Planning Commission - Regular Meeting

second 2026 meeting. I second. Okay. Commissioner, excuse me, Marilyn Abalon. I. Commissioner Eric Alman. I. Commissioner Dvet Muhammad I. Chair Charles Plamer I. Moving on, public hearings, the Enclaw at Canyon Estates, lot 20 setback variance. And we'll have a presentation tonight from our senior planner, William He.

Oh. testing. Okay, there we go. Uh, good evening, Chair Plameumber, members of the pling commission, and members of the public. Uh, very happy to be here today to give a presentation on the Kstates's lot 20 variance project. So, let's start with uh a vicinity map. Uh this project is in the uh enclave at Kenya State subdivision which is north of the high school and east of uh New. This is a um a satellite photo of the entire subdivision and we are uh looking at lot 20 today which is kind of on the northeastern side. The address for that site is 226 Canyon Estates Circle. Just a bit of a background. Uh the Kan Estates project consists of 35 single family lots. Uh the Richmond American Homes purchased 33 of the lots with plans for nine different designs ranging from one to two stories for each of the homes. Lot 20 or 226 Kuna Estates uh consists of a 24,700 ft lot and the uh the applicant proposes the Danica model uh which is a 4,500 ft two-story home on the uh subject lot. Um getting right down to it the variance the uh the applicant requests to reduce the required setback for the second floor from 35 ft to 29 ft. So the uh for this project the KN states is required a 30-foot front yard setback and a 35 foot uh second story setback. And because the Danica home is basically a two-story

home uh that the second story is not set back, they the subject property um kind of restricts the home to to bring forward uh if they want to use more of the rear yard. So the difference we're looking at is six feet from uh 35 to 29. Uh the goal is to increase the usable backyard space and the reason for that is because this uh this site has constraints. First, there are two drainage easements in the rear yard. These are uh private storm drain easements that require a 10-ft wide easement for each of them. Second, there is a top topography challenge. The elevation from the base of the pad where the house is being built is about 174 and the uh the rear yard goes all the way up to 220. So about 46 ft of a uphill slope for the backyard. And then lastly lastly the developable portion of the lot is about onethird of the entire lot. So those are the constraints and that's why the applicant is requesting a variance. So here is a uh closeup of the plot plan. So this is the Danakica model and the the house is shown in the middle and the the blue line is the setback requirement for the second story and then the green line is the setback requirement for the first story. So if you look at the the house, they they can meet the front yard setback, which is a generous 30t, but then um they can't meet the second yard uh the second

story setback, which uh they they have at 29 ft is what they're proposing. Uh looking at the findings required the variance approval criteria the the the topography deprivives this property of privileges enjoyed by other properties because of the um the slope in the backyard. It's about 64% of the lot is on a sloped uh hill almost. uh granting this variance would not uh provide would not uh uh have public safety uh or public health safety or welfare uh harm to the vicinity and um there's no special use for the activity. This is just changing the um setback. And lastly, there's no conflict with the general plan or the airport if you grant this uh variance. So here is a graphic that shows um basically the flat area and then the hillside or the hilly area. So this lot has about 244 feet in depth and about 88 feet is flat and that's where the house is going to be. But then this yellow area is 156 feet is kind of up an uphill climb. So that's why I said it's about a third of the lot is is usable. And the reason for the applicant to to push the house more towards the the Kane estate circle is so that they can have uh at least 10 ft in the rear yard for uh usable space. If not, they would have only four feet in the in the backyard before it reaches the the drainage ement.

Here is a uh a photo sim of the Danaka model two-story house u a farmhouse type. Uh the first floor um is approximately 1,600 square ft and then the second floor is um about 2,000 square ft of livable space. Um the first floor uh you have to add the the garage space as well. Um, I did take a trip to to the lots at Canyon Estates. Here are some photos. Um, the the photo on the left is me standing like kind of at the edge of Kenya State Circle, and you can see that it's just the the two drainage um ditches and then it's uphill from there. And next is a closeup of the storm drain culvert. And this is where like I think the center is um is the culvert. And then you kind of have to provide about 5T on each side to make that 10-ft easement. And so you can't build anything on the easement. And with without the variance, they will only have 4 feet uh between the house and the easement. And here's another photo of the site where uh the foreground is is the flat area and then the backyard is that area that I shown highlighted in yellow which is about twothirds of the site. Um and that's uh that's it for the presentation. Staff's recommendation is approval of the variance. Uh this project is subject to SQA but because this is uh uh complies with section 15305 m minor alterations says that if the uh if the project uh is a minor alteration that does not create a new lot then it's it's exempt. So um

that's all I have. Um the applicant is here but the any questions let me know. Thank you Mr. E. Appreciate the presentation. I'll open this up to commissioner questions. Five. Who's five? I just had a curiosity question. So, we want to give that home a 10- foot year rear yard versus a 4 foot year rear yard. Well, the rear yard is, you know, hundreds of feet, but usable space is about Yeah. Okay. So, 10 foot versus 4 foot is Okay. And then so how does that backyard I'm just curious how does that backyard space compare to the other lots? Do you know how many feet they're going to the other lots?

