Planning Commission - Regular Meeting

As we call to order, the Valo Planning Commission regular meeting at 700 p.m. Uh scheduled time, the meeting will start at 7:06 uh p.m. Uh we're going to go to the pledge of allegiance. Uh, Commissioner Douglas, could we this off? Thank you. All

right. Thank you, Commissioner Douglas, for getting us started. All right, we're going to go to the next agenda item. Uh, is the roll call. Commissioner Balabena, present. Commissioner Beasley Stanberry, present. Good evening. Commissioner Maderos, here. Chair Taylor, present. Vice Chair Douglas, present. Commissioner White, present. Commissioner Blind, absent. We have a quorum. Great. Thank you. All right, so we're going to move to the next agenda item. uh is the consent calendar and approval for of the agenda. Uh considering I missed last meeting, I don't think I can actually approve the agenda meeting.

Okay. Like to approve the agenda for able to hear this. Oh yeah. Oh, come on. I'd like to uh propose that we pro approve the agenda for uh the meeting from December 15th. Second. Um through the chair, you mean the minutes? Approve the agenda. I'm sorry. The minutes for from the meeting from December 15th.

Second. All right. I'll second. There you go. Then whatever. Okay. So, do we need to vote on that? Yeah. Yes. Okay. We have five eyes and one abstension. The motion carries. Great. Thank you. And we're going to move to approval of the minutes. Vice Chair Douglas.

Okay. Through the chair. I believe the motion was both for the agenda and the minutes. Great. Thank you for the correction. I appreciate it. Okay. So, we're going to move to the next agenda item is report of the city council from the city council leaison. Do we have the city council leazison present? I'm remote. I'm virtual. Great.

So, uh, so thank you, Chair Taylor, Vice Chair Douglas, um, the rest of the commissioners, staff, and the general public. Um, my sincere apologies for not being able to be there in person, but I'm up here in Sacramento. Um, uh, the delegate or the appointee of the mayor and, uh, council members uh, to the transportation, my apologies. up. Uh I'm up here at a at a um uh in Sacramento for Cal Cities representing the mayors and uh um council members for the transportation uh communications and public works policy committee. So um I wish I could be there in person. Um no true report here, but just want to remind you remind everyone that um you guys have a working plan. Um, and I don't think you guys have d um dove deep into that and kind of put something together. Um, and and with it being the new year and once again, happy new year to everyone and hopefully everybody had a happy holidays. Um, but I I would like to see this commission kind of um do some forward thinking and some planning to to of what you as a as a commission would like to achieve as far as goals go. and and I would like to think um uh professional development is going to be part of that and also maybe more public appearances at at uh certain events and and I would recommend um you got if you haven't already um delve into attending other public meetings uh where where your um role and understanding of that may be for example VFWD um would would be a great opportunity for you understand how that type of infrastructure um could impact and and help support a lot of the projects and the development you guys do. So, it's that type of um I guess forthinking. I I would encourage

this commission to be looking at and and putting it down on paper in a work plan um and staff would be there to be able to help support that and and at some point I'd like to see a um a um a future meeting um where that is actually an agenda item where you guys go over at some point. So, just my recommendation and that would be the end of my report. Great. Thank you, Council Member Matullik. We appreciate the update. I think that is something that we can look forward to. So, we appreciate uh the guidance of moving forward. All right. And so, we're going to move to our next agenda item, which is the community forum. Uh that committee form is for anyone who wish to address the commission on any matter for which another opportunity to speak is not is not provided on the agenda which is within the jurisdiction of the commission to uh resolve um is requested to uh submit a complete speaker card and to the secretary or if we use the kiosk in the back and you've added your name or if we have anyone um via remote zoom uh who wishes to speak uh

uh through the chair chair uh currently do not have any members of the public signed up for this particular item on the agenda. Um I did however start a two-minute timer which is reflected on the top left corner of your screens. Uh at the conclusion of that timer, if anyone signs up for the community forum, I shall let you know, but feel free to carry on with the agenda.

Great. Thank you so much. I appreciate it. And so we're going to move to the next agenda item, which is the public hearing. Uh we're going to focus on public hearing uh agenda 7A uh where we're going to continue the public hearing to consider adopting a resolution recommended uh from the city council to adopt an ordinance amending the Valo municipal code by adding a new chapter 16.216 216 to title 16 zoning and amending the zoning at map to establish a byright housing overlay district for housing for the housing element inventories sites. Uh number 41 APN 0052110 1 0140. Uh number 42 APN 005 5 1 250 230. And number 55 APN 006903 2240 to implement a housing element program A1.1.6 and A1.17. Uh as of right now, I believe that we have a recommendation to uh postpone the meeting uh revisit this uh in on February 18 of 2016. Um do we have a motion uh can we have a motion to revisit this item on February 18, 2016? Um, first of all, uh, can we get some sort of explanation from staff as to why? Thank you.

Um, sure, I would be happy to provide that. Um, staff just needs some additional time to continue conversations with um, potentially impacted property owners of these specific sites. Um, so we would like some additional time to do that work. Thank you.

I do have a comment or a question actually. because we we've postponed this a couple of times. Is there a way that we don't have a future date established until everything's remedied between the city and those property owners? Because the last time there's individuals that came to speak on it and if we continue to continue the item, eventually those individuals may not show up when it's actually voted on or spoke on. So to the benefit of the community, can we wait until everything's remedied before bringing that back specific?

Uh yeah, just to respond to that, um you definitely have the ability to continue to a date uncertain and if you do that, we will provide a new um public notice uh that's published in the paper. Um in either event, these property owners will be specifically invited to whatever meeting we decide. So if you want to continue to the date certain we we definitely will still be inviting them um individually. Yes. So to the recommendation uh I would like to motion to through through the chair. Uh we do have a member of the public that wanted to speak on this item. Great. Thank you.

Valo 56. Please unmute yourself. You have the floor. Hello. My name is Jason Kaduk. I've actually lived in this area since uh 2003. It's a beautiful community, I mean community, and beautiful neighborhood and like that. I'm sorry that we're postponing this once again. The fact that I've lived here and never actually received much information until almost the point where they're pulling the trigger. Um, it really kind of surprised me with the fact that this is moving so forward that the fact I've lived on my street and have never seen any road work done to it whatsoever, but yet they've paid shady lane right down to the entrance of where this new development

through the chair. Um, and public speaker, is this regarding it's your comment regarding the Vista Cubs Cove subdivision project? Yes, it is. Okay. Um, I'm going to ask you to pause right there, but right now this action items regarding the Bite housing ordinance. The next item would be the Vista Cove subdivision and at that time we'll reinvite you to comment on that project. Great. Thank you. Uh do we have any other uh speakers who uh have any comments regarding uh agenda item 7A? Uh no speakers at this time, chair.

Okay, great. All right. Uh do any other um fellow commissioners have any questions regarding uh agenda item 7A or comments? Okay. So I'd like to move to a motion to continue uh this matter for February 18th, 2026. I second. We have five eyes and one no. The motion carries.

All right. Great. Thank you. So, we're going to move to the next agenda item, which is 7B. Uh and this is to adopt the resolution uh of the planning commission to make a recommendation to the city council to adopt uh a subsequent mitigated negative declaration and a mitigation monitoring and reporting program pursuant to uh SQA C SQA guidelines uh section 15162 and public resources code section 21166 and approve a tenative map TM M23-00001 and plan development PD24-00001 and development review DVR23-0017 design reviewed DR23-006 and landscape review LR23-002 for the development of 51 single family residents uh for the Vistico subdivision on a 20.13 acre site site at the northeast corner of Shady Lane and Wildflower Avenue, which is the partial number APN 0079-171-170 and 0079-120-1 0 and the project name is the Vista subdivision. And so I believe now we can

start with our presentation from the planning commission. And I believe that we have a presentation from the applicant after. Yes. Yes.

Um good evening chair and members of the planning commission. My name is Cesar Rosco. I am the planning manager for current development of the planning and development services department. And tonight I bring you before the item um the Vista Cove subdivision. Excellent. The purpose of tonight's meeting is to hold a public hearing, review the project, including public testimony, and make a recommendation to the city council on the proposed project and the California Environmental Quality Act, or SQUA. Just want to remind the commission that this item is subject to the Lavine Act. Um, I know we've heard it multiple times and I won't reread it, but did anyone receive any contributions from the developer or applicant? um from at least a minimum of $500 and would like to disclose.

No. No. Thank you.

