Planning Commission - Regular Meeting

Don't we have a seat down? Oh, is that where Marilyn's going to be sitting now? So, they're putting the youth commissioners down there. I'm not sure. They mix it up all the time. They mix it up. [laughter] They just do what we're done. Well, they're they're sharing a microphone. Not when I put it down there or down there because we had we used to have the commissioner. We had one at a time would be on that side. Yeah. But if they're sharing a microphone being a little crowded down there, put both of them down there. They probably don't want to make Marilyn share a microphone. They're also trying to keep people away from [laughter] Is that what it is? Eric's scaring the youth away. Scaring the youth. [laughter] So, you know, the youth I understand. [snorts] They want to keep the nice people. [laughter] Not the crotch. I just look more unassuming. [laughter] Fine till I start talking. [laughter] So, oh man. Um, Marilyn sends her best to everybody. She's Yeah, she text. Yeah, she's feeling good at all. Well, I mean, she's pretty committed to showing up for things, so I figured it must be pretty bad to be like, "Oh, no, no, no. I can't [laughter] make Give me just a minute." Okay, let me know when you're ready. recording in progress. Chair Muhammad, are you ready to begin? We are ready to begin. I call this regular planning meeting

planning commission meeting to order at 6:01 p.m. 6:31 p.m. Please stand for the pledge. I aliance to the flag of the United States of America and to the republic for which it stands. One nation under God, indivisible with liberty and justice for all. Nicole, roll call, please. Yes. Youth Commissioner Abbisoninia Belvin here. Commissioner Youth Commissioner Royce Hall here. Commissioner Marilyn Abalon is absent this evening. Commissioner Eric Alman present. Um, Commissioner Shelby Goss, present. Vice Chair Charles Plamer, present. Chair Dvet Muhammad, present. Thank you. I would like to introduce our two new youth commissioners. We have Abbiscinia Belvin and Royce Hall. Abbiscinia, can you please introduce yourself? Yes. Um, hello. My name is Abba. I currently attend American Canyon High School. I'm a junior. This is my first time ever doing something like this, and I'm extremely grateful to be here. And thank you. Thank you, Royce. My name is Royce Hall. I'm a senior at American Canyon High School. Um, you know, just like Ebiscinia, very excited for the chance to be here, excited to learn what we have to offer and what I can offer to the community as well. So, thank you for having me. Welcome. So, it looks like we do not have any presentations tonight. We'll 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

jurisdiction of the commission. Comments are limited to three minutes. Comments for items on the agenda will be taken when the time 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 comments at this time. Are there any public comments? Is there anyone in the room that would like to make comments on anything that is not on the agenda? Okay. And we don't have anyone on Zoom, so there's no public comment. Thank you. We will close public comment. Director Cooper, are there any agenda changes? Oh, thank you, Chair Muhammad. There are no changes tonight. Awesome. And let's move on to the consent calendar. Can I ask for a motion? I move that we adopt the consent calendar, which is the minutes of the September 25, 2025 meeting. I'll second that. Nicole, roll call, please. Yes. Just bear with me for one moment. Sorry. Okay. So, Commissioner Marilyn Abalon is absent. Commissioner Eric Alman, I. Commissioner Shelby Goss, I. Vice Chair Charles Plamer, I. Chair Devet Muhammad, I. Thank you. And moving on to public hearings. Good evening. Does it go? Uh, good evening, Chair Muhammad, members of the planning commission, and members of the public. Uh, William

Heath, senior planner for the planning division. I'm very happy to be here today to give a presentation on the Crawford Way multifamily condominium subdivision map. So, uh this project is uh subsequent to the design permit that was approved for the uh Crawford Way project uh in May. So, uh this project I'll have a short agenda for everyone. It I'll talk about the project information. uh the subdivision map process, the condo development process, uh our uh public outreach, and then staff's recommendation. Is it testing? Are we there? You just need to be closer to it. Get closer. Okay. So, let's start with the planning and zoning information. This site is a 4.34 acre site in the Broadway district specific plan in the local serving mixeduse zone. Um multifamily is a permitted use in that zone. The access for the project will be from Crawford Way with an emergency vehicle access onto Highway 29. Uh the project consists of 100 uh three-story homes, 68 uh two-bedroom units and 32 threebedroom units. Uh of those units, it's 16 buildings with four to eight units per building, and there's also a community building with a children's playground. Uh the project includes some frontage improvements on Crawford Way. Uh let's get oriented with the uh site uh site map. Here is the location. The site is marked inside the uh yellow triangle. It's at the southwest corner of the intersection of Crawford Way and

Highway 29. To the north is Canyon Plaza. To the south is the Open Door Church. Uh there are residential homes on the west and then it's the highway to the east. So this next slide shows what the tenative parcel map is going to become. The site is a rectangular lot about 4.3 acres, but it's currently two parcels. What the map will do is uh combine the two parcels into one and confirm that it will be used for 100 uh condominium units. So there's really uh not too much um well I'm sure the the civil engineers and they'll they'll figure it out but the the main thing is the lot line in the middle will be removed and it becomes one lot. uh for tenative uh subdivision map the uh the municipal code has a section chapter 18 it's for uh subdivisions and the project has to comply with findings. Here's a summary of the findings that the project uh was reviewed under and um the site is a permitted use in the LSMU local serving mixeduse zone. The parcel size and setbacks complies to the um LSMU zone development standards. The site is relatively flat in geography. So there's uh not much um like deviations on the site. It can be supported by wet and dry utilities and uh the the design of subdivision will not cause environmental uh substantial environmental damage. This was explained in the design permit approval which included the uh environmental report there.