I think that's a question for the applicant. Curious. Yeah. Uh Ben, would you want to answer that one? Yeah. Yes. Please speak in the mic. If you could also introduce yourself just in the microphone. Thank you.

Okay. Uh Ben Tippets, Richmond American Homes. I'm a senior project manager for them. Um, and this is obviously one of my projects, but uh to answer your question, um, it varies throughout the pro throughout the project. Some of the some of the lots the top the topography falls off, um, and most of the lot. So there's there's other lots with reduced backyards to I want to say 8 to 10 feet if my recollection is correct. Um, that then fall off and those kind of have a view of the of the bay. Um, this lot up against the hill is the most constricted. So, so the lots next door on each side and moving out from there have larger and larger backyards um as you move away as you move each way down the street.

So, the variance is just to give them more rear yard and less front yard. Correct. Got it. Okay. Just curious. Thank you. No worries. Any other questions? Oh, yes. I wanted to say thank you for um a very detailed report, William, and thank you for being here as well. And

I guess my question is one of curiosity as well. Um I love the model by the way. What a what a big beautiful two-story home, the Danica model. I'm just curious, was there any thought to perhaps putting a different model on that lot? Would that alleviate any problems for your development or aesthetics to how the the street would look if it was a different floor plan? again one out of curiosity because your plan looks pretty awesome.

Sure. Sure. Uh we do have one other model I think that is slightly smaller front to back. Um it's been placed on other lots um to to best kind of mix the product in in the neighborhood. Um, I mean, it's something we could shift, but but it would be maybe I think just off of memory like a a two-foot difference between the two plans. So, it was minimal. We we chose to to come in and ask for variance on this particular one just to to save a reshuffle of the whole of the whole project. So, thank you. Yeah,

I've got a couple of different questions. Um, first I'm a little puzzled because this is and maybe I'm not understanding something, but we're talking about a variance on the second story, not on the ground floor. So, how is that impacting the backyard space? Because the first floor doesn't have to move. It's just that the second floor is being So I'm I'm I'm puzzled on that. If somebody could kind of help me understand what the impact there is when dealing with a second story variance.

Sure. Sure. So um this particular project has a 30-foot setback to the first floor and a 35 foot setback to the second floor. Right. Um, so I believe the intent was to try and um encourage architecture that had the second floor as a smaller footprint than the first floor. So that was set back. Um, be this particular model has a little bit of a canal lever over the first floor, right? So So the second floor is actually canolvered closer to the street than the first floor is. So So the first floor actually sits at the 30-foot setback. Got it. But the second floor encroaches into that 35 ft. Okay. Second floor setback.

Thank you. Would you say that's correct? Yeah. Yeah. Because it's more like you can imagine this house is almost flushed. The second floor is not set back. Right. Well, it's I was I was maybe not looking at the pictures clearly enough, but um I'm kind of going, well, wait a minute. You're 30 feet on the first floor. So, what's the how are you losing backyard space by now? I get it. So, I appreciate that. Gotcha.

Um, next, I was a little puzzled. There was a in in the um write up in in the packet that we received, there was a listing of the various um setbacks and there was a column and I I forget the uh abbreviations, but it was like CEDG was one column I think and then um you know there was this project and there was what the actual uh with the variance would be and for the Um it did show the 29, you know, assuming we go ahead and approve this. But there was also uh some comments about another of the setbacks um needing to be 10 ft and not being in compliance. And yet when I looked at all the numbers, it seemed to add up. So I don't have it in front of me, so I can't cite it exactly, but there was something. I don't know if you've got that and can you know pull that up any any way or whatnot.

Yes, this was it. I don't see the 10 foot question that you have, but the the one thing that needed the variance was the second story. So, it's Oh, again, I'm I'm might have been reading too quickly. Um,

there's a lot a lot of information there, but I because this project is kind of it's in the RR the hillside zone. So there's like those requirements, but it also has is in the Canyon Estates which requires the Canyon Estates design guidelines. So they have to comply with both and that's why there's an extra column. Got it. Okay. Yeah. And I was reading too quickly. I misread the uh 3.9 foot to the 9.9 foot. Okay. Um and that's what I was thinking with the 10 foot and you know so on. I was like I I don't

So Okay, got it. Um, and then my last question is, and and William, I I appreciate you taking those pictures because I think they address the the question I'm about to ask, but I'm going to ask it anyway, which is that lower culvert is why because when I'm reading and I'm just hearing about the uh 46 foot um, you know, vertical sloping, I'm like, okay, but if all we're talking about is six feet. Can't we just put a small retaining wall and carve out that six feet? But it's the it's because of the placement of the culvert that we can't do that on this project because then we've been in uh you know we wouldn't have the uh 10-ft easement space if we were to try to do something like that. Um, yes, that's my understanding is that you cannot build over the easement and it's a 10-ft easement which is identified in the final map is what I remember.