Okay. The project site is located at the intersection of Shady Lane and Wild Flower Avenue. It is surrounded by existing residential roadways and open space. The subject site is bounded to the north by interstate 780 across from which are the California Highway Patrol office, Benicia Road, and the Saint Vincent High School. Immediately east and south of the site is a large area of city-owned open space designated as parks, recreation open space in the general plan and located within and also with located within the resource conservation zoning district. Beyond that, the east is the ex beyond that to the east is the existing city limit line following followed by the Benicia State Park which extends down to the Carina Straight. To the west and southwest beyond the open space areas are existing single family residences. Interstate 780 is approximately 0.1 mi to the north and interstate 80 is approximately 1.7 mi to the west. each provide regional access to the project site while the intersections of Shady Lane and Wild a Wild Wildflower Avenue provide direct access to the project site. The immediate vicinity of the project site is characterized by existing single family residences, residential uses and open space. The subject sites general plan 20 240 land use designation is primarily single family and and mix of housing types which is implemented by the residential low density and residential medium density zoning districts please. The project site is made up of undulating hills and flat areas with elevations ranging from approximately 70 feet above mean sea level in lowlying areas along the eastern portion of the project site to approximately 290 ft above above the mean sea level along the southern boundary of the project site. The southern portion of

the site is generally lower lower in elevation and increases in elevation towards the west. And the site is currently a vacant 20.13 acre site and there's ex an existing access easement from Wildflower Avenue. Please proposed project consists of a tenative map plan development development review design review and landscape review for the Vista Cove subdivision. The project includes a tenative map to subdivide two vacant parcels totaling 20.13 acres into a total of 57 new parcels. Of the 57 new parcels proposed, four would be dedicated to open space and bio retention swells. One is proposed for the new private roadway network. One is and one is proposed for the sewer sanitary pump station while the remaining 51 would be for the detached single family residences to facilitate the proposed development to facilitate the proposed development plan with um a planned development is being requested for the subject site. The P the plan development will allow for one or more properties to be developed under your plan that would provide a better opportunity for coordination development while still ensuring substantial compliance with and implementation of the applicable land use densities land use and density policies of the general plan. The development of the 51 detached single family residences and associated infrastructure would and such as a private roadway network would be concentrated to the northern 10.39 acres of the total 20.13 acre site while the southern half would remain as undeveloped open space. The 51 single family lots are proposed to be developed with four different floor plans to be dispersed throughout the subdivision, each offering a modern

farmhouse architectural variation. The four different floor plans range from 250 ft to 2674 ft with an overall maximum building height of 30 ft and 4 in. The base model floor plan has a total of three bedrooms and two and a half bathrooms, while the second model has an additional bedroom and bathroom. And the third and fourth models have an additional bedroom and bathroom plus a loft. Each model floor plan will have an attached two-car garage and approximately 400 which is approximately 440 ft and there will be two uncovered parking spaces within the driveway of each lot. In addition to the residential units, the proposed subdivision would include development of new private streets, sidewalks, curves, gutters, new lighting, various bio retention basins and open space areas. new landscaping including street trees, shrubs, and ground covers. It's also proposed to be installed within all new residents front yards. The entitlements associated to the project that the planning commission will be making a recommendation to city council include a tenative map for the subdivision of the two parcels into 57 parcels. A plan development developed under plan that would provide better opportunities for coordinated development development review and design review for the proposed dwelling units and the landscape review for the proposed landscaping improvements throughout the development. The tenative map proposed would subdivide the existing 20.13 acre parcel made up by two vacant parcels into 57 new parcels to accommodate the residential development. Of the 57 parcels, 51 parcels would be for the deep tent single family residences. The proposed lay layout includes one access point into the subdivision at the northwest corner of Shady Lane and Wallflower Avenue. The subdivision includes one new private road that connects to that connects to four

private alleys. The new street would include a 40ft rideway ride rightway consisting of two 14t travel lanes and four and a half attached sidewalks with limited parking on one side in certain areas. The new alleyways would include a 20ft rideway consisting of two 10 and 1/2 ft travel lanes with no on street parking permitted. A total of 9.7 acres of undisturbed open space would be across two parcels which are parcel A which is approximately 8.36 acres and parcel B which is 1.3 acres. These undisturbed open space areas would be fenced with access via private gates to facilitate maintenance activities only and they would have signage installed to prevent trespassing. Future development would not be allowed on either of these two parcels. Approximately 3.55 acres of common open space across would be across two parcels which is parcel C and D that would include one bio retention area walkways a loop walkound flexible use turf area and vista overlook look for residents. And additionally, an existing sewer pump station at the northwest corner of Shady Lane and Wildflower Avenue will be relocated to the end of the subdivision to continue the accommodation of this existing subdivision and the proposed subdivision. A homeowners association will be created to own and maintain parcels A, B, C, and D, which are the open spaces, the bio retention bio swells, the private streets. And while below flood and wastewater will own and maintain partial E where the new pump station will be relocated. Next slide please. This image here highlights and shows which portions would be owned and maintained by the HOA which in the image in front of you is the lime green colors and the gray area which are the private streets. The purple area is where the relocation of the existing pump station

will be relocated and the yellow is where the new 51 lots would be proposed. includes a request for a reason to a plan development. The plan development allows for one or more properties to be developed under a plan that provide better opportunities for coordinated development while still ensuring substantial compliance with and implementation of the applicable land use and density policies of the general plan. The reasonzoning requests include u which includes a draft plan development which would impose the new development standards specific to the site. The proposed project complies with all applicable zoning district standards and supplemental regulations of the residential low density and residential medium density zoning districts with exceptions of the minimum lot size, the front yard setbacks, garage setbacks, lot coverage, rear setbacks, design standards for single unit housing and parking location from street facing property lines. To address these deviations, the project is requesting a plan development zoning standards to adjust the base zoning and as part of the the proposed plan development plan. So minimum lot sizes in the residential low density and residential medium density zoning district is 5,000 ft. The plan development proposes a minimum lot size of 2,800 ft to accommodate the proposed development. The front yard setback. The minimum front yard setback in the RLD or RMD zoning district is 15 ft. The plan development pro proposes a minimum front yard setback from the street of 7 ft and 0 feet for residences access off of alleyways. Um the garage setbacks the minimum garage setback is 20 ft in the RLD zoning district and 40t in the RMD

zoning district. The PD proposes garage setbacks of 7 ft from the street and zero for residences accessed off of alleys. Um, lot coverage. The maximum lack coverage is 50% in the RL zoning district and 60% the RMD zoning district. The plan development proposes a maximum coverage of 85% for all residential lots. Rear setbacks. The minimum rear yard setback is 5T in the RLD zoning district and 10 ft in the RMD zoning district. The plan development proposes a rear yard setback of 10 ft for all residential laws to be consistent with the RMD zoning district. Um and then design standards for single unit housing. So below municipal code section 16.202.03 03 provide design standards for single unit housing for both detached and attached, including requiring building entrances to incorporate a minimum projection of recess of 5 ft, prohibiting garage frontages from exceeding 50% of the width of the front facade and imposing a maximum amount of paving and street facing yards of 50%. The project is satisfying the 5- foot minimum resess standard for building entrances, proposing to allow garages. It's proposing to provide garage frontages to consist of 75% of the front facade and satisfying the front yards not to exceed 50% of permanent uh pavement standards for street facing yards. Parking locations from street facing prop property lines. The minimum distance for the location of parking in the residential medium density zoning district is 40 ft from the front property line. The project is proposing to allow parking located in adjoining front driveways which would be less than 40 ft from the front property line. The proposed 51 single unit residences are developed with four different floor plans to be dispersed throughout the

subdivision, each offering a modern farmhouse architectural variation. The architectural character of the project draws on the project's proximity to the California's wine country and community's natural topography. The proposed archal style is a mo once again modern farmhouse which integrates traditional rural forms with modern design elements to create a cohesive and contemporary residential expression. The design incorporates architectural w articulated wall planes to provide variation in massing and enhance the visual interest in each elevation. These modulations help to reduce the scale of the structure and contribute to a more pedestrian-friendly streetscape. On July 10th, 2025, the design review board adopted a resolution recommending approval of design and landscape review to the planning commission. The project site has existing trees located primarily near the perimeter of the site. So under the below munip code chapter 10.12 you trees on any street, park, pleasured ground, boulevard, alley or public place of the city are protected and any existing trees 6 in in diameter or greater are required to be assessed prior to removal. An arborist report was prepared and a total of 83 trees were assessed identifying seven different tree species such as coastal live oak, plum cherry, apple, monterey pine, valley oak, t toyon, and strawberry tree with coastlife oaks as the most common species. The trees range from poor to good condition. The report concluded with a recommendation for the removal of 69 of the 83 existing on-site trees which have been proposed in the development plans below. Munip code section 16.50407C. Replacement of significant trees requires trees that um requires trees shall be replaced at a ratio of at least

three new trees for every tree removed except for the fireprone species identified. The minimum size of replacement trees shall be at least 15 gallons. Of the 69 trees proposed to be removed, 47 trees are considered to be significant and shall be replaced at a 3:1 ratio. A total of 141 trees are being proposed as part of the project and will be planted throughout the site. New landscaping would also be provided in the front yards of each new residential lot within all proposed open spaces and around the bio retention swells. The landscaping comprises trees, shrubs, and ground covers um that would be planted to enhance the project site. The new landscaping within the project would create a visually pleasing settling for the homes to be to be constructed on the site. Next slide, please. General plan consistency. The project site has a general plan non-use designation of primarily single family and a mix of housing types density. The general plan provides the following description for the primarily single family land use designation. The primarily single family designation applies to residential neighborhoods primarily characterized by detached single family homes. Although some older areas have attached dwellings and small stores. Dwellings typically have front and rear yards as well as side setbacks. Permitted land uses in include single family homes with a maximum permitted residential density of 9 units an acre. The the mix of housing types, medium density land use designation applies to residential neighborhoods largely characterized either by one single family homes but with a mix of other housing types including duplexes, triplexes, forplexes and some small um smaller scale apartments, buildings and small commercial spaces. Permitted land uses include single family homes, in

some instances duplexes, triplexes, forplexes, and smallcale apartment buildings and small commercial spaces. The proposed project includes the development of 51 detached single family residences on a vacant 20.13 acre site with the proposed sideyard setbacks ranging from 3 to 11 ft, front yard setbacks ranging from 7 to 14 ft. With regard to density, the proposed project would yield an overall average density of 2.5 dwelling units an acre if calculating for the entire 20.13 acre site or 4.9 dwelling units an acre if calculating only for the northern 10.39 acres proposed to be developed. In either measurement, the proposed project would meet the maximum density allowed for the site as set forth in the general plan. Additionally, the subject site has been identified in the as a housing opportunity site number 85 in the housing element science inventory list which was adopted on December 30th, 2024. The site's inventory list envisions the sites to accommodate 51 units which is consistent with the proposed project resulting that the proposed project will be implementing the housing element. The city retained LSA to prepare a subsequent mitigated negative declaration to the existing below general plan 20 240 environmental impact report which was certified by the city council on August 29th, 2017 to evaluate whether the proposed project would result in any new substantially more adverse significant effects or require new mitigation measures not identified by the general plan 20 240 environmental impact report On November 10th, 2025, the final draft of the subsequent mitigated negative declaration was circulated for 30-day public comment period extending from November 10th,