So the the the site overall complies with uh what's required and it meets all the findings. Um but uh this is just one step for the subdivision map process. Uh today we're in step one uh planning commission review and the planning commission. Uh if they agree with the uh staff uh with the resolution um this project will be approved as a recommendation and it goes to the city council. uh city council has to approve the tenative map and then the applicant will need to take that map and uh get it a final map which has to be completed under a separate application. After they get the final map approved, then they get to record the uh the map with Napa County. So four-step process and we're at part one. um that that uh kind of summarizes the map portion of it, but the condominium process has a few more steps. So, uh I've broken it down for five steps here and the map process is in step two. So, uh step one, the building permit plan check, that's uh that requires the applicant to get a design permit approval, which they have from May. So, and uh they're working on the building permit now. Um they have to get a condo subdivision map recorded. And then next they have to get an approval from the California Department of Real Estate. Um those are the guys that will look at the the condo airspace map stuff. Um their draft HOA documents, CCNRs, and financing plan. We're not going to dive into that as as a a planning division, but we just want them to show us that they got the approval from the real estate uh board. Once they get that,

then they can um and if their uh building permit plan check is approved, then they get a building permit issuance and construction begins. construction um can take uh well I don't know how long it will take for for their team but once the the construction begins uh there will be in inspections along the way and after they complete final inspections and certificates of occupancy um the project is completed and we will have condos from there. So that's the gist of the the map process and the condo process. Public outreach, we had a robust public outreach uh campaign. Um this started in August. Um and uh kind of uh continued until the um staff report that was published in uh November 9 uh I think 13th. Um as you can see from the e comments, we've received two since the staff report. and um and staff has actually responded to those comments. So, last I have is the secret determination and staff recommendation. Um, this project along with a design permit uh included an addendum to the Broadway district specific plan environmental report and the addendum evaluated both the report uh and the and the map and it explained that there were no substantial changes proposed by the design permit. Um uh I do want to mention that u the applicant has contacted staff by email about two days ago and their position is that they wanted to delay this meeting so they have more time to um discuss

amongst their team the conditions of approval. Um staff has uh reviewed their request for changes to the conditions and staff uh recommends that we keep the conditions as is. So um with that being said, um staff's recommendation is to uh uh approve the project as is. And that's all I have. Thank you, M. He for your staff presentation. Uh before we move on from the commission to uh for questions from the commission, I want to confirm a few items for the record regarding uh environmental review and zoning consistency. That's okay. So as I understand it, this is um a tenative subdivision map and it doesn't introduce any new development. Correct. It's based entirely on the 100 unit project of the planning commission approved earlier this year. the environmental environmental analysis for that project was covered by the like as you said the Broadway district specific plan EIR and its addendum. I just want to confirm that the addendum is properly filed and remains available for public review. Uh yes. So there that's actually two questions. So the first question uh about the the scope of the project. No, there's no changes to the approved project. The project is the same. the only uh this this application enables their first step into making those units for sale. And the second question about the Broadway district, yes, that that uh specific plan has been filed and it's available for public review. That's true. Thank you. Next, I'd like to confirm zoning consistency. Can staff confirm that within the local serving mixed use or the LMSU zoning, both rental apartments and condominiums are treated the same in terms of use and development standards, meaning this subdivision is

not creating a new entitlement or changing the approved project in any way. That's true. Um, yeah, that's true. I appreciate the clarification. Thank you. This is just for the record. Finally, one more question. Uh, does converting these units from rental apartments to condominiums affect any affordable housing requirements, inclusionary obligations, or related fees under the city's housing policies? I'll do Yeah, I'll take that one, chair and commissioner. So, yes, what it does is under our code, rental projects [music] have a 15% inclusionary requirement. of 15 out of 100 units for a for sale project and that's the conditions that we were discussing with a developer. It's a 10% requirement is part of the city's intention to promote for for sale individually purchasable [music] housing projects. So it's a 10% so 10 of 100 units but that has to be true. The units have to be individually separately salailable. And that's where that's captured in condition number eight. That if at the time of the building permits issuance, the building permits approval, they're separately salailable, then they can have the 10% affordability level. Thank you. Thank you. So, um, this just helps to ensure that we're clear that this subdivision map is a procedural step under the subdivision map act, not a change in land use, environmental impact, or affordability commitments. So, with those clarifications on the record, I'll now open it up for questions or comments from my fellow commissioners. Um, thank you for the presentation, Mr. E. I appreciate it. And, and just to echo what uh, Chair Muhammad has said about uh, just what this process looks like, I do have a few questions. Um, with the California state mandate for housing development, particularly for each county and district, uh, what percentage of this, uh, what what contribution does this make to our

percentage of requirements for the city of American Canyon? Um, for am I am I stating that question properly? Do you understand what I'm saying, Brent? Oh, uh, Vice Chair Plameumber, um, I understand your question, but I'm not sure any of us have committed the, um, city's housing, um, requirements to memory. We could look that up. It's in our housing element. And what you're referring to is a, uh, statemandated requirement to accommodate um, a variety of housing for different income types over an 8-year period. Uh, that began last year and will run through 2031. And so this housing project is a component of an overall obligation the city has to facilitate private development of housing. And so this would help accomplish some of that. Um and u your question is not hard to find. We can look it up and then maybe a little later get back to you with an answer. Okay. Perfect. Yeah. think it's just important to understand particularly for the public that part of part of what we're doing here is to accomplish some of the state mandates we have as a city for new housing. Um but you know we have to look at how that's u being arranged, how that's being and and vice chair if I could also um maybe talk a little more about why that's important is if cities do not accommodate housing that's in our general plan housing element um then the city can be in violation of u state law and it's rated on an yeartoyear basis. There is a report card online um by the state department of housing and community development that uh identifies every jurisdiction in California and whether or not they're in compliance with the housing uh obligations. Um there are different degrees of being out of compliance. uh American Canyon today is in compliance, but if you're if you're out of compliance, then

developers can come to your city and they can build projects without any local review. And so you start to lose uh local authority over any ability to apply our own standards to to housing developments if we're out of compliance with state law. And perhaps our our state attorney might want to elaborate on that, add to that. So yeah, this helps us maintain compliance with the housing element as was certified earlier this year. On the numeric component, our overall objective for total units across all the income categories is 657 for this cycle. And so that gets us a solid six, a little under a sixth of it total. And then of that, it looks like our goal is 200 low-inccome units. And if they do proceed as proposed with the for sale element, that gets us 10 of those, which is solid 5%, which doesn't seem like that much in the aggregate, but 5% in a single project is fairly it's good progress. Thank you for that clarification. It's helpful for me to understand it and for the public to understand that. U Mr. Summers, you mentioned the affordability uh percentage piece of it as being 10%. I thought I read somewhere before that it was 15%. That's where you want to be committed to this project. So that's where it does vary. It's our code allows for 10% or 15% depending on whether they proceed all the way through the full steps of securing separate individual condo approval or if they stay at the rental. If they go all the way through the process and are fully separately salailable as an approved condo project, then it's 10%. Else it's rental and it would stay be at 15%. Got it. Thank you for the clarification. I appreciate that. I have one small footnote. Um, a portion of the hundred units and because our city is new, he wasn't here for the May approval. Um, a portion of the units that comprise the project is a density bonus, which is also another, um, entitlement that the state law requires us uh, to provide the