Correct. Yeah. Yeah. Yeah. The we we're mainly we're just for the for the future homeowner, we're we're just trying to give them a little bit more space, right? They cannot improve within five feet of of that ditch. Got it. Um and so if we um adhere to the setbacks, they would have four feet to the edge of the easement. Got it. And which is pretty minimal for It's pretty tight. Yeah. Yeah, I get I get it. No, I I appreciate it. Um and that's all I've got. Thank you.

Thank you. I have a couple questions as well. So just going back to the easement in the back end just so I'm I'm understanding too drain ditch they cannot develop anywhere in between that area is that what's being told they they could develop between the area but they they would not be able to improve anything within 5t either side of that of each of those ditches. So they have to look at five feet either up and down. I mean they could grade through it but they would have to be within that

parameter. They couldn't even grade through it. So, I really don't know how they're really going to use that area in between. I mean, obviously, they can they can walk through it and and access it. Um, but to put any kind of improvement to that area is is they they can't really do that within the easement. Is this the only lot that has this issue or are there other lots that with this foreseeable issue as well? Oh, basically all the lots on um on the very back part of the community facing the hill, the the two drainage ditches go all the way through all those lots. Yeah. Uh I think the the lots to the far north only have the one.

How how many lots would you estimate have this? And I'm leading to another question because my question is going to be are we going to have to revisit this easement question again on future site developments? Um no, I would have I would I I would have included those all. Okay. Tonight. So, the the rest of the lots have an have a usable backyard um along along the street there. They get the backyards get larger and larger as they go each way. So, so it's this specific site that has that that issue. Correct. And is this a model home that's being developed? Is that what it is? No. No. The model home is is kind of on the other side of the the community actually. So, so this house is um scheduled probably sometime in the latter end of

part of a phased plan that will come through. Okay. accurate. And are these um are these modified lots from the original Canyon Oaks plan uh that RH had come in and and re drew redrrew redrawn redrew the lines or are these original lot lines that were set up? I I believe these are original lot lines. Yes. Thank you very much. Are there any other commissioner questions? Okay. At this time, I'll open it for public comment. Is there anyone in the room that would like to comment on this item? Thank you. I appreciate it.

Hi. Um I was wondering are they all twostory homes? Is there any single family a single story homes? Yeah. Sorry. Thank you. Unfortunately. Yeah. You're the builder, aren't you? I just wondered if they're all twostory. Um, no. There's some single family houses. Oh, there is. Oh, good. I'm glad to see that. Thank you. Yes.

Any other questions? Is there anyone else that would like to comment on this item? Please state your name for the record.

My name is Joey Palma, American Canyon resident. Uh, lot 20 used to be mine in 21 and when I realized that issue, I bought the one across lot 13 and another lot. Um, the the reason why is when I have my model, I don't think that would fit to my to my plans. But on that two culvers in between, you cannot put anything according to NCCR. uh no other structures you can plant but you cannot do anything not even a shed so that's one comment that I would like to give um but the the the I might have another question for you though there is a lot going up the hill on the uh facing east going up and there is a is there any eastment going up to that hill because I saw the plans and everything and that can be a probably another issue.

Commissioners, I might suggest a question about a different lot maybe as handled offline because the agenda items are about lot 20. Mhm. Okay. So, yeah. Well, that's what I would like to say. Thank you. Thank you very much. Is there anyone else in the room that has public comment? Is there anyone online that would like to speak on this item? We have no additional public comment.

Thank you so much. Commissioners, any other questions? Oh, do we want to make a motion? I'd like to make a resol I would like to make a motion to for the resolution of the 2026 is that the one I'm reading

to approve a variance to reduce the seconds story front yard setback from 35 ft to 29 ft for lot 20 of the enclave at Canyon Estate subdivision 226 Canyon Estate Circle in the rural residential hillside RH zoning district APN PN059-441-017 file number PL26-3. I'll second that motion. We have a second. Can we get a roll call? Yes. Commissioner Marilyn Abalon. I. Commissioner Eric Alman. I.

Commissioner Dvet Muhammad. I. Chair Charles Plamer. I

Thank you. Moving on to business 2025 calendar year housing element progress report. All right. Good evening everybody again. I'm going to take off my variance hat and put on my housing hat. Uh William He again with the planning division very happy to give a presentation on the 2025 housing an element annual progress report. So some background on the housing report. Uh this is the sixth cycle of the housing element. Um the housing element or the housing chapter of the general plan was approved in June of 2023. uh state law requires uh agencies to pro uh to provide a housing report every year. It highlights uh work accomplished and the report is sent to the uh community house development department. Um the governor's the new name is now the land use and climate innovation uh office which used to be OPR now it's LCI and also the Napa Sonoma Housing Collaborative and all those the report will be sent in April. Uh 2025 represents the third year of this uh st cycle uh third year of seven years. Uh before I begin, just want to give a special thanks to our contract services. Um these three uh agencies really help us out, which is the city of Napa Housing Authority, um the Fair Housing Napa Valley, and the Napa Sonoma ADU Center. Uh the housing authority helps