2025 to December 10th, 2025. Staff received a total of 17 comments from um ranging from public agencies, the general public, and tribes. Um although responses to comments is not required by SQA, a consolidated response to the comments memos was provided as part of this packet and also posted on the city's website. The subsequent mitigated negative declaration identified potentially significant impacts to the environment including specific impacts to air quality, biological resources, cultural resources, geology and soils, greenhouse gas emissions, hazards and hazardous materials and tribal cultural resources which would be avoided or mitigated to less than significant levels through the implementation of the mitigation measure uh measures included in the mitigation monitoring and reporting program. Each of the requested entitlements have their own unique set of findings that require uh staff to be able to make for each one. In this project, staff believes that the project meets all the required findings to support the proposed project and which are discussed further in the staff report and also in the resolutions of the packet. The project meets the findings through consistency and compliance with various adopted standards and state requirements for these types of projects. As mentioned, the project forwards several general plan policies for adding new housing stock on sites while reducing impacts to surrounding development, incorporating a high level design. The project was reviewed against the standards of both uh below municipal code title 15 and title 16 for tenative maps in the plan development. The project is consistent with the subdivision map act which requires maps to be consistent with the general plan and applicable zoning standards and the project has been reviewed for compliance with the California environmental quality act and have prepared a

subsequent mitigated negative declaration. Therefore, staff believes the project is consistent with the findings. So on November 24th, 2025, uh pursuant to the below municip code section 16.60208, 60208. A notice of the December 15th uh planning commission hearing was published in the Times Herald and mailed to all active neighborhood groups, property owners within 500 ft of the uh subject property and electronically mailed to the members of the planning commission, the applicant, local agencies expected to provide water, wastewater treatment and other essential facilities or service to the project. the school district, the applicant, um, property owners, and any, uh, interested parties. Um, staff at the time did expand the notification list to approximately 1,000 ft from the subject site to notify a larger amount of the neighboring property owners, and a notice of the public hearing was posted at the site as well. At the December 15, 2025 planning commission meeting, the planning commission did approve to continue the public hearing to tonight um to the January 21st, 2026 regular scheduled planning commission meeting. Um during that noticing period, a total of 14 comments were submitted in writing expressing concerns on the overall development. Um, common theme theme through those public comments are strong public opposition of the Vista Cove subdivision development, concerns about traffic congestion and emergency access on limited roadways, um, significant environmental and wildlife impacts, especially near the Benicia State Recreational Area and loss of open space, scenic character, and mature trees. Um, as part of the response to comments that were provided in the packet, um, an emergency access assessment was conducted and it concluded that there

would be two emergency access evacuations from the subject site that would lead individuals to Interstate 780 780. In addition to those evacuation paths, um the homes will be designed to meet the current standards of the fire uh fire requirements of requiring fire sprinklers. Um and also the Salano County does have a system that alerts if there's any evacuations needed in our county. Um regarding traffic congestion, um the SQA environ uh SQA no longer requires traffic impact analysis. um in 2020 that was changed to the vehicle miles travel uh which was assessed as part of the subsequent mitigated negative declaration. Um the city's traffic engineer did observe the intersections of Robas Way and um Glen Cove Parkway and they noticed um there is a stack up at in the morning peak hours but not in the afternoon and they didn't believe that that with the increase of 51 units will change the level of service at these two at this intersection. the intersection at interstate 780 and Glen Cove um are within the Calrans rightaway and the and they are have the Calrans timing um significant environmental wildlife impacts was an issue that was raised um part of the subsequent mitigated negative declaration and part of the mitigation monitoring report program there are mitigations that will require studies to be conducted on the site prior to any ground disturbance um and the loss of open space and scenic character. Um there are two portions of the site roughly 9 9.8 acres that would be left undisturbed and would require um staff has added a condition of approval to record a deed restriction to prevent any future development on these two locations.

Please. Uh, based on the analysis contained in the staff report, staff recommends that the planning commission adopt a resolution recommending city council to adopt a subsequent mitigated negative declaration to the certified environmental impact report for the general plan 2040. Um and also the mitigation mon monitoring report after making findings pursuant to the SEC guidelines section 15162 and public resources code 2166 and adopt a second resolution recommending city council approve a tenative map development review um plan development design review and landscape review for the development of 51 single family residences known as the Vista Code subject to the conditions of approval um to the attached resolution for the project. And that concludes my presentation for this evening. Um, I would like to introduce Adam Smith, the applicant from Sansa. Uh, I would like to invite him up to the podium to for him to do a developer presentation. Thank you.

Thank you for your presentation. Hello.

Thank you, Cesar. That was an excellent presentation. Very thorough. I appreciate that. Um, Chair Taylor, uh, Vice Chair Douglas, and members of the commission. Um, I'd like to present Can you put the presentation up? Um, I'd like to go through a few slides and kind of talk to you about our philosophy of the development and some of the things that we wanted to kind of bring to your attention tonight. Um, the uh the first thing I wanted to talk about is um just kind of an overview of the site and our philosophy and our approach to how we have proposed this project. Um at at Sans Sarah Management, that is the company that I work for. We are the applicant. Um our philosophy and our mission statement is to create great places for people to live. We want to create communities where people really want to live and and can really grow their families and have have great homes. Um if you could go back. Yeah. Um so the site that we have proposed this project for is a little over 20 acres. Um the vast majority of it is um the general plan designation of mixed housing types. Um that goes up to 25 units to the acre. Um so in in theory, you know, a very large project could be proposed here under the general plan density um allowed. Uh the zoning medium density residential um over the vast majority of the project. There's a small portion that is um lower density than that, but um also covers that same density range. Um we are proposing to change it to the planned unit development. Uh the planned development allows us some flexibility in terms of what we can do architecturally, what we can do with setbacks and it makes for a better product. It also helps um ensure that the community gets the open spaces designed and designated the way they are and that we actually grade out and develop the project as proposed. Um as Cesar mentioned, the housing

element does designate this site as um having at least 51 units. Um, as I mentioned, the general plan does allow for quite a few more. Um, but I think our philosophy and our approach here has always been that we wanted to create um an extension of the Glen Cove community. We wanted to do something that would um really be the the most friendly, the least impactful, and and and really continue the the high high quality of that neighborhood and the character of that neighborhood um as we um as we develop our site. So, we've proposed only 51 units. It's really the minimum that IC is allowed under the the housing element and and what the city has in its inventory. So, um we're helping the city achieve its housing goals, but we're not trying to be excessive and with our development here. Um, one thing I'd like to point out and and I know this comes up um in some of the comment letters that um were in the package is the notion of this being open space. Um this site is undeveloped. It's not open space. This site is residential land. It's residential mixeduse medium density land. So, it is undeveloped residential land. It is not open space. So, this is again part of the housing element, part of the city's general plan and part of the city's housing goals is is in this project is included in that. Um, if we can go to the next slide. Um, I wanted to put this slide up just to kind of illustrate as Cesar mentioned the the dark green areas that you see on here are the areas that are going to be um undisturbed. We're not grading them. We're not touching them. They remain undisturbed. The dark green area to the south, the largest parcel, is what Cesar referred to as having the the the condition of approval for a deed restriction. Um, so that further puts belts and suspenders

on on the notion that that will not be developed in the future. Um the dark green area that you see in the middle is a a drainage path that we are avoiding. There are um mature trees within there. There's a drainage path and the drainage is really created by the Glen Cove development itself. There's a a a detention basin there that outflows into that uh area and passes through our project. Um, uh, it goes underneath our road, goes past our basin, doesn't doesn't get changed, and and outlets onto the, uh, adjacent property. Uh, the light green areas are the areas that are HOA maintained, slopes, and basins, and then the areas in yellow and gray are areas that you see in there are the actual residential development itself. So the actual residential development portion of the project comprises probably less than 30% of the overall acreage of the site. Next slide. The project entry. Um if you look at the graphics on the right, the project entry is off of Shady Lane and Wildflower. Um at that intersection there, that corner. Um you enter the project and immediately um just past two homes there is an entry monument and then you proceed down the hill to the remainder of the project. Um the um the streets are private streets but the the community is not gated. So it's not it's not cut off from people walking through uh and enjoying walking through the property but the streets are private. Um, so it will not be incumbent upon the city to to own or maintain those in the future. And as you go further down, you you come to a T intersection where I've circled in red. Um, you know, we don't have a