developer when they provide affordable housing. And so the um inclusionary the affordable components actually is a little less than what the city attorney it's based on the original I think 87 units um and not the full 100 because the the difference between the two is a bonus thanks to our friends in Sacramento um writing laws to help further housing. So again, just to clarify, the the the percentage of affordable housing units, whether it's rental uh at 15% or for sale at 10% is based on the original number, not the bonus number. Correct. So it's not based on 100. So it wouldn't be 10 or 15. It would be based on the 87, which would be 8.7 or Yeah. probably round up to eight. Yeah. Round up to round up. Yeah. Right. So thank you. I just wanted to make that little little distinction there because Yeah. I it's just a point of clarity that we should all understand, right? Um yeah. And so I guess in that same vein of talking about affordability, um thanks for clarifying that it's based on the 87 because that does change the number of affordable units. Um the proposal also calls for a mix of both two-bedroom and three-bedroom units. Is there an understanding or do we know which of those units would be affordable? Is it going to be a mix of two and threebedroom? Is it going to prioritize the three-bedroom because that's more likely to be larger families or is that just up to the developer and we don't get to dictate that? We're working with them on finding a a mix. Um definitely it's not going to be like none of the three-bedroom units. We're going to have a few of those, but it's going to be like uh hammered out in the affordable housing agreement, which

they need to complete prior to building permit issuance. So, of the I guess now nine units, we're we're hoping that we'll get some of the the bigger units for sure. Okay. Thank you. And I would note that state law and the density bonus laws do require that the units be roughly equivalent to the mix of the project overall. So that would be our starting point although the final details to be negotiated. Okay. Thank you. That's good to understand as well. Thank you. Any questions from these commissioners? Oh, okay. Hello, my name is Abisona. My only question would be how would this affect the traffic in the area being that there is um American Canyon Middle School and then American Canyon High School. I just wanted to know how this would affect students like myself in the morning being that a lot of students are late to school. That's it. Well, um traffic was part of one of the components of the design permit review and um that that portion of the permit has already been approved. Um they are making u the the project require is required to provide traffic impact fees and traffic impact fees help uh in projects all over town and and also youth commissioner Belvin I could also elaborate too the project is um uh providing some traffic calming measures. They're um providing a raised sidewalk between their project and the shopping center across the street. And if you notice today, uh Crawford Way is unimproved on the south side. There's no sidewalk or curb or gutter. So, this project would improve that. Um as well

as providing some uh I believe street lights to help um with lighting and safety in the area. Uh, one of the larger issues with traffic overall is so many people have to commute to jobs from distant places um, in order to uh, be able to afford their housing. And so providing housing, particularly affordable housing closer to jobs um, actually reduces traffic because they don't have to live in distant communities from American Canyon. They can be closer here. Um it also helps further uh transit use because you have more people who are living near our bus stops and things that we have available today. Um and then also um this location is very close to a lot of services. You have the library across the street, the post office across the street. You have Safeway and grocery stores, restaurants, uh churches. Um those are all available within short walking distance. And so the people that are living here are going to be able to uh mostly if they want to fulfill most of their daily needs um just from walking and if they commute into San Francisco, there is a rapid bus line that uh stops right across the street by the post office. So it this project is one where people who do live there won't have to drive as much as maybe other people who who they work with uh here in American Canyon or elsewhere in Napa County. Um clarifying question. Thank you for that. Uh Mr. Cooper, um you mentioned sidewalk improvement on Crawford specifically and reading through this resolution versus the resolution from May. Uh the resolution in May also uh referenced frontage on Highway 29 on on Broadway, whereas the current resolution

doesn't have mention of that. Was there something that changed or is it just an oversight in uh narrative or content? Um it specifically had it in the original resolution, but this resolution doesn't me mention Broadway frontage. No, the project scope has not been changed. Uh one of the things that we worked with the applicant on was just try to reduce redundancies in resolutions. Um I think resolution either six or seven just says all conditions from the design permit remain and they they're still uh obligated to do those things. Um well actually commissioner uh vice vice chair plamer um highway 29 as we know is under review right now with a project initiation document and um that would be a very intensive investment in redesigning highway 29 uh with sidewalks, landscaping, potentially roundabouts at Crawford and other locations. Maybe not. We're still yet to find out. And so there's um there is uncertainty as to what if you were to build a sidewalk, where would you put it? Because we don't know what the design of the road will be because the overall project is still under review. Um the lead for it is the Napa Valley Transportation Authority in partnership with the city and they're conducting an environmental review and when that's finished um they'll decide between a range of two alternatives for intersection improvements and all of that will help drive the geometry of what ultimately gets built along Highway 29. And so we did meet with the applicant and talked about this issue specifically um and and concluded and agreed that it wouldn't make sense to require the applicant to build a sidewalk only to have it probably ripped out and replaced under a larger project for the highway. Okay. So just so I'm understanding it has been removed specifically for the reasoning that you've just mentioned.

Yes. And I I I don't have the old resolution from the design permit with me. I know that um the different drafts of the resolution made its way to the planning commission over an extended period of time in which the project was re was continued by the applicant and it's very likely what you may be remembering is an earlier one or perhaps an oversight into the final. I don't think there was but um that's another one we can follow up on. Thank you. I just again I was wanted to clarify because I did look back into what we approved in May uh for the design piece and it did include Broadway frontage. Okay. So, just reading through it today. All right. Well, thank you. So, that was my question. So, I'm actually going to follow up on that with um a question that just for clarification and understanding, the um NBTA project to potentially reconfigure Highway 29 through American Canyon uh is, I believe, a multi-year project and that is not going to be something that's going to happen in the next year, two, three, probably at the earliest. This development project is likely to happen, I would guess, within the next two to three years at most. So the question then becomes, wouldn't it make sense to address the sidewalk with this project? Because once NVTA gets through all of the design reviews and looking and so on before they're actually going to construct, honestly, we're probably looking five years. So we would at least have a couple of