us with affordable uh housing administration as well as section 8 uh vouchers and also provides uh outreach for all sorts of affordable housing issues. And Farapa uh provides counseling investigation for inquiries and complaints between landlords and tenants. Um they also reviews rental practices and all that important stuff that's really complicated and we're we're really happy to have them on board. And lastly, the Napa Sonoma ADU Center. Uh they provide process overview for ADUs feasibility and now they also well not now but they they've also provided standard plans for the last two or three years now. So great shout out to them. Oh, and they also provide an annual report every year. And last year they provided it in I think May. So you might see them again in May or June this year. All right. the 2025 housing status uh by the numbers it's uh it's split into three categories which is entitlements which is kind of like the planning approval uh building permits which is the construction permits and then once it's constructed the uh certificates of occupancy. So the the state looks at all of all the numbers for each of these categories and uh 20 25 is a notable year. Um for entitlements we had the big Crawford Way project which is 100 units and then we had four ADUs. So 104 units uh uh approved. And then for building permits uh we had 156 units. Most of that was from the Domain Oatill Apartments, parcel B, 102 there. Then we had um 36 in Watson Ranch Harvest. Uh five in the new Watson Ranch lot 8. Uh we also had six ADUs and then

the one model home for Canyon Estates. And lastly, for the constructed certificates of occupancy, we had 78 units completed. 70 of them were in Watson Ranch Harvest and then we had eight ADUs. So these are the numbers and I'll go over the RENA assignment which is regional housing needs allocation. So this is the chart of housing permits issued. Not only are we required to provide um these 622 units uh in permits issued within the sixth housing cycle but we also required to provide them in different income brackets. So 2025 we provided 156 units uh but they were for domain so they're mostly uh um market rate but the the six uh ADUs were very low and and low income. So um uh the the good thing is we basically completed the above moderate section. So we're we're done there. So we just have some work to do with the very low low and moderate income. uh housing. So, we're on our way. It's it's years three, so we'll see uh how we progress uh as we move on. Um talk a bit about the area median income. So, this is the Napa County area median income and this these are numbers that are provided by the Department of Housing and Urban Development as well as the state housing and community development. So they give out the numbers every year around April of what it means for 100% affordability. And last year 2025 uh for 100% for a household of four um

two parents and two kids maybe is 146,700. And so uh if we look at 80% which means low income is 128,150. So these numbers they they get recalculated every year. Um an update on affordable housing uh nexus fees. So every year we um we look at the total of uh housing fees that we collected and last year we collected 555,000 and 700 and this is I think all of it was from uh the domain oatill project. uh affordable housing permit activity. Um the the main uh permit that we were processed in 2025 was the Crawford project that uh will have either um nine units if they proceed as condos or 13 units if they proceed as uh apartments. But um the main story of of 2025 is probably ADUs. So we issued six um ADU permits uh last year and altogether in the last three years we've issued 17 ADU permits that were all affordable. And one of the assignments in the housing element um uh programs was that we were supposed to uh issue I think 16 affordable ADUs within the seven-year cycle and we were able to accomplish that in the last three years. So y uh big thanks to the Napa Sonoma ADU people and also our permit tech team to getting this done. So we're looking at five of them every year. So hopefully we can bump those numbers up, but it's it's getting more popular. Uh, one of the

reasons why a couple reasons why they they they're important is that um, you know, the state continuously makes it easier for property owners to develop ADUs. Um, they're they're a great source of low income and very low income units and the infrastructure is already there. So, you know, the prim if the primary house is already there, it's a bit easier to build than to build from the ground up. So um that's the that's one of the the good stories. Um every year in addition to the numbers that we have to calculate, we also have to update our program efforts. And here are some notable efforts for 2025. In addition to the ADU uh program completion, there's program P density bonus. were supposed to uh work with developers on utilizing the density bonus and we did that with the Crawford project. So they used the density bonus law to increase their project from 87 units to 100 units and we worked with them uh to get that approved. Uh next uh program LL um and there's like 50 programs so we go through from A through Z and it goes to double A and it keeps going. So, program LL is uh staffing and software. In in September of 2025, uh the city deployed OpenGV, which is a new permitting software that uh helps decrease processing times and increase transparency. So, um we're we're still uh we've we've learned to use that program and um it's been great. I mean, now there's a lot of times people when they submit a building permit and they ask like what's the status of it, but now it's all of that can be done by the applicant. It's all shown on the website and you can just see um what stage of the permit is