lot of land in this project, but we did want to create some sort of a gathering space for the community of 51 homes. Um, I find that um um communities need a place for people to walk their dogs. Communities need a place to gather, go meet up with their neighbors. Um, so we have a gathering node here. Uh, there's some seating opportunities. Um, you know, petway station, that kind of thing. And it also provides views across um of the uh of the bay. Um, if you look across the, uh, the basin there, um, it opens up, there's no homes in the way, so it it opens up a nice viewing opportunity. And then the last thing I want to point out, as Cesar mentioned, um there's an existing sewer pump station um at the intersection of Shady Lane and Wildflower. We are relocating that further down the hill towards the end of the project. If you look at the very terminus of the project on the south, there's a little gray shaded area. That's where that sewer lift station is going to go. It needs to be relocated down to the bottom of the hill is what what that is. Um so we'll be providing a brand new lift station for the Vallejo Flood and Wastewater District um for the community's use. um that lift station is about the existing one is about 60 years old uh or older and it should be replaced anyways and um so that is one of the things that I identify as a public benefit to this project is we're we're providing that to the wastewater district and um and so the rateayers it won't be incumbent upon the rateayers to pay for that. Next slide. Uh this is a uh a rendering of our homes. Um as you're looking from that kind of central riparian area, if you're looking um across uh I guess this would be kind of towards the 780 looking about northeast. Um so this is kind of shows you how it comes down the hill. And then at the very far right of this is where at that intersection on the very far

right is where that gathering node would be for the community. Next slide. Uh this is just another rendering kind of showing you what we're looking at in terms of kind of the rear of the homes. Um some of the slope treatments uh for landscaping. Um our fences um there's view opportunities for the lots here. Um you know it's a beautiful uh bay that these homes um can overlook. Um so we wanted to do some tubular steel fences along there to allow people to see out over that expanse um with wood fencing on the sideyards. Thanks. Uh this is another rendering. Um kind of looking at it from I guess probably from the vantage point of where the 780 is elevated up a little bit higher than the 780. But um if you notice uh in the background, you'll see some a little faint home up there in the top. That's kind of um that's the level of where uh the existing Wildflower Street is up there way up above these homes. Excuse me. Um I would like to ask uh if we can be mindful of the pres of the presenters here. Uh as well as we will be equally as mindful as to the audience as well when they present. Um we want to hear all the information because we have those who are streaming who are watching and they want this information as well. Uh so I please ask if we can hold our comments later. I'll definitely note uh the question of where the water is streaming from. Uh so we can have that question come up later and we can see if we can address it. Thank you. You continue please.

Thank you. Uh next slide please.

I'm sorry. Can you I think go back one. Oh no no this is fine. Sorry. Go forward. Um I already showed this. So, I won't dwell on it too much, but the um the architectural style is a modern farmhouse style. Um we felt that that style would um would blend in well with kind of the rural hillside look. Um it's uh it's a very clean look. It's a very crisp look um with with bright colors and um and there are uh four floor plans um multiple elevations for each floor plan. Next slide. Uh this is a view from the east. So this is kind of looking at the homes um from the eastern side kind of from where the Benicia State Park vantage point is. Um you can see in the center where there's a gap in the homes that's where the um water quality basin is uh that serves the project. Um and then on the other side of that is where the riparian area is with that gathering node as well. So you can kind of see from this angle the the views that that uh gathering node will have. Next slide. Right. I wanted to put this slide into the presentation to show you, I mean, one of the things, you know, we're mindful of our neighbors. We're mindful that we're next door to existing residents here. Um, we wanted to be very careful that we weren't obstructing their views because I I think this area and especially Wildflower Lane has has incredible views of the bay. Um, and so I wanted to put this slide together that shows um, as we as you um, look at that section view on the lower left, you can see kind of that line facing north um, if you take a section cut through there um, through lot 20 uh, and down through our project. Um, and you look at the top, that's that's what uh, the section view looks like. Um, if you're standing in the backyard of lot 20, uh, from your

eye level, you're looking down over the home still. um your your eye level is 38 feet above uh the top of that home on the very far right. So I you are still looking down. You are still getting full views from up there. So anyways, I want I wanted to put that up there just to let you know that that's something we were very conscious of. Um our nearest home uh to the backyard there is about 200 feet away from that backyard pad. Okay, next slide. Um, I wanted to put one of the floor plans up. This is plan three. Um, I wanted to show you that, um, we have twocar garages on all of the homes. Um, I'm using this floor plan to illustrate that the minimum distance uh to from the front setback to the face of garage is 18 ft. So, um, you will have a two-car garage and you will have driveways that can fit two cars. So, there's four parking spaces in total. um for each unit um before you include any parking on the street for visitors or otherwise. So um that's something we've been very careful to u be mindful of and setting those back to the point where you know we want our homeowners to be able to park in their driveway. Um floor floor plans uh they range from 250 ft up to 2,674. Um they all three and four bedroomedroom homes. Um really what we are targeting here on with these floor plans and these sizes in this location is is really a second home buyer. Um our what we perceive to be our buyer here is uh maybe somebody who um already lives in Vallejo. They've got a growing family. Maybe they just had their third kid and they need a place uh to move up to. Um they're they're bursting at the seams. I know this happened to me twice with my

family. Um so it happens faster than you think and there is a need for this. Um there is a need for families to stay in Vallejo. Um yeah I don't I don't know that um I don't know that you know if a family wants to stay in Vallejo where they've got their community where they've got their kids going to school where their friends are. I mean that's a valuable thing to have. Um and if somebody wants to buy a new home and move up um I I we don't want to force them up to American Canyon. We want to keep them here in Vallejo is my opinion. Um and then this is also a way for um other residents maybe from East Bay or whatever who have a growing family and might need to um you know get some more space. This allows them to buy into that community. So that's kind of our vision for this and that's kind of our target market. Um next slide. community benefits of this project um you know I I think are numerous. Um I mentioned um and it's not a bullet point here but I mentioned that you know these are private streets. We're not asking for the city to own and maintain another street. Um the uh landscaping is HOA maintained. Um this is a um uh self-sufficient development in that regard. Um we are providing for the preservation of open space. Um about half the site is being set aside and untouched and um is being preserved um as it is. Um we are providing gathering places and viewpoints for the community itself. Um we are providing additional market rate housing stock for the community. And as I mentioned, when when people move um up within a community, that also frees up um other housing stock from within the community

that might be at a lower price point and more affordable as well. Um and we're providing a new sewer lift station for the Vallejo Flood and Wastewater District. Um this is an expensive facility, uh but um it's necessary and and the rateayers would ordinarily cover the cost of replacing that here. And like I said, it's probably nearing the end of its life and should have been uh scheduled for that, but um we're going to go ahead and be able to take care of that for the the wastewater district and the rateayers. Next slide. Um we held a community open house meeting um last January. Uh we held it over two nights and we had a great attendance. Um a lot of people showed up. we were able to kind of inform them about the development, what we are and what we are not doing. Um, and um, and really kind of take into consideration people's thoughts and comments and concerns um, you know, some of which we've been able to address, some of which maybe we haven't been able to, but um, but we wanted to hear what the community had to say. Um, we've also uh, we were invited to present to the Glen Cove Community Association. And so we were able to do that and answer some questions of that community group as well. Um at the at our community meeting uh that we held over two days at the the public center when we had a I think number of 72 attendees. That's pretty good. I've not had one that that active before. So we had great engagement. Um we have um also at the design review board meeting we made a commitment to um to speak to one of the neighbors um Allison Egan who had some uh concerns that she brought up before that hearing and um so we sat down with her. We kind of walked her through a little bit more detail of what the project looks like for her immediately adjacent to her house. She had concerns about the types of trees and we worked through that and we kind of resolved it that she agreed that um

that the trees that we we proposed are probably the best ones. um that that we can do. So um so anyways, we've had great engagement with the community and the neighbors. Um next slide at the city's prepared the SQA document. Um it's been in my opinion it's a very thorough document. Um I wanted to point out a couple of things um that that I read in there. um you know that address some of the concerns that maybe some of the neighbors have already posed in some of their comment letters. Um the biology we've studied the biology we have our expert here tonight if you have any questions on it. Um the biology was reviewed by LSA who prepared the SQA document and their experts. Um there are mitigation measures in there uh that um reduce the impacts to less than significant such things as you know we need to do surveys for nesting birds, surveys for bats and things like that. So so we're being very careful to approach that in a thoughtful way. There are mitigation measures that handle any of the concerns that have been identified. Um we are far enough away from the Benicia State Park that um there are no concerns related to that but we can have our expert come up and talk about that. Um the the traffic analysis in the SQA document my read on it is that they've done two things. Um they've measured there was a level of service analysis that measured the peak traffic hours. Um, in the morning peak hour, our project only contributes 35 cars over the course of a whole hour. Uh, and in the in the PM peak hours, only 48 cars over the course of an hour. Um, and then I've I've seen some concerns about the traffic and the congestion, but at at Robels and Glen

Cove Parkway, um, the traffic study in the mitigated NG deck shows that that signal would only have a delay of an additional 1.2 seconds in total from our project. And as Cesar mentioned, we did study the emergency egress. We wanted to make sure not only for the community, the existing community, but for our community that we're going to build that it's safe to get out of in the event of a fire. The concern was raised and it's a valid concern. Um, and our our expert is here tonight if you want to ask questions about that. But we did study it and it is safe for the existing community plus our community together to egress uh in a timely manner. So, um, the only other thing I wanted to point out was, um, just one item on the conditions of approval. Um, I noticed that, uh, condition 19 says that we will not construct until a final map is recorded. We will not do any construction. Um, I'd like to clarify that. I believe that should say we we will not do any construction of any residential units until a final map is recorded. So, I'd like to ask for that clarification in the conditions. So, um that concludes my presentation. Um if you have any questions, I'm here um and I have a team of people as well that can help me.

Great. Thank you for the presentation. I'm sure um the planning commission would have some questions, but what we'd like to do at this point now is uh open up to public comments. Okay. Thank you again for the presentation. Thank you. All right. All right. And I would like to add that uh we're going to give uh each speaker two minutes to present uh per household and if we have any speakers available. I believe we had one on Zoom.