years of an improved sidewalk. uh in the area. And so my question is if it was in the earlier and I'm trusting Vice Chair Plameumber that he is absolutely correct on that. Is there a a a way to not remove it, but to effectively defer it so that should NVTA finish quicker and decision made to Yeah, we're going to totally reconfigure, we'd be tearing everything up. have the developer here contribute towards the reconfiguration in an amount equal to what they would be spending to do it now rather than just kind of waving it bye-bye. Um the planning commission is making a recommendation to the city council. So so there could be a recommendation. I can't comment on what the resolution said in May because I don't have it in front of me, but I can look it up. I think that's part of part of the argument was then let's let's confirm at least that part of the issue. Yes. Um but but separate from that and and I'll let the CRM weigh in here. This is a you are a recommending body to the city council and absolutely on that front you could recommend that the city council shift the condition assuming it's confirmed is originally was a May condition of install frontage improvements along Highway 29 to instead be pay some equivalent value of money into the NVTA project deferring that and then having them require the same from their perspective it's money the same money but put it into the NVTA project we could certainly write that as a the this

commission if desired could make that recommendation to council. Absolutely. Great. Thank you. So that was that was first. My my second question is kind of a a point of clarification because Mr. He you had commented that the um applicant here had kind of requested a continuence because they wanted to address certain issues. And I know in most cases when that's the case, the the usual response is okay, we can wait another month, let them figure out what their what their issues are, and then we can have them present and have them present what it is and address whatever their concerns are. I I might have missed it, but can you advise kind of why specifically what they were looking for and and why they have requested the continuence and why we're kind of looking to move forward [snorts] without it at this point? Yeah. So, we we have discussed this with the applicant uh I think about a week ago. We've shared our draft uh conditions. Um the and there were a couple of items that they requested it to be changed and we were okay with most of them. This just two that remain. One is that they wanted to change the timing of the D the department of uh real estate approval uh requirement. So they they wanted to push that from building permit issuance all the way to the end to the building uh certificate of occupancy. And we felt that that something that we felt that our condition we stand by it. And the second one I I'll defer to um Mr. Summers was that they wanted to add some language

about inclusionary housing from a separate state law but I it was we found that it was not applicable to so I'll I'll defer to to Matt about that. Right. The second component was they wanted to rejigger the details of how we calculate the inclusionary housing requirement. I would note that as noted by director Cooper, the fact that it's x% 10 or 15% of 87 I think will meet their concern. So perhaps they also had a similar misunderstanding and that could be solved on that front. But their primary concern is and was that we are requiring the to achieve the lower 10% inclusionary housing metric inclusionary housing percentage that they have to have completed the condo map process before approval of issuance of the building permit. They wish to defer that to certificate of occupancy instead. sighting engineering concerns and a focus on the fact that the condo map may change on the ground and thus they wouldn't have to want to go through DR twice if there is a change on the ground after building permit is issued but before they're ready to final. Uh we noted that generally by the time you pull the building permit, yeah, interior changes may happen, but the basic bounds of each unit should shouldn't change or is unlikely to change particularly because as as shown on their condo map, the bounds of each unit is a straight line across the building and then the exterior footprints of the building which are unlikely to change. So we didn't feel that that concern while we appreciate their concern, we didn't feel it was sufficient to change the condition processing. The other component that we felt was a greater concern is if they get all the way to certificate of occupancy and this is the last thing then the pressure to let it slide will be immense and that's not something we would want to do given the importance of ensuring the correct

percentage of affordability is in place. I appreciate that. Thank you. that that goes a long way and I tend to agree with the decision that we should require um you know the approval from DR at the um building permit stage not waiting till everything is built. So uh I I I thank you for that. Um and I now have a much better understanding of why we're actually moving forward at this point. Um, I I will say that one of the things, uh, and this is just commentary from me for whatever it's worth, uh, that I do like is because I have been a big advocate for the building of condos in American Canyon, uh, for a long time. Um, and I do like that there is a potential that this may be um I think it would be the first condoled uh project in American Canyon since the incorporation of the city. Um, and so I I do give uh this developer credit for that because I think it is a type of ownership that um we definitely need more of and helps both um newer, younger families to be able to get into a community because they tend to be more affordable than single family homes, standalone homes. And it also helps folks who are more in um my circumstance where you know I've got two kids who are going to be uh out of the house within the next four or five years and uh my wife and I don't need 3,300 ft of living space. Um but we like the community and if we had a smaller place we could move to that would work very nicely. So uh I I did want to make that comment that I

do appreciate it. Um, and that's it for me for now. Any other commissioner comments or questions? Sorry, Mr. I have one more question for you. Uh, you mentioned the step in process where step three where um the Yeah, thank you for that back one more or forward one. Yeah, right there. The final map completion uh review with separate city council approval. Does that need to come back to the planning commission again or is this the last step that the planning commission is going to partake in this whole process? You guys are spared [laughter] that that final map one is uh conducted by the public works team and so they will review it and they'll bring it straight to the city council. Okay. Yeah. Thank you. Thank you. I'd like to open it up for public comment. Okay. Um so first hold on. I I do have I have Barbara Miles. So, first off, I would like to um acknowledge uh you Commissioner Belin for addressing the elephant in the room. Um I have been a ride ambassador for the Napa Valley Transportation, which means I train people how to ride the bus. I've been doing this for 13 years almost for going on 14. It is very difficult at times when it's rush hour. The buses are running between 10 to 15 minutes behind because of how how much traffic is between 3 and 5 and we're going to add another 100 cars to that. Also, the 29 sometimes will has to come down from Redwood Park and Right. It comes down, goes where the subway is, makes that turn into there. That's going to be more difficult because there's going to be all these extra cars. There's going to be the

construction there. It's going to delay time, which some people are trying to get home or people are trying to get to, you know, get to BART for their job. You know, they come there early in the morning, they park there. But if the friend can't get there because there's all this construction going on, people are going to get mad because of this. You guys don't ride public transportation every day. I do. I ride the shuttle at least four out of five days every day. Um, and then I ride the transit system. Uh, I would say probably 85% of my week is going on the 11s, going on the 29s. I go up, I talk to NVPTA, um, tell them what's going on. The drivers have heard of this and they are not very happy that there is a possible construction. Uh, so you may lose, you know, some interest with the transit center. Um, you talk about accessibility. You bring all the construction in, you know, company into this. That's going to be building that's going to be in there. They're going to have the big vehicles that are going to be taking up parking space. How is a small bus, a 40ft bus going to get past a big uh excavator that's blocking, having to be out in the street to to dig a hole. I don't think you guys are really thinking about how the transportation is going to be affected. if you went today. I went today to an appointment and it took me I I had to tell the guy, "Okay, look, we're we're not going to go this way." Because we were where uh um almost all the way where Kaiser Corporate Road is and traffic was backed up about that far and we were coming down. I said, "Oh, no. Go this way. Go down around the roundabouts." It would have taken us when we got here. It was all the way up to Highway 29. 30 seconds. You know, I think you guys need to consider about the transportation because it's going to affect everybody. Thank you, Barbara.