available and everything is done online. So, uh it's been working pretty good. And lastly, sustainability. Um the general plan 20 240 was approved last last year 2025 and and was updated in November to include over 200 green leaf sustainability policies. And the city is also participating in the Napa County uh ARCAP or regional climate action and adaptation plan which is expected to be completed uh in this year 2026. Um, so that was it for 2025. Prospective activity for 2026. Uh, entitlements, we might see the Suns Square project come back. They had a meeting with us last year. Originally, the project was 20 units and about 10,000 square feet of commercial space. Um, 10% of those would be affordable. Their new proposal is 30 units, but 100% affordable. So, they're working on that and they they may come back, but they they're still thinking about that. So, could be good. Um, building permit reviews of the Crawford Way multifamily. Uh, they're in permit review. And then for Watson Ranch, lot seven, lot eight, and Canyon Estates, we're going to be looking at their plot plans. Their master plans have been approved, and they're looking at the individual plot plans for 2026. And then construction, we have the big domain apartments, parcel A and uh all of the Watson Ranch uh subdivisions, harvest lot seven and lot eight will be in construction uh in 2026 and also the Canyon Estates project. So it it feels like it's a construction year for

2026 whereas last last time was more of a you know permit year. So these things come in in waves in some sort. Um that's all that I have for my report. Uh the planning commission next steps is a will give a a report to the city council and we're scheduled to to send the report to the uh governor's office in before April 1st. That's it. Thank you, MG. That's a beautiful update. I appreciate that. Commissioners have questions. Can we just go back to that slide where we exceeded the reena allowance? I want to see where. Right there. Yeah. Yeah.

Okay. So, this is for the very low income. We're 70 7% complete. Yeah. So, yeah. And then 4% complete for low income, 2% for moderate, and we've exceeded for the the above moderate. market rate if the sun yes they will be in the low and very low if they do come back with a major mod okay thank you

so sunsquare is my question actually um so you had mentioned initially it was going to be commercial you know mixed use and 20 units when they're going now to 30 units It's all very low. Is that changing the commercial piece or is the commercial staying? Uh, yes and no. So, the commercial is staying but now it's going to be its own building. So, so they're going to have residential buildings and then one commercial building is what they were is the new design whereas the previous one they had commercial on the bottom and then res. So,

yeah. No, the old was was a traditional mixed use with commercial on the bottom and then residences above. So now they're segregating it with multiple buildings. Okay. It would still be mixed use in the parcel. Right. Right. Just not in the in the traditional definition of mixed use. So Got it. Thank you. I have a question on the RHNA. It it says about 156 units issued building permits. So, are the numbers that are on this screen that we're looking at now, are these based on permits or on actual construction? That this is just the permits issued. So, these are permits issued. Yeah.

Can you um also maybe give us a fast forward of entitlements that are in process to become permits and what that does to our percentages here on the screen. Well, the main thing would be the Crawford project. So if the prof Crawford project comes through then we'll get nine more of low income and then 91 market rate. So that's and that's above moderate would maybe added to that number. Yes. Yeah. We we overindex and above moderate housing right now. Yes. Okay. Thanks for that. Um when do we anticipate oatill occupancy?

Uh chair plumber I can answer that question. Um there was you you've scooped my my update. We can wait. Um we've issued occupancy permits for several of the apartment buildings in the lower tier parcel B um just a couple of weeks ago. Thank you. And I I wanted to make a comment. The the up lighting and lowlevel lighting looks really nice actually driving up the hill. So I'm I'm I'm excited for people to occupy. Those are my only question. Commissioner, have any other questions? Commissioner Abble,

I I don't have a question, just um a comment. I I was really pleased to hear that we u made the ADU goals for um affordable housing. It's really great to know about our community. Thank you for that report. Very welcome. Thank you, M.

We open this for public comment. Is there anyone who would like to comment on this item in the room? Is there anyone online who would like to comment on this item? We have no public comment.

Okay. At this time, I'll close public comment. Thank you, sir. Moving on to business number four, our 2025 general plan annual report. Director Cooper, Okay. Thank you, Chair Plameumber, members of the planning commission, and members of the public. Brent Cooper, pleased to present the annual report for our general plan. Um, a very quick overview. Um, all policies and actions that happen in the city need to have a a line of sight consistency with the general plan. And in this year's report, we have uh documented a number of of events and uh actions that have happened in the city that fulfill specific general plan policies. Um and as you might all recall, we have a new general plan that was adopted um last year and pretty excited about that. Here's the cover page. Uh and uh also there was a special emphasis on sustainability and so um I would not subject you to a PowerPoint presentation of a matrix. I promise. So if you're curious, you can open the uh agenda packet and read all about it. But there are quite a few of uh sustainable policies that were earmarked in the general plan that have been fulfilled in this last year. And then for others that that are still important but perhaps not literally sustainable, we also have uh a second matrix that identify all of the um different activities that have happened in the city. Fortunately um for all of us um

the city has a state of the city video and and presentations that um really make it bring everything into focus in a nice professional way. And uh so I thought I would um provide for you um a video that shows the state of the city because many of the issues that are evaluated here in this report are brought us to us visually and more more professionally in this v video. So, I'm going to Hello, American Canyon. I'm your mayor, Pierre Washington. It's our privilege to share the 2025 state of the city. This video highlights the investments, projects, and programs that help make American Canyon a safe and welcoming place to live, work, and play. Over the past year, city staff strengthened the systems and services that residents rely upon every day. Improving the streets and sidewalks, upgrading utilities to increase reliability, and maintaining parks and public facilities so neighborhoods and shared spaces remain vibrant. Working alongside residents, businesses, and community partners, we supported events, volunteer efforts, and initiatives that enrich daily life and build lasting connections. These accomplishments reflected collaboration, responsible planning, and community input, all guided by a shared commitment to preserving and enhancing the quality of life in American Canyon.