Thank you, chair. Yes, we currently have four in-person speakers along with the speaker from earlier, Valo 56, who will be speaking after the in-person speaker. So, starting with Christine Gibson, followed by Carol McKenzie, then Debbie Souza.

Hi, I'm Christine Gibson. So, thank you for your time tonight. I'm joined by a number of the members of my community, both here in person as well as online. I live on Wildflower Avenue. I'm directly adjacent to the proposed land on this project. I chose my community because it's quiet and it's connected to nature. That piece is at risk tonight. The land, while it is vacant, housing land. I have questions about the original zoning. We won't go into that tonight because it's 50 years old. It's not vacant. It's not unused. Every day I see deer, turkeys, jack rabbits, many species of birds, including a mated pair of white-tailed kites who regularly visit the land and roost in the neighborhood I live in. The area serves as a wildlife corridor between the surrounding hills and the Benicia State Recreation Area wetlands. I know LSA has concluded that it's not a designated wildlife corridor, and that's true. It's probably not in some state registry, but there's a ton of life on that land. Um, so, uh, one day environmental study. I'm watching my time. Um, Sansa has promised to deserve preserve the 10 acres of land, but the whole thing's going to get zoned plan development, not resource conservation. So, I have to wonder about that. Um, the access is very concerning. There are traffic studies that were done. Page 277 of your report says Shady Lane is 40t wide for the entire length. It is not. The last couple blocks are 26 ft wide. LSA recognizes that in the supplemental report, but it also says that the minimum acceptable width of two-way traffic is 24 ft with no parking. Parking is legal on the downs slope of Shady Lane. So, the parking would have to be changed. That's not mentioned in the plan. The traffic study's outdated. It was done in September of 2024 before the Safeway on

Admiral Callahan closed and before the 130 houses on Rollingwood were approved. the increased traffic that will come from those two things are a concern for the neighborhood. So, I'm going to respect the time limit and stop talking. I had a lot more to say, but I'll let the next tech speak. Great. Thank you. Uh, Carol McKenzie.

I'm Carol McKenzie. I've been living in Valo for over 40 years. I'm in uh Glenovo and I don't going to go into that because I don't have time. Um I've sent uh I just continuously believe that none of the mitigations that are proposed are going to take care of the biggest problems. The one is traffic. And I know they say it's not a big deal. And they also say there are the potential of 400 up and down Shady Lane per day. 400 vehicles up and down, up and down every day. That's a big traffic problem. The other thing I worry about is the in and out of emergency vehicles. They say that the fire department will be contacted. I don't know that they have, but there's one way in and one way out. Now, they're telling us that there's a second way out, but I live there. I know there's no place else out. Are they going to build another road so that you've got an exit? I don't know. But um it hasn't been hasn't been dealt with. Wildlife. Christina was talking about it and I and I I stand behind her. We see wildlife all the time. Then you're going to cut it in half. I know you're going to keep some some green belt and some green belt, but you're cutting it so the one that live there can't go to the other one anymore. Are we going to wait until the animals are truly endangered before we take care of them? That's that's just a huge problem. Um, then I was also concerned about this talk about private roads. Now I understand it doesn't mean private. It just means the city doesn't take care of them. I can go down there

and walk because they're they said, "Oh no, you're going to people aren't going to be able to go down there and use the ne the neighborhood for strolling." They do now and they're going to continue to do so. So they're going to want to park down there, too. Time is up. Okay. All right. Thank you,

Debbie Souza, followed by Rosanna Souza. Good evening. My name is Debbie Souza and I'm a local real estate professional and longtime member of our community. Valo needs housing and Valo needs thoughtful new development. Communities that stop growing don't stand still. They fall behind. Responsible growth is how a city stays healthy, relevant, and financially stable. This is a very good, welldesigned project. It reflects careful planning, respects its surroundings, and aligns with the established character of the Glen Cove community. Rather than detracting from the neighborhood, it enhances it and supports long-term property values. New housing also brings critical benefits to the city as a whole. Development generates tax revenue that directly supports essential services, police, fire protection, road maintenance, infrastructure that all residents rely on. Valo deserves quality projects like this and we need to embrace smart growth when it's done right. I encourage you to support this development as an investment in Valleo's future. And I just wanted to say um I work in Glen Cove a lot helping homeowners sell and buy and we do have people that there's just not much inventory out there and I think that this could be a really great opportunity for Valo to embrace this type of development and also maintain um that sort of open space feeling. So it creates a nice balance. Thank you.

Thank you. Uh Again, I ask um as I stated before, we can be mindful of the speakers uh and be courteous as a community. We all considering how we want the city of Valle to proceed forward. And so, let's continue to be mindful about that, please. And comments of such as booing or anything of negative that sort, I would ask if you can not share that, please. Thank you.

Hi. Uh good evening. My name is Rosanna Souza and I've been a citizen of Valo and a community member of Glen Cove since 1999. I'm also a real estate professional and uh really care about my community. Um I received preliminary information regarding the proposed 51 unit uh Vista Cove development and would like to express my support for the project both as a resident and a local business professional. Uh currently there is little to no available housing inventory in Glen Cove. This development would help uh address that shortage while generating additional revenue for city services, school enrollment, nearby businesses and the city of Alleo um revenue through transfer tax revenue. Um the design as mentioned will complement the existing architecture and care to leave open space and nature and will coincide with the surrounding neighborhoods in Glen Cove. Uh there are buyers actively looking for homes in Glen Cove. It's a very popular neighborhood and uh our community needs growth. Um, additionally, the project location near the entrance of Glen Cove would hopefully and should minimize the traffic impacts on the surrounding neighborhoods. I hope these comments clearly outline the positive contributions this development would bring to the community and I thank you for your time.

Great. Thank you. Okay. Uh, last speaker online, Valleo 56. Please unmute yourself. You have the floor.

Yes. Thank you again for allowing me to speak. Um, as far as Glen Cove, I like I said, I've lived here since 2003. I really enjoy the area. Uh, I've lived here with in harmony with all my neighbors. All I have to say is one way in, one way out. It took me probably 26 to 30 calls to get a squatter that lived behind me blasting music. dumping RVs, dumping boats, dumping debris all through across the street. No one from the city ever came out. We had to fight and fight and fight finally get to do that. So with this one access of this private road that goes down to a pump station, which is actually critical infrastructure, if there is any sanitation, then there's sick people. So if one person in that neighborhood blocked the street, had an RV dumped, deleted, whatever, threw stuff out and caused issues, that would cause issues for the entire community itself. But uh it's not just that, it's the fact that there's nothing that's lived there other than animals. So now we're going to infiltrate that area. And I know the lady before spoke about all the areas that we needed for more housing. Glen Cove, I see across the street. I could see Glen Cove uh Hills, I'm not sorry, Glen, Columbus Parkway. There's thousands of houses go up or or hundreds of houses. And now all that stuff has come to us as far as the animals, the rats, the, you know, whatever. All the coyotes, everything that's been changing and shifting is happening now. And you're up against a state park that's been that way all the way back to 18, I'm sorry, 1956. It's been in the the squallows and and it's been marshland since 1857. And now you're going to go in, bulldoze all that. So, we're going to have to deal with all the noise, all the sounds, all the dust, everything kicking up to make that one entrance of one way in, one way out. Our pump station will now be located down in in the very bottom of the area. And traffic. Well, you guys paved Shady Lane, brand new paving. I've been here for almost 20 years. I've

never seen anything. I live on a cobblestone street, but you paved the way for Vista Cove, and I don't agree. That wraps up the speakers for this item.

All right, great. Thank you so much uh uh for coming up and again I want to definitely thank the community for coming out and sharing your comments. Um I think this is a excellent collaborative uh effort to discuss what will be the next direction to go in the future for the city of Valo and spec spec specifically for your community. Um, what I'd like to do now, um, is ask applicant to come back up again. Um, because I'm sure I want the our fellow commissioners here has questions and comments. Uh, but what I would like to do is open up with a question from from the from the participants there. Uh, regarding the the water flow um or where streaming uh related to drainage uh how would that be mitigated going forward? or what is the plan to mitigate that?

So, um I'm going to invite our civil engineer up to to answer that question. But before before he comes up, um before come up. Okay, this is I'm going to introduce Andrew Angela Pedranchelli with Qualis um Engineering. Um they're this civil engineer for the project. Um there is a uh there's two drainage paths on the site. One is on the southern part of the site which is part of that open space parcel that does not get touched. that is a that is largely runoff I believe from the Glen Cove community. And then um the the other drainage path that comes through that central what I call a riparian area that gets preserved um that is water that comes also from the Glen Cove community itself. It goes into a basin and then then carries on through but it it passes underneath the road. Angela you want

Thank you. Hello, my name is Angela Panchchelli with Qualis. I am the civil engineer on the project, but I was curious, are we allowed to ask for clarification for that comment that was made just to make sure that we're addressing what their concern is? I'm sorry, I just a little bit distracted. Could you repeat the question again? Are we allowed to ask for clarification on what the comment was so we're addressing it appropriately? The concern. Um, do we have any questions? Uh well I'm actually reiterating a question that was um recently presented regarding the where the water streaming to and where the water's flowing. Yeah, the drainage where the water's coming from offsite.

Understood. I was just curious if it was in reaction to the renderings.

I'm sorry, but everyone had an opportunity to ask a question. Correct. in the audience. Okay.

