Can only hope. Um I don't know if you noticed or not, but when the new year rolled around, we had a new building code. So in the state of California, the building code is updated every three years. And um kind of like, you know, the super moon. This year is the super moon for building code. And um so uh I might be able to convince our building official to come and tell you what that actually means. But uh if you're a builder, if you were able to get your building permit application submitted to us before the end of December, then you get to move forward with the old code. But if you didn't, then it has to be the new code. And what inevitably happens every year, the folks that they hire to do their building plans design it under the old code and then they kind of submit it anyway and then we have to tell them that it's not right.

Does that include ADUs? um all buildings there's and and so there it's not a wholesale change but there is very usually there's there's changes to the energy requirements, energy efficiency requirements and uh often seismic u because there's constantly new information about earthquakes and how to build safe buildings. Um there's some new rules this year that the state allows builders when they submit uh model homes that we review in they build them all over again, right? We we plan check the floor plan once and then they build a bunch of them and then the review for the ones that they the production homes is is easy because we've already planch checked the structure. Um there's a new rule now that if the building code changes before all the model home before the subdivisions built out, we have to keep them under the old code. So it's actually making it harder to update them. And I believe that's an effort to constrain the cost of housing and because I'm sure it's expensive to make changes to update to the code.

There were two other components that also were designed to facilitate housing with this. One was they're freezing for the next 9 years um residential building code standards. So we won't have a three-year update for the residential code standards in 29 and then not again and not 33 either. It won't be till 36. Gosh, I'll be really old when that comes up. They will be updating allowing the three-year update for the non-residential building code. And so that'll create sort of two books we'll have to run and that'll be fun. Uh, and then there were some additional updates on fire safety components that I'm sure the building official could cover in greater detail that'll also be affecting which makes sense. Fire safety stemming out of the wildfires from last year and the year before.

Thanks. Thank you.

Um, let's see. We'll be providing um a management update on OpenGV, our new software. it was implemented um this fall and um and so there will be a management uh report on that with an a very impressive PowerPoint presentation prepared by our communications team uh on the uh council meeting February 3rd. So unfortunat I won't be there but our uh in place of representing our department will be Julian Gilus. So, and it will also be um shared with our finance department and public works. It's not to be missed. Um let's see also um the I think we given a presentation on the shoreline regional adaptation plan and uh public works department's in charge of this and Norm uh was able to submit the grant application in the middle of November. So, waiting to see how it goes and hopefully we'll get money and and um move forward with that. That'll involve both of our departments, but he's bringing the money on regional projects. Uh it was nice having the the new um uh traffic model update. Um there is also with Napa County taking the lead um the regional climate action and adaptation plan. I think it was yesterday or the day before, we received um uh the administrative draft that follows um completion of the public review. So, it's pretty much almost ready. I I reviewed it, but it was really enjoyable. [laughter] It's a big document. A lot of has a lot of things it says. Um so, that should be moving forward. um you know in the first half of this year. Um and then on the Napa Valley

Transportation Authority Highway 29 project initiation document that's uh also moving forward. There will be a presentation also I believe um at the council meeting on February 3rd and there's some important updates I'm not going to scoop so that you'll come and listen to it. Stay tuned. Darn. Yes, I want the scoop. [laughter] I might be otherwise occupied.

Um, let's see. I did talk to the city manager um about uh the commission's request for a joint meeting with the city council. Um, and uh the city manager suggests that we get together for a discussion about the Broadway district. It's properties along Highway 29 here. um and have a conversation about a more granular look about what might be appropriate at a more of a parcel level because each one is so different the circumstances um and and really kind of get a good handle about that. Um so hopefully you will all be available on July 21st and check your calendars. Um, and then there's also some uh I don't know if if it's been announced yet or not, but there's some other fun stuff um council has in store for commissions. It's

been announced. It's been announced. Oh, it has been announced. Yeah. Oh, good. Okay. Um and then I missed the announcement. What is it? So, there will be a uh council commission appreciation dinner. Um, and it's scheduled for March 25th, which is a Wednesday, at LRAD restaurant. So, staff should have reached out to you um via phone and email. I'll follow up with you. The staff in charge was hosted. [laughter]

Um, so let's see. Uh, also not really on the list here, but is the outdoor education center. Wetland's Edge is going to be a ground um a ribbon cutting uh next Wednesday at 1:30 p.m. So, it's very exciting. And um we have one other announcement, too. There has been uh advancement for our Nicole. She's now officially uh deputy city clerk for the city of American Canyon. [applause] Thank you.

Thank you. And and that's other than that I have nothing else to say. I've got a quick question because it's kind of across the street. Home to Sweets, is it ever going to open?

I'm sure it's it's let me just say it's never been closer. [laughter] Um unfortunately um the property owner did not hire competent people to work on it and our inspectors are catching errors. They're noting them. They're informing the property owner and and you know and their contractors in charge and when errors are corrected and the building is safe then the building will be released for occupancy. But they are making progress and we've never been closer.

I've never seen a hotel take four years to be built. A small hotel, frankly. It's kind of nuts. So, well, you know what they say, you can't rush quality. Apparently, they rushed lack of quality. Yes. And now they're having to go try and fix it after the fact, which just adds costs insanely. It's just crazy. It is It is It is hard to watch. It's hard to see, but there there is no other path than than a safe than a safe building.

Absolutely. I mean, that's that's what we're here for. But it's it's just mind-boggling to me because I believe that goes back to 2022 as to uh when the approval for it was uh greenlighted. Yes. And I know you speak for everybody when you say that because it's true. Yes. All right. Good. And still no cannabis, right? No, there there has not been any. I think I've removed them from the list here. I I remember calling people and asking if they're still interested and and I think I got this number is no longer in service. [laughter]

Fallen out of that market. I I love how it was going to be the savior and and provide tax funding and so on for every community that that got into it. And there was this big push that we should be a leader and we should dive in. And we said no. And I think we were right. [laughter] I think the costs of of crime have offset the um tax uh increases in communities that did dive deep with it.

Good. Thank you, Director Cooper. Commissioners, do you have any items? No. All right. It is 7:39 and I adjourn this meeting. Good night, American Canyon. Night.