The state of the city is a look at what we've achieved together and how we continue preparing for what's to come. Thank you for being part of American Canyon story. American Canyon is defined by how we care for our community and our land. Sustainability here is practical. Our sheep grazing program reduces wildfire risk while restoring soil health and local, federal, and nonprofit partnerships are culminating in the new Napa River Ecology Center, a hub for nature-based education. As we grow, the 2040 general plan serves as our road map. Finalizing this plan marks a major milestone, a shared vision shaped by five years of direct community feedback to ensure our future reflects your priorities. That vision is already coming to life through the Watson Ranch Town Center, Oatill Multifamily Housing, and the Home to Suites, all fueling our local economy. Connectivity is also expanding. The new Saturday service on Vine Transit's Route 29 and extended evening hours for American Canyon Transit are making car-free travel more accessible. Public safety is always a top priority and our community-based approaches and collaboration with the American Canyon Police Department and Fire Protection District to continue to strengthen our response by blending tradition like National Night Out with newer approaches like our bicycle patrol team. We have received national recognition as a PLCO best in governance finalist in public safety. We also invest in youth and civic leadership. From Donaldson Way Elementary students visiting city hall to high schoolers participating in our commissions and citizen academy program. We are cultivating future leaders. These

efforts earned us the PCO best in governance award for transformation in the category of education, arts, and culture. A testament to the collaboration with the American Canyon Arts Foundation, the American Canyon Chamber of Commerce, and the Napa Valley Unified School District. Our homegrown spirit is best seen in our volunteers. Whether it's the American Canyon High School football team helping at the wall that heals or neighbors participating in Coastal Cleanup Day, our community shows up working together to help make American Canyon a welcoming, beautiful space for all. We're proud to support and recognize this work and our engaged community through programs like our community grants, the adult citizens academy, the community recognition dinner, and gateway award. Enhancing our residents quality of life is at the heart of everything we do. And it starts with strong, reliable infrastructure and core services. This past year, we strengthened the systems and services residents rely on every day, made improvements to streets and sidewalks to enhance safety and accessibility, upgraded utilities to increase reliability, and provided much needed maintenance to parks and public facilities to ensure they remained welcoming and vibrant. These efforts reflect our ongoing commitment to building a safer, stronger, and more connected community today and for generations to come. One of our proudest accomplishments this year was the Rancho Delmare paving and utilities improvement project, which delivered one of the most comprehensive neighborhood infrastructure upgrades completed. spanning 2.3 mi. The project used full depth reclamation with cement, recycling 100% of the existing pavement and sudb

base in place. It also included new water manes, rehabilitated sewer manes using secure inplace lining, and upgraded striping and pavement markings, improving the overall safety and reliability within the neighborhood and enhancing residents active transportation. This awardwinning project was recognized by the League of California Cities with an honorable mention for the outstanding local streets and roads awards in the sustainable road maintenance, construction, and reconstruction category. Our parks and recreation spaces are built for connection. This past year, we invested in capital improvements that made our facilities more accessible and welcoming for all ages and abilities, including adding a shade canopy to Northampton Park and completing the wetlands edge enhancement project. To ensure our investments continue to align with community priorities, we began updating our parks and community services master plan in September 2024 with extensive community input. This document will serve as our road map for the future for all things parks and recreation and is expected to be completed summer 2026. American Canyon is deeply rooted in service, honor, and respect for those who protect our freedoms. We proudly support our service members, both those who have served and those currently serving, as well as the families who stand beside them every day. Each year we come together for Memorial Day and Veterans Day ceremonies to honor their sacrifice and commitment. This year we are especially proud to host the wall that heals, a 375 ft scale replica of the Vietnam Veterans Memorial. This five-day powerful tribute to our region included special remarks from

Congressman Mike Thompson, a Vietnam veteran, along with a moving tribute to PTSD awareness as the wall was illuminated teal. These traditions reflected our enduring commitment to our patriotic roots, our shared values, and our promise to never forget those who have served. In American Canyon, we proudly celebrate our cultural diversity and our shared belief that everyone belongs. Throughout the year, we come together to honor the many traditions that make our community special. From celebrating Junth to raising the pride flag at city hall to partnering with one of our community partners to host a cultural event like Manila Munchies or the Holy Festival. These moments reflect who we are. A welcoming, inclusive community where every resident is valued, respected, and celebrated. Our state of the city is a story of shared accomplishments shaped by collaboration, planning, and community involvement. Together, we continue building a city that values service, stewardship, opportunity, and connection. We invite you to explore the full state of the city report and stay engaged in the coming year. Thank you for making American Canyon a place where we truly love to live, work, and play. So there's a great connection between the state of the city and the state of the general plan. Uh we know we're all working towards the same objectives for American Canyon and the general plan is

really where it all begins and everything else sets the tone flows from there. So, I'm glad to answer any questions you have about uh this year's general plan annual report. Thank you, Director Cooper. That was a really moving and wonderful presentation. Now's the time to also plug social media if you'd like. Subscribe, like and subscribe to YouTube.