Okay. I will explain the how the drainage works for this property. So the storm water for the developed site will be collected into storm water detention basins as required by not only the state water board but also the city of Vallejo and also Solano County. And once the storm water is is directed to these basins, it will be treated with the storm water treatment as required by those entities. It will then be detained and then through flow orififices be directed from the detention bases basins into a rip wrap system that will then leave the property. There's also an existing detention basin offsite along Wildflower A that currently is directed from the detention basin to the covert that is then directed onto the site within parcel B the open space location that is to remain be remained undisturbed. Sorry, we don't have a image to show. um and from there it will continue on um through the site but be unchanged.

Okay. So, excuse me. So, I don't have a background in civil engineering. So, if you can kind of simplify it for some of us who may not be completely aware of what that outcome would actually look like and uh what the impact would be. Um would the water pull in the specific space or would it be dispersed evenly throughout the land without having any additional agitation or contribute to mudslides or would the land still be pretty much intact how it is?

Through your chair, can you put a map up so that we can kind of follow along with it because I think this is pretty abstract at this point. I can show you which sheet it is. Yeah, it was on the

C's presentation. Thank you. Thank you for asking for that clarification. Okay. So, I will do my best without a mouse. Um, so on the left side you will see there's a blue line that's running down called in parcel B. So that is the existing Glen Cove basin that is getting direct there currently and will remain unchanged. So that's part of the open space area. From there, it will be directed underneath the road and um and bypass underneath our detention basin and then follow through a rip wrap system that then outfalls to the Venanishia State Park, which is what it's currently doing. Now, our site itself will be detained within the detention basins. Uh in regards to I think you are asking about erosion control, we are required to be within the 100year storm 24-hour storm and it also includes the pad elevations of our houses. So the roadways are set lower to allow that to ensure that there's no flooding to the houses but also the detention basin is located at the lowest point of the site to ensure that all of the water is detained there. uh this is the requirement for the state regional board as well as city of Vallejo and Solano County. So that's

what these are based off of those requirements. Great. Thank you. Um through the chair I want to give LSA also a chance to speak on this matter because this is covered under SQA. Um if I could summarize it um I I speak some engineer because I've got an engineering degree. So, um, the summary of it for me is that the the water that flows onto the site, whether by from offsite, uh, or by rainfall, is the same amount of water that leaves the site today at the same locations where it leaves today. So, something to change. Thank you.

Hi, commissioners. My name is Florentina Kun and I am a senior project manager with LSA. Um we uh had the pleasure of working with the city and the applicant on this project. And and just to clarify a little bit more uh for the storm water control for the site uh as the engineer just presented there are going to be two detention basins on the site. Uh and those are going to basically act as a storm water capture area. And those detention bas basins include best management practices uh that are basically used as storm water control and treatment to reduce any pollutants in the storm water. Um and then the two as it was pointed out before the two detention basins are designed to treat all of the sto the storm water runoff from the project. Um and they are that is required by uh state and local regulations. through the chair. I don't know who's going to answer this. Um, can you please explain in layman's terms for the public what the filtering system is for the water runoff because I believe that people are very concerned about what is going to end up in the water table um on the state park.

I'll have Angela explain that. Thank you for your question. It's a good reminder of when you live in a bubble of civil engineering world what we need to do. So ultimately the water board requires that the runoff from roadways gets collected. This is the first flush. So it will get collected and then it will be treated through the soil mix that is reviewed and and has set guidelines by the state water board. So it will treat that first flush of water that has all the pollutants. It will treat it in the treatment system and then from there it will percolate after it is treated and it will become clean water. So if you think about an existing road that has no treatment with it, those pollution pollutants are just ending up in the storm water system. So this is a solution that the water board has provided to start treating water u for all new developments. Anything else?

Do we have any other questions or comments? I do have a few questions. It's actually not for you guys. So, I actually went to your presentation last year and you guys are pretty thorough in it. Um, and you guys are forthcoming with any questions that I had. Um, some of the questions I actually have are actually it's for the city. So, um, for those out in the audience, um, regardless of how if this passes or doesn't pass in the planning commission, this still needs to go in front of council to get approved because it's a zoning change. Correct.

That's correct. So, the action that the planning commission is making tonight is two separate resolutions. with those both resolutions. The first one is making a recommendation to city council to act on the SQA document and the mitigation monitoring report and the second resolution is also a recommendation to city council to act on the overall project which includes a tenative map, the plan development, the development review, design review and landscape review. Okay. So depending on the motion that's made tonight by planning commission, this project still has to go before city council.

Okay. I just wanted to make sure that the audience was aware that not all items have to be approved in the way that this one specifically does to council. So, with that being said, um I do have some issues um in regards to again not the the project itself, but from the city's standpoint to be able to support or not support this project. Um, and the first one uh I have is station 26, the Glen Cove station for the fire, and I'm saying this really for the planning commission, so they're kind of aware. I live in Glen Cove, so some of these issues are more prominent to me than maybe some others. Um, but the fire station in Glen Cove was initially opened um on a grant. So, you know, they had been talk back and forth on whether that fire station can continue to open depending on how our general funds played out and that was one of the fire stations that were kind of on the bubble because it was only open reopened um within the last few years and again the grant only extended for a few years in fact I think until this year. So I would like to see when this is brought up to council that they guarantee that that fire station remains open in perpetuity. So if there is a new project or projects within that area that they can be assured that there's going to be uh fire service uh available to them. Again in 2020 in 2021 uh I had to evacuate my home because there was a fire close by. Um, so adding additional homes can add additional delays for anybody having to evacuate their service. Um, so I would like to see again that a guarantee by the by the council that that would remain open in perpetuity. Um, public safety, we have

an extension through the county to have six officers patrol starting today actually uh in East Fileo. Uh but again, it was supposed to be 12 deputies. It's only six and that's only going to remain for one year. City council recently ended the state of emergency for our police department which doesn't allow certain items to be triggered by command staff. And I say that because at the end of 2025, we're going to lose out on those additional deputies. And that's probably about the time that some of this project itself is probably going to start being completed. I would imagine 2026, 2027 for some of these homes. Um, so I'd like to to have council before they approve this state how they would address public safety. And again, within the last four years, um, I've been held up at gunpoint in my neighborhood in Glen Cove. Um, and just last month, I live on Starfish. Um, we had two homes or we had two Yeah, two homes that were vandalized and their vehicles are vandalized. So, I would like to see what type of public safety measures this new um development and any new developments have that will be assured um additional safety measures. And especially when there's no guarantee for the deputies and now that we no longer have a state of emergency which kind of minimizes our uh ability to get inter agency help road construction. Um so initially public works last summer requested funding through measure P for additional road replacement. Um that was denied. Um, and Commissioner, um, sorry to interrupt. Um, I wanted to let the public know that I want to close the

public hearing that I did not do that yet. Uh, in this particular, uh, situation, I do want to remind the public, uh, that we are voting on, I we're not voting, we are making a recommendation on land use, uh, the city council and city council will be the one to make a determination on what's moving forward. Um all the points are very great uh for everyone to know and discuss our experience because I'm sure that others have very similar experiences as well um regardless of what city or community that they're in. Uh but I would like to be mindful of the audience time uh the applicant time is here uh to you know kind of just bring us back to focus on len use and in all due respect. Yes.

In all due respect that's pretty insulting to interrupt me when I'm having a conversation about what they are concerned with. These are my neighbors. These are your neighbors. These are members of their community. I purchased a home in in Glen Cove. I made a significant investment to be part of this city. I made an investment to be part of a commission. None of us here get paid. We're here because we care about our community. And I have some concerns that I want open noted. So when this is approved or not approved by council that the possibility of them being able to say, look, land use is going to be approved. But again, there's two parts to this, right? They've got to approve this zoning to say we're doing this in a safe and respectable manner that doesn't afflict the rest of the community because everybody here feels like they're afflicted by this new community. And maybe they won't be. Maybe those homes will come out and they'll have 51 great neighbors. Okay? And that's probably going to be the case. But there's a lot of apprehension, right? So, if you're not willing to listen to a fellow commissioner, how are they going to feel about the general public being able to come up and speak and feel like they're being heard

through through the chair? I think what you were just saying is that So, I'm I I I get it. I get it. And I I had a couple of points. No, no, I know. But you you can say all of your points when you're deliberating and the he just has to close the public hearing first. That That's fine. But then that he closed the public hearing and then he made a remark that I felt wasn't respectful and so I would like I didn't hear him I didn't hear him close the public hearing. I'm sorry.

Yes. So thank you and by all due respect um your points are valid. Uh and I believe as you said we should express our experience as I had expressed to the public here as well. Uh we should do that as as a community. Um these points are are needed to try to collectively work on them to move forward. So if you took any disrespect by what I said, my apologies cuz I did not want you to be very aware of it that your points are valid and we are definitely interested here as commission. Um and I do hope that you accept my apology.

Yeah. Thank you. Uh what I would like to do is uh close the public hearing if we do not have anyone else um willing to uh present. Okay, great. Thank you. And so what we're going to do is going to open up to deliberation uh for the planning commissioners and we can go back to starting with your leave off where your points at.