Is there anyone else in the room that would like to make public comment Beth Marcus? Yes. Good evening. Um, I got so many thoughts going through my mind with this project. We've been talking about it for a long time. It seems like time has gone on and I'm not sure if I'm remembering if it's last year or the year before, but it seems to me that when we were talking about the housing mandate, at one point I thought we were told that we were a little bit over our percentage, but I don't know how many years ago that was and we might that might have been in a one seven-year um aspect, but it seems to me with what we have with Oat Hill Watson Ranch that I don't understand why we haven't surpassed passed our housing mandate by now because it's look of all the houses and all that up there. I mean, it it's it's a lot and it's such a valuable piece of property there. Um, not that I'm against housing, but it seems to me we could use more businesses here. Uh, I'd love to see a big business come in here, but we've always been told in the past they won't come because we don't have enough rooftops. But I'm seeing a lot of rooftops, but no big businesses. So, I was curious, is there do we know if there's been any other interest in this project other than um this housing project? I mean, there's got to be a business that wants to be here. I know you guys probably don't have that answer, but this is the last time you're going to hear this. So, [laughter] if if I can comment slightly, um a couple of things, Beth. First, private property rules. So, the owner of the property gets to decide what they do with it. Um whether they've looked to see about bringing in a big business or not, I can't comment. I have no no knowledge on

that. uh I have stated my own preference for you know and raised some questions because of the zoning uh in which it sits on it. Um but I do think it is to a certain extent a good project because it's condos. Uh if it becomes rentals I will be very disappointed. Um, but you know, so, so that's one piece of what you were asking about. As far as the housing allocations, again, I'm doing this off of off of memory. I don't have I'll I'll take the uh the director Cooper approach. I can't give you specific numbers, but I do think you are remembering a crossing of uh allocation periods where we were ahead, but now we're in a new allocation period. and so that the numbers are going, you know, revert back. But a lot of what you mentioned with Oatill, uh with Watson Ranch and so on is housing that will um contribute within the current uh cycle. So I think there there there is both the good and bad on that. The other piece on that is I think we have tended to hit the total target. I think where we have had a little bit of an issue, I think frankly better than the vast majority of communities in the state of California, but I think where we've had a little bit of an issue is in meeting all of the classifications of quote unquote lowincome. Um, so for for whatever it's worth, that's kind of top of the head uh from my far too long service as a planning commissioner. Well, you know, when you going back to what you said about the seven years or what what aspect what part of that we

are in I don't know if I'm asking or even talking about that right, but um Oatill and Watson Ranch might have been into the last instead of now even though they're being built now, but I think it's because it was a project in the past. It probably goes from that and not going forward. So yeah, I I I don't know enough about the details on that. If Mr. Heath's got some some ability to provide insight, that'd be great. I'll try to help. And chair, I might note that the oatill and the other projects aren't tonight's agenda item. Bear that in mind as you consider these. Yeah. So, I'll try to answer uh as much as I can for um uh Beth's question about the the basically the RENA numbers. We're now in a new cycle. Last year was the first year of the new cycle and as M uh Mr. Alman said, we were doing fine in the last cycle, but now this is a new one. we have a whole new homework assignment and uh it is uh it is challenging to get the low income and very low income units. Um we will most likely get the moderate and above moderate numbers, but we're going to have to do some work for the others. Um and um the question about uh were there any other applications for business in that site? I I think Mr. Alman had the right response. Um the property owner has they wanted to do condos there and it's a permitted use. Yeah. And there were uh I've never seen a application for anything otherwise for that site. So that's it. Any other questions? Any other public comments? Is there anyone else in the room that would like to speak? Okay. Please go up to the dis or the podium and um [snorts]

introduce yourself. State your name for the record. Hi, my name is Shelley Greenwell. I'm a teacher at Napa Junction Elementary School. Um, my husband Chris and I live right um our fence line backs right up to the property where the condos are supposedly being built. Um, my biggest concern is is there going to be a wall there put up? Um, and how high is that wall going to be? We're concerned about, you know, the trash. I'm also a member of Open Door Church, which is also going to be right there. Um, I know my pastor is concerned also about the um I don't know, the the noise level, the the garbage maybe being thrown over um to our property. um all of those factors, the noise, the garbage, um that kind of thing. We have animals, uh chickens, dogs, a cat, pets, all all of those things that we're concerned about and also the the traffic. You know, we have a a chronic absentee abs uh absentee problem at school and tardiness and truencies and you know, that's just going to add to it as well. All of those things So that's my comment. Thank you. Is there anyone else that would like to speak on this item? There's no additional public comment. Thank you. I will close public comment. Commissioners, anything else before we make a motion? Yeah, I'll just again try and quickly comment on some of the points you raised. Um, one would hope even if it's a rental

that there wouldn't be issues with trash. Now, there as condos, I don't think that would be a problem. I think homeowners tend to take care of their stuff pretty well. Um, whether it's a condo or a single family home, uh, renters can be a little different, uh, unfortunately. Um, some were fantastic, some not so great. Um, in terms of the um, privacy issues and heights, that's already been kind of uh, previously addressed. I don't know, um, kind of the numbers. Uh, but I know that the city is working with the developer on those issues. So, you should, and I say should be hopefully satisfied with um you know, uh what that outcome is. Uh I will say, look, you know, during the construction, a construction project sucks. It makes a lot of noise. There's a lot of dirt kicked up. There's a lot of stuff that goes on. Um, but construction and especially the the the toughest construction, which is the ground prep, um, is usually done fairly quickly on a project like this. So, it it's not like you're going to be dealing with it for a year. Um, it should be a matter of hopefully just a few months before they get everything kind of set and ready to, you know, go ver not that it's major vertical. We're not building a high-rise, but you know, but when they go vertical, it it gets simpler because everything at that point is contained, generally speaking, within the site. It's just when they're doing the excavation and and ground work that you have bigger issues. So, I hope that helps a little bit. And I I'll I'll make just a quick