Commissioners, have any questions? No, I just wanted to say this is my second time watching the video today and um just it watching it makes me appreciate our city so much more. We have such a beautiful city and watching the before or seeing the before and after pictures of the streets, the improvements that we've made and just since 2024 is that when we started working on that?

Yes. Complete streets and and in addition to no potholes, right? But there is also a large emphasis on on pedestrian and bicycle safety. And uh coming up very soon uh we'll be bringing to you a new active transportation plan for the city that updates the bicycle and pedestrian plans for the city as well. So these are all things that all flow together and and this is where it starts

and that's what I was going to ask about. I saw the little bus line. Uh are we going to is there anything in the general plan that talks about traffic? There are lots of things, yes, that do talk about enhancing uh traffic and um not only traffic, but also ways in which people can get around town without having to use their car, which would be which would be really nice. We have a nice weather. We have a relatively flat city. It's not that big. So, um you know, this is something that we can accomplish. Thank you. And the video also shows how inclusive our city is. Mhm. And I find that um seeing it more than once is helpful because you really can't catch everything on the first time around.

Commissioner Avalon,

again like um Commissioner Muhammad, I wanted to just um compliment our team. It's it's an amazing video. It it does make you really proud to be um an American Canyon resident. I've my family and I have only been here for 14 years. So, it's really great to see the wonderful improvements and I wanted to um just do a compliment about, you know, the the Delmare project, Rio Delmare project, and just the emphasis of safety and pedestrian walkways. So many of our students walk to and from school, so I know there's going to be a lot of improvements with our our traffic and and how we get about town. Um, I also really love what um, Commissioner Muhammad said about the the transit system so that we can provide um, you know, safety and transportation particularly for not, you know, not a lot of our folks drive, so it's nice when somebody does the driving for you. It's a great video. Thank you.

I'm glad to share it. Everything's already kind of been said, so don't need to hear myself talk. Thank you. At this time, we'll open for public comment. Is there anyone in the room that would like to comment on this item?

Uh, yes. Good evening, Beth Marcus. I just want to say that I'm proud to say that I they don't need that. Live, play, and work here. All three. And I love it. I've been here since 1978. And um I go out on the trail every day with my dog and I I look around and I think what a beautiful place we have. I go out there and I feel like I'm in God's country just walking around. You don't feel like you're um going to be harmed in any way. Everybody's friendly. The dogs are friendly. Uh it it's just a wonderful place and I'm just proud of what we have and except for the traffic. But you know, we're gonna we're going to deal with that one way or another. But, uh, great job on the on the presentation. It's great. Thank you.

Is there anyone else in the room that would like to uh, it really makes me feel so good to see how the city has progressed from day one when there was nothing here to what it's become. And I'm very proud of our city, of the staff, and everybody that runs it because they've done an excellent job. Very proud to be a resident. Thank you. And there is no one online, so no more public comment. Okay. Thank you all for your comments and we'll close public comment at this time. Thank you, Director Cooper. Appreciate it.

There's there's nothing more you need to do. will forward this to the city council and uh then on to the agencies that that oversee us. Thank you. All right, management staff and oral reports. Back to you, Mr. Cooper.

Well, I' I've said most of the things. I have a couple of updates for you tonight. Um, just wanted to um let you know that there is uh over at Canyon uh Estates there, there is a singlestory model home uh under construction and we're excited to see that uh happen. It's right near the entrance. And so, um, yeah, I just reiterate very pleased that Richmond American, a big company, is taking so much attention on this little subdivision with so many floor plans, difficult lots. They're just handcrafting each one to fit in the spot. So, um, it's it's really exciting to see all this happen and and they're a great team to work with, too.