Okay. So public works requested funding for road replacement and repair in the summer. They were denied. It was never brought to council. Um, public works went back to measure P at the end of last year and council approved in the amount of just short of $6 million. Okay. So, that that generally can build about two two blocks worth of roads, but they're doing it for slurry replacement, right? And my point is, if you're going to have a new community and they're going to be building roads and there's going to be more vehicles on these roads, the neighborhood should at least have some idea of when the impacted roads and the the roads that are being impacted with additional services are going to be replaced or addressed or slurried. Um, and I from feedback that I've received from the M community, they haven't felt that the individual that called um is just one of many people, one of many neighbors that has said, "I at least need to know what's going on with my street. They're building a new neighborhood and I can't even get road replacement or road slurry on my road." Um even the water system the water system treatment they the city of Valleo damaged property damaged piping on my on my personal property which cost me several thousand dollar to repair. The city didn't repair it and I don't know if all my neighbors have the ability if their piping was damaged to be able to invest that. Okay. Um, I'm fortunate enough to be able to, but it didn't make me feel any better about it. Um, one of the members spoke about wildlife. Um, now the fact of the matter is people are going to encroach in

wildlife. That's that's kind of a sad fact. Um, how we minimize or address it um is really the key thing. And I can tell you that in 2024, I want to say the county or at least the city that or the the institution that oversees Benicia wildlife um cut trees down and it created a huge rat infestation in Glen Cove. A huge Fortunately for me, it was on the opposite end. But uh but there was individuals that came here to council and they grilled council over and over in regards to the amount of rats that were coming in. We're not talking one or two per house. We're talking about dozens of rats that flooded their homes. Okay. So, you know, we need to be able to if you know, if council or we approve this tonight, I believe council, you know, I believe the neighborhood deserves um some guarantees from the city that any impact or any additional services are going to be made to uh mitigate any rat or any wildlife infestation that may come to the home to people's homes. Again, I live on the backside. I don't have neighbors, but I can I get raccoons, I get skunks. Fortunately, I don't get rats, but I get everything else that you can think of. Um, but that ends up being a huge issue that I don't think a lot of people think about. Um, but it was a very big concern uh for many people in that community. So, again, I I have these list of items. I feel like the city should address these so they're working in concert with the builder. So when the builder comes, there's no, by the way, A, B, and C now are an issue. So that's where I stand with that.

All right. Well, thank you so much. Thank you so much, uh, Commissioner Bal Buena for that, uh, heartfelt message. I'm not going to take a whole lot of time. Um I do feel like this is a good project. Um, you know, I certainly understand the ramifications and the issues that are going to arise out of because it happens for any uh new development. And the reality is that, you know, while we while there's certain things that we're not going to be able to uh resolve, you know, hopefully we can, you know, the developer can meet with the public on some sort of regular basis initially to sort of curtail a lot of the issues, especially the rodent and insect issue that I I can assure you it'll come. You know, it it just will. Um I live in Central Valo and you know, we've had crispy critters chewing all in our garage and so I get it and I it's it's not comfortable either. Um and so I certainly understand a lot of the issues that the community has, but I do want to assure you that in my heart I do feel like this is a good project for your community. And I'll tell you why. I think that there has been a stall of growth here. And we are no longer a bedroom community. And I think you guys like that about Valo. You know, I think that's one of the things that you guys gravitate towards in comfort and knowing growth is uncomfortable. Sometimes it's painful. And I just want to assure you guys that

I'm I'm with you. I feel you. I understand it. I'm telling you. I'm I'm right here with you. But I also want you to open your mind a little bit and work with these developers and tell them your concerns and say it nicely so that way we can work together as a team. It's not going to work if we doing this and doing that. It's like my 15 year old. We doing this all day and all day, right? But I had to calm down and really see both sides want something beautiful. And I'm telling you guys, you guys are going to love this project from what I can see the pictures. I think you guys are going to love it. I do. And I know you shaking your head, but you will. You're going to love it. You go. You know why? You're going to see some new neighbors and you're going to have new folks coming in and they going to love on you and they going to love this community and that's how that's going to play out. You watch. Thank you so much.

Thank you. Do we have any other questions or comments? Oh yeah, many. Okay. Um the first uh question or just observation that I made based on the drawings that I looked at um where is the extra parking other than the driveway driveways

um through the chair. Um give me one second. Let me pull up real quick. Well, yeah. staff, uh, applicant, whomever. So, in addition to the two covered off street parking spaces in the garages and the two per home in the driveway, um, there's going to be an additional uh, where is it? I didn't I don't think that was made clear in the report.

Just give me one second. The staff reports pulling up on my computer. Yeah. Yeah, because then if it is street parking um then there's the emergency vehicle questions. So, there's going to be an additional of 24 on street parking spaces um along the new private street that's being created. Most of those parking spaces are along the north side of the new private street coming down the hill off of Shady Lane and Wildflower Avenue.

Okay. So, um just for clarification, it is only street parking for visitors. That's correct. Okay. Um has the fire marshall been out there to measure the roadway um in order to get their extended um I don't know what it's called. It's like a big ladder truck.

Yeah. Um so through through the chair so the new private street hasn't been built yet but when the initial application did come to the planning division we do route it to fire prevention and fire prevention did review the plans and they have no concerns about the width of the new private street. Um they didn't comment on it. So, it is a 40 foot ride ofway with 220 I believe it's 223 foot.

Yeah. So, 40 foot rightway with two 14 ft uh travel lanes heading both uh both directions. So, and is the turn sufficient for the ladder truck? That's correct. It is.

Okay. And um through the chair, I was in some of these meetings and um raised these issues and asked and the fire chief said they all assured that yes, they had reviewed it and it was all appropriate, appropriately sized and they could get emergency vehicles in and out and around and turn around and in and out and people could be evacuating at the same time that emergency vehicles would be coming in. And I I realize that um I speak from personal experience here because I know that many uh smaller emergency vehicles can get in and out and through through that area. However, anything that is or any structure that is over or that is over one story in height, they they will bring in the ladder truck which is very long as you know and they will actually use that ladder to get up to the second floor and cut holes in the roof if there is an active fire. So, that is my only concern. I know how long that truck is. It was parked outside of my house for many hours. And um if cars are parked on the street, that is my my concern. So, that's my first question and challenge. Um uh the parcel A property, what is that currently zoned as? Is that the same as all the other parcels up there?

Um, through the chair, just a clarifying question. Parcel A, are you referencing as the new parcel A that's going to be part of? It's the it's the green belt area or the the area that is not going to be developed. So, parcel A is currently zone residential medium density. Okay. Um and the applicant is asking to change all of the parcels up there as um planned development.

That's correct. So it only be for the two parcels where this project would be is being proposed to be developed which is the initial it's a 1acre parcel as soon as you enter off of Wildflower and Wildflower and Shady Lane. So that's one acre and then the back portion is the remaining parcel. So it's only this project currently is only comprised by two vacant parcels. Okay. But the the larger parcel which is I I'm just going to call it a green belt or because there's not going to be any development on it. Um and being that is a separate parcel parcel number

um through through the chair it's it's not currently but it is proposed to be a separate parcel. So I think you're referring to the the hill in the back that's going to be preserved. Yeah. Uh I guess quite a few of the drawings um alluded to that as parcel A.

Yeah. It's a proposed parcel A. It will be a newly created parcel. And um just to point out, condition A7 requires a deed restriction to restrict development of future residential units in perpetuity. So it cannot be changed. I I would be more comfortable, I don't know about my compadres up here, um to change the zoning um on parcel A in the future um after it gets um approved to, you know, I don't know what the the current zoning or land use uh identifiers are, but to actually be designated as green space or environmental or conservation space

through the chair that would could still be changed so it doesn't okay that's why we thought a deed restriction yeah I just you know why why would we approve it to be planned development if it's never going to be development if we put a deed restriction on it that doesn't make sense to me the deed restrict riction is going to be it hasn't been drafted yet. It's going to be drafted and approved by the city attorney's office. So, um I realize that it can be I will just add if you would like to include that um recommendation uh with a motion, you could add that to this. Yes,

you can add we we've already included a condition that it be restricted from any uh development period, but if you want to also make it a conservation deed, I think the applicant has previously offered a conservation deed. But yes, and I do have a question for the applicant. Um, I believe that the HOA is going to be set up to care for that property as well too because of potential fire damage with weeds and all that all that good stuff. So, is that going to be all part of the uh homeowners uh charges?

The HOA has somebody has to own it and somebody has to maintain it for maintenance that needs to be done for fire. Yes, the HOA is responsible.

Okay. Okay. If anybody else has questions, feel free, but I'm going to keep going. Um, okay. The other issue that I had or that came up in my reading in my studying the many hundreds and thousands of pages for this project was uh the seismic um write up. I noticed that there was no um no talk about the Franklin fault line that I could that I could see. They talked about um all the other fault lines around that area. And the Franklin fault line actually runs right beneath that hill. Um, recent research indicates the fault extends further north up to Kalisoga and south beyond Valleo into the Carina Strait. This is a a brand new finding and it's different than what was previously mapped. So that that was um left out of the seismic report and I think that's very important and I'm sure the people o over in Glen Cove are um interested to hear about that little tidbit. Um I have another question. Um supposedly the staff met with the Oshadei Winon Nation tribe. Um, where is that? Where is their findings in all of in this package?

And and if if you could read it, I would appreciate it.

Yeah. Um so through through the chair um as part of the project and as required by AB52 so that's assembly bill 52 we have to start a consultation with any local tribes that have interest in the area and they have 30 days to start a consultation with the city. Uh part of that consultation it was myself and LSA on the call where we had a conversation with the Yoshihi Winon nation to kind of go over what the project is. uh provided them with the detail. They requested the cultural report that was prepared for the project and at the conclusion of that conversation um they provided us with potential mitigations that they would like to be included as part of the project. Um the mitigation monitoring report does have a list of cultural mitigations that are being recommended tonight. Um some of those are like sensitivity training. So training that any of the operators or anyone that's about to perform any ground disturbance goes to this training so they are made aware if any discoveries are made. Uh for example I've attended a couple of these trainings for other projects. You know once you start seeing like more sandy type of soil there's a high chance that you might discover something. Um there are other mitigations that are being uh recommended that like if there are any findings of like any human remains or any artifacts there is a requirement to stop work within the 25 and create a 25 ft buffer from that location um contact the coroner's office and then there's a certain step and process that they need to go through and then they have consultations with the tribes to identify if these are you know Native American findings or not um that 25 ft buffer isn't only um it's for that location. But let's for example, let's say they start um moving dirt 100 ft away from this location and they discover something else. Then they have

to create another 25 ft buffer of stop work in order to um once again go through that same process and go uh call the corner's office if there's any remains or anything that are found.