comment as well, too. I know, you know, one of the concerns that I have just in general is that we've only met the developer once and you know, we've we've had to defer this project several times for various reasons or whatever those reasons are. Um, and the one time the developer was here, we did raise concerns. There's a lot of people in the back row, thank you for being here, that raised concerns about privacy issues. Uh, and we did raise that concern as a commission with the developer saying, "Hey, you know, this is unacceptable. you know, you have to have privacy issues. Nobody wants a balcony looking into their backyard and, you know, likewise, you don't want to see them, you know. So, I think that, you know, we raised that concern. I think it's part of the condition uh in this uh in this resolution that we've talked about several times is that this has to be addressed. Um you know, we're all none of us want to see see that or have that, you know, and we understand. So, thank you for bringing that up and that's something we've definitely have raised with that developer. So, that's a big part of the condition is to make sure that's being addressed. Um, I don't know exactly where we stand on that, uh, Mr. Heath, but I know that if you recall, we did talk about that with the developer and they did they did say that there was going to be um some attempt or some um fencing and vegetation that was going to be uh proposed in the um in the design work that would allow for privacy. So, thank you for bringing it up again. But yes, that that's a big concern that all of us had on the original design plans. Hi. Um, yeah, thanks for all of the public comments. Good to make sure we're considering things from every angle. Um, I did in response to the concerns about traffic. I did want to clarify also, I know we discussed that um as part of the project, the developer is required to pay a traffic fee that will go towards city projects generally. Um

for a development project like this, is any sort of traffic management plan required for the construction period itself? like helping to coordinate perhaps like a detour schedule for the buses or um anything like that. Is is that a requirement or is this a small enough project that it's not usually considered? Uh I don't speak with for the um so you're you're speaking like if there's heavy equipment that needs to be moved in, right? If it's going to be blocking the roadway, setting up a detour, that's more public works. Maybe public works, they have a traffic control plan that they require and that'll be reviewed in site improvement plans. Okay. Okay. Thank you. I'm sorry, chair. Chair, um, is this a public comment period? I was out of the room. I'm sorry. We closed public comment. Public comment. Yes. Should we reopen public comments? Well, let's This is your meeting, so if you'd like to, but those that need to speak would need to speak to a microphone. Okay. Let's go ahead and reopen public comment. Yep. So, I write I ride the 29. The 29 now has a Saturday service. So, they have now opened the 29 to Saturday. That's a recent addition to the 29. When it comes down Redwood Park and Right, it comes down, goes around, goes near Subway, makes that turn. When it's coming back from BART, it comes down, makes the right on American makes the left on American Canyon Road, and then comes down on James and goes right there. So, the bus stop for going back to is this way, but the one going to BART is on this side. So, it's not the BART, not the traffic coming from the BART station. It's the

traffic coming to the BART station that would be the um I mean, sometimes it sometimes the bus is like, you know, when it when it's really bad and congested, like I don't know if you guys have ever gone out and seen how much traffic is from like 2 it starts like 2:30 in the afternoon till almost 5:30. You can't you've got like 20, 30, 40 cars just waiting to go. Um, so somebody who rides the public transportation and somebody who depends on it to get there, you know, you've got your school bus that comes and picks you up. Well, that school bus may be late because this construction going on and it can't get to where it's going to get the students back home where they live because of all the construction. So, thank you. Any other public comment? Excuse me. Please go up to the podium and your name for the record, please. My name is uh Philip Thomas and we live adjacent to the property and I like the comment that Mr. Plameumber brought up about the landscaping, the privacy there. Um I'm just wondering I see on here number C landscaping plans prepared by Vander Tulin and Associates. I'm just wondering what kind of plans they have for the the for our privacy and landscaping along there. We haven't seen any of those plans and the developer, one of the meetings said he was going to talk to us about that. We haven't heard from him at all. That's the only comment I've had right now. Thank you. Is there anyone else that would like to speak at this time? There's no additional public comment. I will go ahead and reclose public comment. Commissioners, would anybody like to make a motion? Oh. Um, you may have noticed that I brought

everybody a copy of the design permit uh resolution of approval. Um, there obviously are a lot of words, so I apologize for that. Um, if I could, um, and the pages aren't numbered. However, um, there is a list of conditions of approval that are numbered. And uh if I could direct your attention um to condition 78. So this is a a a public works condition of approval and uh condition 78 identifies public improvements that the project is required to build. So this is answering the question about highway 29. Um and so um the first paragraph A refers to improvements to Crawford Way. Uh the second one B is referring to street lights on Crawford Way. And the third one is uh an accessible uh curb ramp at the um southwest corner of the property. So, I'm not able to find a condition that refers to frontage improvements on Highway 29 in this resolution. Sorry, thank you for sharing this. I appreciate it. Well, who can remember something with all these words from May? I sure wouldn't want to try. Nobody. I I and and so just to your point in uh condition 78A uh [snorts] it does say APN058 with the existing road sorry and extending to the SR29 intersection right correct it's it's the limits upon for

Crawford so that's maybe I think if you're remembering um SR29 perhaps that was the trigger thank you for that and chair and commissioner if I could add as well two pages later condition 81 one sub condition C7 requires among other things a construction traffic control plan. So it doesn't have the details of how exactly construction traffic will be managed, but the applicant is required to prepare a construction traffic control plan and work through that with public works. Thank you. Thank you. Any other commissioner comments? Yeah, I just um was disappointed to hear that uh because we have made it clear to the developer here that they really do need to be reaching out regarding um the landscaping and the fencing and so on to the neighbors and to come up with something acceptable. And so it's it is disappointing because we are a couple of months down the road to hear that there has not been any outreach. And so uh request to uh city staff is basically twofold. One, provide the neighbors with a copy of the landscape plan if they uh have presented it already and as it's referenced. And then second um press the developer to to do as they've said and meet and establish uh some mutually acceptable and agreeable um guidelines for privacy. Uh because you know ultimately that was one of that promise was one of the key reasons and I'll speak only for myself but I think I'm going to get a lot of concurrence from my fellow commissioners. uh that was one

of the key factors in ultimately saying okay we can go ahead with this because they are going to do the right thing and if they're not going to do the right thing uh I know we can't necessarily overturn that approval but we can make things as difficult as possible along the way and we can try and push the city council before uh anything further happens with this project to be taking another look at a uh recalcitrant developer here who doesn't want to do what they have said they that they will. So, well, um, Commissioner Alman, there's there's two I have two comments for that. Um, the first one is our routine is um to ensure all commitments are satisfied when it's appropriate before the building permits are issued. So, that's that's one threshold here. you don't get to build unless you get a building permit. But I think apart from that, this project once it receives a recommendation from the planning commission will be presented to the city council. And um I believe William and I were in a meeting with the mayor and the applicant in which the applicant committed to the mayor that he would meet with the neighbors and guess who's on the council. So, I think we'll be having that discussion sooner than we need to intervene with respect to the building permit. Fair enough. I But you you understand where I'm coming from and and why I'm com I think we're all I think we're all in in alignment. Exactly. As long as we're all on the same page, I'm I'm cool with that. So, thank you. All right. Commissioners, can I have a motion? Oh, sorry, Mr. Royce. Commissioner, youth commissioner Rice.