Where is that? Um that's with the uh Canyon Estates project that we were here to talk about the variance tonight and they have a number of singlestory floor plans which we just don't see very often um in new construction now so it's it's very nice and they have several of them and they're not all the same. Um so that's uh really nice to see. Um other things that are going on, we have a citizens academy that's coming up this uh next month. uh all the departments will be sharing uh time with the American Canyon High School uh and this department included. So we're excited to meet the kids and tell them what happens at in uh at city hall and and maybe you know ways that they can make this a career because it's a it's a it's a very meaningful and and worthwhile career. Um moving on to uh transportation again. Um I'd mentioned that the active transportation plan is is moving forward. This is uh spearheaded by the Napa Valley Transportation Authority. Uh the board there is scheduled to approve the plan and um soon if they haven't already and it will be also previewed by the Open Space Act of Transportation and Sustainability Commission next week um before we'll be bringing it to the Planning Commission as a general plan amendment. It will also on the way um uh next month be reviewed by the parks and community services commission as well. And then after your review, it will go on to the city council. Um there was a presentation uh recently with also with the Napa Valley Transportation Authority about Highway 29. Um they were at a stage where they were evaluating two main alternatives for the highway at the intersections, roundabouts versus uh conventional signalized intersections, but um with

with a modern twist of of timed and smart um communication between the signals and then having um transit have an extra lane and have a jump queue to help give them an edge over automobile. bills and the board has uh voted to delete the roundabout option. So that's no longer under consideration. Uh, one of the benefits if you can think about it is um the roundabouts did take a lot of land because there um so the um the the standard intersections are more are are little more rightway friendly but they'll also have the modernized uh connection in between the signals and and in addition what hasn't changed and is still part of the plan is uh pedestrian bicycle uh facilities landscaping ing and undergrounding the overhead utilities. So all of that those really sizzle goodies um is still part of the plan. So it's moving forward and and we'll be kind of looking forward to seeing that progress as they complete their environmental review.

Can I ask a question on that? Um because I did not catch the uh the meeting. I knew it was happening. But um you mentioned pedestrian and one of the big concerns I know that I've had and I know lots of residents have is the crossing of 29 and there's been a lot of talk amongst the citizenry about over or under passes. Are those in play for consideration? are those being recommended by and as part of this plan or or where does that stand?

Um I'm not prepared to answer that question but I I don't think that they are part of the plan but um as we go forward I know it'll be part of the conversation. Um and and so we'll we'll kind of cover that later but I I I can't give you a positive answer at this point. Fair enough. Thank you. Um let's see. That's my update.

Oh, we had a question from the audience about the home to suites. Um the home to suites is painfully slow. I think we all recognize that. Um our building inspectors have found that there have been some uh defects in the way in which the building's constructed which um is has been noted and they are correcting them. And so we're once the building is is meets the code and passes inspection they'll they'll obviously get finished. So there that day will come and we've never been closer but it's just not there yet. one day soon. Thank you, Director Cooper. Are there any planning commissioner comments or reports to report tonight? Actually, if if I can ask one other question of uh our director before he disappears um regarding uh transit issues, which is I haven't heard the phrase Westside Connector in quite a long time. And I'm assuming that the Westside connector is is going to be um Napa Junction as it goes up past uh the new Oatill project, the domain project. am I correct in that or or have we just forgotten about a westside connector or kind of you know because now now that Devlin is done how do we get to Devlin without having to you know go over um the the the bridge on 29.

Well, Commissioner Alman, I haven't forgotten um quite a few years ago, although I do have to say that the general plan did take less time than the regional climate action and adaptation plan. Um, nevertheless, uh, several years ago, the city council, um, had a, um, a petition from a number of residents, uh, in favor of a certain alignment for the Westside Connector. And at the time, the council voted, um, favorably toward it. When the general plan was updated, that alignment was in the general plan and is there today, and it's roughly the the alignment you're describing.

Thank you. appreciate that. There may be amendments in the future, but for the time being, that is the alignment. Got it. Thank you. Thank you very much. Now, are there any planning commissioner comments or updates you'd like to provide? Commissioner Muhammad.

So, Soptimus International of American Canyon with the grant they received from the city of American Canyon is reaching out to establishments in the city to pass out drink covers. to the establishments that provide that sell alcohol uh to drink provide drink covers for the safety of their our customers and our our residents. So, out of the 20 establishments that serve alcohol in the city of American Canyon, we've only had two nos or no thank yous, but everybody seems pretty positive and pretty open to it. Um, so it's part of our gender-based violence committee. So, I want to say thank you to the city of American Canyon for the grant on behalf of Seroptimus International. Wonderful.

Anybody else? I have an update if I might. So, I sat in a California coastal conservation committee meeting last week with executive director Janelle Celich from the American Canyon Community Parks Foundation. And we had a funding gap that is now closed with their grant of $2.7 million, which means that we are now fully funded for the Napa River Ecology Center. And with many thanks to the city for permits, uh we are shovel ready to start making improvements to that site soon. So, I just wanted to share the update and let everybody know because I know everybody in the city is very excited about this project, but we are officially fully funded and anticipating uh once we get through the con. Thank you. Yeah, I know it's exciting. Uh there's been a lot of support from many different agencies including this city. So, we thank you all. Um we have to finalize a few things with our contractor, but uh being fully funded is a huge step for and a big win as as everybody knows in this room. So, just wanted to share that good news and and say thank you to everybody that's here tonight and watching.

Yeah. And with that, I will close this meeting at What time is that? 7:37. All right. Good night, American Canyon. Congrats. That's awesome. This church.