So, I have a question based on the comments about privacy. It was brought up in today's um condition 6, it says that resolution 2025-05 are the ones that remain in effect. And in the one you brought to us a little bit ago, it's 2025-06. So, is that a mistake or is that um a discrepancy? Um, thank you. Um, youth Commissioner Hall, I think you may have pointed out typographical error. So, let's because I was going to bring up how in condition 20 in the May resolution, it talks about the privacy for a slot fence. Is that what's still planned and in effect to give privacy to the um homeowners and people living next to the supposed condos? Um there is a requirement for a fence, a privacy fence. Um but apart from that, there was a personal commitment in a meeting between the mayor and the applicant that the applicant would work with the neighbors to do some enhanced uh privacy measures. Um, but thank you for pointing out the resolution number, uh, condition six. We'll make that correction before the resolution is signed. I appreciate your diligence. Thank you. Thank you. Good work, you Commissioner Hall. [laughter] Yeah. All right. With that, can I have a motion to consider a resolution?

So just a point of clarification. So the resolution we're recommending is for the mapping, correct? The recommendation from the staff is for the mapping of this project. Is that correct? Correct. Okay. Just want to clarify that. Thank you. Exactly. To convert the existing approved project into a condo. All right. I will make a resolution to recommend that the city council approval of a tentative subdivision map to permit the future subdivision of the Crawford Way project into 100 condominium multifamily dwelling units on a 4.34 acre site at the southwest corner of Crawford Way and Highway 29. APN058-302-00001 and 058-290- 012 file number PL25-000010 be adopted by the planning commission. May I have a second? I'll second that. Thank you, Nicole. Roll call, please. Yes. Commissioner Marilyn Abalon is absent. Commissioner Eric Alman I. Commissioner Shelby Goss I. Vice Chair Charles Plameumber I. Chair Devet Muhammad I. Thank you. Moving on to commissioner items. Do we have any commissioner items? Am I Oh. Oh, sorry. I skipped Director Cooper. Management and staff oral report. Thank you, Director Cooper. [snorts] You skipped over my favorite part of the

meeting. So, this is a regular standing meeting. Um, just kind of uh touch bases on some of the highlights of uh events happening in the community development department. Um uh I do have an item that's not on here because um I just had a meeting today with the fire district and um Sunsquare. Sunsquare is the name of a project that was approved by the planning commission a few years ago and they are um they would like to expand their project. This is um a very worthwhile uh nonprofit organization based in American Canyon that um provides services for people with disabilities and they had approval for a mixeduse project on Napa Junction Road and they're they would like to expand it. Um and so um it isn't yet a modification uh project to do that but it's um uh a very they're very enthusiastic and I I wish them well and it would be nice to see more. Have they acquired a neighboring parcel? Not yet. Ah have they have not? Um that's the hang. [laughter] Um, there is quite a lot of construction as you've noticed around town. Um, I I probably wouldn't need to belabor it. You can probably see it outside your windows. Um, the Oatill project, um, the lower tier, we're very close to releasing occupancy permits for about four or five of those apartment buildings on the lower tier of the of the two. So, um, it's nice to see Napa Junction Road being repaved and extended. Um, nice to see these things, improvements. Um, these are just examples of of uh road improvements that the development projects provide the city and their funding as part of their project.

Um, some of the city initiated projects that we've been working on. Um, we had a meeting with the city council on Tuesday when the general plan was uh approved for the update back in May. um it included a lot of red lines because we had a working copy and a lot of people provided input. So what we did is we showed where we changed policies and explained them. So it was more of a working document that was approved and then at the time of the council approval um the council members asked to consolidate some of the sustainability policies into an element. So, we did a little reformatting, rearranging of the policies and cleaned it up um and had a little more time to find some beautiful pictures of American Canyon to add into the general plan and appropriate places along uh through the document. So, we put that all together in a nice camera ready document and the city council um ratified that format on Tuesday. And so, now we have something that we're ready to amend again for whatever might come its way. But we have a nice baseline cleaned up document. Beth was there and can and and she said it was okay. [laughter] Um let's see. In addition to that, um, well, this just goes to the city council because it's not a zoning code update. We do have a portion of our municipal code. That's the building and construction codes. And, um, it's another part of the state of California. Um, the building codes standards commission, which is an arm of the state of California, every three years updates the building codes in California. And so like it or not, it's effective January 1st, but the state would like each city uh to adopt its own version. Largely, we're adopting what the state has. Um there are options for us to have some

called local amendments. Um these are things where there may be a few differences uh here based upon topography, climatic or geological conditions. Um there are a few that we have here in our city that we do every three years. It hasn't changed and in fact many times the code itself changes and then it incorporates things that we're already doing. Um and so that was um approved by the city council on Tuesday and so that will become effective on January 1st although we're not open on January 1. So maybe wait for the second. Um we have a new permitting software. Uh it's called open gov. Um and so along with our permitting software, our finance department is is using it for their purposes and the public works department is also using it. And so, um, coming up on December 2nd, there'll be a presentation on open gov at the city council and, um, our communications team is spearheading it, so it should be understandable, no acronyms, and it'll be graphically rich. Maybe even with music. I there was a presentation with the communications of the councilman and they had music in their PowerPoint. I'm like I'm gonna we get to do that. [laughter] Anyway, um you'll want to come and see it. It's it's going to be a lot of fun. Um let's see. We had our citizens academy in October. Um, I'm quite certain that it was the community development department was everybody's favorite, but it is a lot of fun to meet people and got to talk about the strange

things that we do and why it makes sense. Um, you know, I'm going to interrupt you and tell you at one of on one of these citizensmies, you really need to get all the participants to come and join us for a planning commission meeting. You know, you I think you're on to something. Perhaps what we can do next time is this is the CD night. There you go. And then all of you will get a certificate [laughter] which you probably deserve anyway. At Citizens Academy, you did say this was a fun commission, isn't it? That's why I joined. Well, people take a vote, right? So, so yeah. So, anyway, it's a lot. It's I always enjoy them. It's a lot of fun. Um, and the rest of the staff that don't normally get to come to these meetings get to come and and talk about what they do. So you get to see who actually is out there doing the real work, not people like me. Um coming up at the OSATs Commission on December 3rd, um there will be a presentation spearheaded by our um assistant public works director Norm um Woods and he will be talking about the shoreline adaptation plan. So, there is a regional agency in the Bay Area called the Bay, oh gosh, I'm going to get it wrong. Conservation and Development. Bay Conservation Development Commission. And they have what I define as a planning emergency, a report that's needed by 2035. So um anyway he has started working on a grant so that we can assess and hire smart folks scientists and things to evaluate what sea level rise will have effects on American Canyon and then evaluate what we need to do so that we don't end up living in a swimming pool. And so um we'll be giving a presentation um to the open space active transportation and

sustainability uh commission on December 3rd. Uh we had one with the planning commission in September and I know that you really enjoyed it. Is it the same? Is it the same? Is it the same presentation that we Okay, that's the same. Although Norm has been making progress on his grant application, so he'll have a little update. Um and let's see what else can I tell you about? Um there is a meeting tomorrow in Napa with the Napa climate action committee and they'll be discussing the regional uh climate action and adaptation plan and this is a very meaningful document that will um have a lot of change. Um there was a public comment period. Um they had 700 comments and they'll be preparing responses. I imagine there'll be more global responses, but they're preparing responses which will take them into the spring to finish. So, more to come with that. And that's my update for you unless you have any questions. Do you have any updates on the home to suites and the new grocery store? Um the home to suites I can tell you um there is a new project manager for the development company um that started in September. Um the public works I'm sorry the fire district and our building staff met with them in the beginning of October and explained what their perspective is on the way the building has been constructed. Um there was a lot of construction that happened in the building that was not consistent with the approved plans and was advanced beyond the point where things needed to be inspected. So they were working on the building. They covered up their work with wallboard.

It wasn't consistent with the plans. Um, and so there's been regular inspections by both the fire district and our department and they're requiring walls to be opened up and and corrections made. Um, the corrections that are needed are documented and so they're working through it and making much good much better progress than they have uh for the number of years that it has been under construction so far. Um, the applicant is hoping to be open in May, but I can't tell you that will happen. It'll happen when the building is constructed per code and is safe. If I can jump in, I believe it was approved in 2022. So, that means a three-year construction timeline for a simple hotel, which is rather excessive. The positive I will note is I just noticed um I think it was this morning that the uh construction fencing around it, the fencing around the uh property is down at this point. Um which is usually a good sign, but it's also dealing dealing with contractors as I do routinely on a daily basis. It is really disappointing to hear that they were foolish enough to go ahead and um close walls so that before inspections were done approving everything because that just gets expensive and and it's just really foolish. So, right, their their loss, however, as long as I'm glad to hear that we're not letting them get away with um you know, hey, we closed it off. It's good. Yeah. No, no, we have we have we have very experienced inspection staff division in this city and and the fire district as well. Um, and so there's a lot of confidence and it's up

it's up to the builder to build it right and it's up to us to make sure that they do. That's why we have inspections. Um, on the grocery store, I I don't have an update for you on that, but I can find out and let you know. Thank you. Anybody else have questions for Director Cooper? Do we have any commissioner items? No, I can move on to that. And I I do have one more item. Oh, let's go. Um on behalf of the planning commission, I bestowed a gift to the fire district. um they' requested this use of this room during our regular December 20 meeting to have their own meeting and and so I said well in a giving give it the giving season I I gave it to them. I hope that's okay. So that would mean you do not have a meeting. You do not have a meeting in a basement somewhere. [laughter] Well, unless you're volunteering, I don't think you have a basement. No, we're in California. There are no basement. Come on. So, we would not we would not have a meeting in December. Thank you, director. We'll try to make up for it in January. Okay. So, commissioner items you asked about. Yes, sir. Yes, I've I've got one. Um maybe more. Bless you. Um, we're in November. We had a um meeting with the city council. I think that was in February earlier earlier this year. An actual joint meeting. Well, well, that that that's I was going to say I have not been part of a joint meeting. That's that's

actually where I'm going. And and the council at that meeting had expressed it appeared to be great interest in having joint meetings. There was even talk about doing it as frequently as quarterly. There have been zero, as you've just heard. Is there any chance that our city attorney and community development director can perhaps suggest to the city council if they're not paying attention to this meeting and hearing these comments that they may want to see about setting up joint meeting with the planning commission so we can all be on the same page. Doesn't have to be done quarterly. Once a year, maybe even twice a year, in my opinion, would probably be adequate. But I think it would be highly beneficial to both bodies to periodically meet and coordinate with one another so that we do in fact stay on the same page. And especially with no meeting next month, I figured now was the ideal time to raise it. Well, thank you. Oh, well, thank you, commissioner. I will the just just to point of clarification, the um communication path um for me is is to my superior, the city manager, and I will express your your request to him, and he will awesome respond accordingly. and I'll likewise convey the request to city attorney Heismith. I'm sure it will get to the council and then it's not up to the two of us, but we can convey the request. Thank you. Perfect. And all I can ask

and before you adjourn, I have one last thing to mention. We have our uh clerk here has just accomplished a major milestone and needs to be recognized. She has just achieved a certification in municipal clerk. She's now officially a CMC. And we're very proud of Nicole. [applause] Thank you. Thank you. Congratulations. So, who brought something? Who brought cookies? Who brought cookies that we can celebrate? She didn't have time to be deserve it. [laughter] Nobody. Brent has embarrassed me enough for one night. Thank you. [laughter] Any other commissioner items? No. I just want to uh again welcome uh Commissioner Belvin and Commissioner Hall. You're a great addition to our planning commission. I see future commissioners in you both. Um and then if there is nothing else, I will go ahead and adjourn the meeting at 7:54. Good night, American Canyon. Thank you.