Thank you. Um, I don't know how long each of the staff members have been here. Um but a few years ago um there was uh very heavy influence in that area by the Yoshi and other tribes, other cousin tribes I guess you would call them. Um about being, you know, sacred ground and all of that good stuff. So um and I I hope I don't offend anybody. Um so I just really want the applicant to be aware of this that is sacred ground. So please be very careful and follow the law. Okay. Another question I have, I noticed that on the list of permitting um there was one outside agency that was PG&E. Um, I looked today on the BCDC website of um, what is in their jurisdiction? And I don't know where the line starts and stops. Does the city know? Because I know that uh, the Benicia State Park they are responsible for. So my question is, were they ever contacted especially in reference to the runoff and the potential contamination of the water table below within the park

um through the chair. So the BCDC jurisdiction is 100 foot from the shoreline. So their jurisdiction is anything that's within 100 ft from the shoreline. Um, yeah. So, this project is not within 100 feet. This project was not routed to BCDC.

Well, the map that I looked at today covered the entire park. So, I don't know how accurate it is, but it is on their website and that's something to to be concerned about. And that's what they show on their map is a lot more than 100 ft. Any any comments, further comments from staff? Ju just to clarify their um jurisdiction is is not 100 ft from properties that they own or manage. It's just from the shoreline. Okay. So,

okay. Um there is a I I read a few times a mitigation reporting program that's going to be set up. Um te tell me about this program and um the process of it. Um if the if the city is notified, if they are part of um the reporting structure. So through the chair I would like to invite Florentina from LSA. Hello commissioners. Florentina again. Uh great question Commissioner Maderos. Uh so uh through the mitigation monitoring and reporting plan uh each mitigation measure identifies what regulatory agency needs to be notified of uh findings. For example, let's say tribal cultural findings. If something is found uh in the mitigation measure, it clearly states the procedure. So they have to call uh the county coroner if let's say it's human remains they have to call the city and let them know that something was found and then they have to call they would through with the city they have to work to hire an archaeologist to go and assess the site. Uh similarly for let's say a noise complaint that would probably go to the city as well. So within the mitigation monitoring and reporting plan there are a notification mechanisms built in as well as verification mechanisms that the mitigation was indeed uh implemented the way it was designed.

Uh what about the biological um findings? Yeah. So for biological resources uh additional to the city being notified of any fines and any sort of work work stoppage requirements. So for example uh we will need to there will be a need to conduct a uh nesting bird surveys right. So that survey is conducted on the project site but also 300 feet from the project site. So the mitigation measure states that if something is found, you know, the biologist A has the authority to stop work or tell the contractors how to do the work to protect those nests, but b the city must be uh notified of the find and c depending on the type of bird that is found uh the California Department of Fish and Wildlife could also come into play. Um, so the mitigation measure lays out all of these steps depending on, you know, a find of a bird maybe that's not protected. It's still protect like that's not protect it's not a a protected species by California Department of Fish and Wildlife is still protected because it's nesting federally.

So it the different levels are laid out depending on the type of bird that is found. Um and that also applies to uh things like um any sort of special plant that may be found. Uh same with the bat mitigation measures. Um and then um any sort I believe that um was it Swainson's hawk that I sorry I'm getting my Yeah, thank you. Um, you know, there's mitigation measures for Sway and Hawk that basically outline the steps that need to be taken and who needs to be uh notified, but the city will be notified of all of these fines along with any other regulatory agencies.

Okay. And then on site, who makes that call?

Uh, so technically u all of the mitigation measures need to be produced on all of the construction documentation. um they need to be reviewed by the construction contractor, the construction manager. Um but keep in mind that if let's say the you know the the city the applicant comes in and says hey we want to start construction within 30 days they need to get a permit from the building department from this department from this department. And at that point the biologist goes out and says hey I need to you know the biologist goes out and makes that find and makes the call. So um it would be the technical specialist. So it would be the biologist or the archaeologist. uh they are empowered to uh stop work or designate uh any additional uh measures to protect resources if those resources are found to be present.

Okay. Thank you. I just wanted to make sure there was um a technical expert to do that. Yes. On site. Yes. Thank you. And in addition, I would also like to add that when they do apply for any grading permits to do any ground disturbance, one of the requirement or the public works departments does route the plans back to planning. Uh most likely we reassign it to the project planner and to ensure that they're meeting these mitigations. We do ask the applicant or whoever applied for the permit to provide that these surveys have been conducted. So then we actually have documentation that a certified biologist has gone out there for example done the boring owl analysis and they determined they didn't see anything. So we do keep those documents um as records as well.

Okay. Perfect. And that verification mechanism is built in into the litigation monitoring and reporting plan. Okay. Perfect. Um I think I'm done for now. Moving on. Oh, great. Great. Thank you for uh sharing and the followup questions that added some clarity to what's happening with the project. Uh do any of my other fellow commissioners have any questions or any comments?

Yes. Through the chair. Um, I heard a lot of concerns tonight, which I definitely will take into account and appreciate. Um, having been been a longtime Valo resident myself, um, one thing I I noticed and I would like to state is there hasn't been a lot of growth. Uh, I think my fellow commissioner mentioned this before, but Valo's been very stagnant, right? Um I did hear a lot of concerns that people stated where um there was a lot of I I and how this is going to affect me right there were concerns about services city services um and what's needed right having worked in government for at this time decades you have to understand right those services require require money. Uh those services require tax revenue. Um you can't have it both ways. You can't say we need this, we need this, but where is that money going to come from and let's stop growth. Uh let's pres let's prevent any kind of uh change. I know change is hard, right? But in Valo, it's needed at this time. Um and I'll just leave my comments at that. All right. Thank you for sharing. So, I have a comment uh I would like to make and again I would like to thank everyone for coming out uh and sharing your concerns. Uh we definitely listened to the various factors there and I would definitely like to thank the planning commission uh doing our due diligence uh and addressing all the concerns possible

that we know with within reason uh to come up with a plan that uh is equitable for everyone available even for the city of Valo uh where we are factoring uh conservation and wildlife and we are think being mindful of what the impact on on the existing community there while trying to move forward and grow the city in a mindful and thoughtful way. Uh I believe uh that this project definitely helps move the city forward. I believe that the project does add element uh and expand the Glen Cove area. In addition to that, I believe that it does have economic value and benefit overall to the community. Uh existing right now, we have uninhabitable and uneconomically use. I mean land that's not being as underemployed uh that could be benefited to growing families uh while at the same time being mindful of the existing wildlife there. I think that all the approaches have managed that process moving forward uh within reason and put in provisions moving forward to still consider to be mindful as ground is broken for development to still be mindful and be and take conser conservative steps uh to respect the cultural land and the existing residents there as well. Uh I believe this is excellent project moving forward in the growth uh to meet state California requirements for uh housing because we do have individuals who are we are growing we're growing we are growing population and we do want to be mindful of them as well and we want to be able to expand and open our arms

to other community members or members who coming from adjacent neighborhoods uh and being welcome for that. Uh but what I would like to move forward and uh motion to adopt the this resolution uh for the subsequently mandated negative declaration as well as the approved tenative map. Um so I just do want to definitely share that as the direction would go to you know uh propose a motion. So, I would like to propose a motion uh to adopt a resolution of the planning commission making a recommendation to city council to one adopt a subsequent mitigated negative declaration and mitigating mitigation monitor and reporting program pursuing to see guidelines section 15162 and public resources code section 21166 and two approve a tenative map TM M23- 0001 plan development PD24-00001 de development review DVR23-00001 17 design review development oh excuse me yeah design review DR23-006 and landscape review LR23-00002 uh for the development of 51 single family residents Vistical subdivision on a 20.13 acre site at the northeast corner of Sadi Lane and Wildflower Avenue with a partial number APN 0079-171-170 and 0079-120-100.

I'll second the motion. Um, but before we vote, can we ask for a clarification really quick? Yes. Um there was a comment raised by the applicant regarding one of the conditions of approval. Um he had requested a change. Uh I think uh Cesar is pulling that up. If you can give us one moment. Absolutely. Through the chair. Yes. I just wanted to ask my fellow commissioner if she would if you were interested in requesting an addendum for the conservation deed to be added onto that.

Yes. Oh yes. that on parcel A to be designated as a con conservation parcel or however it's

yeah um through the chair before we add that to the motion um the applicant did ask to make a clarification to condition number 19 um C19 which is a public works condition or approval. Um remember this other be prepared. Adam, if you want to come up and provide that clarification just so we can make sure that the record's correct.

Sure. to to clarify the the condition of approval states that um no construction will occur prior to a final map being recorded and um that is not typical. It is typical that no construction of a residential unit uh will be um construct no construction will start on a residential unit prior to the recording of a final map. you have to have a final map recorded to have an individual parcel so you can pull a building perm. Um I I just want to add we we do have a motion and a second on the floor. So if you want to entertain any of these clarifications, I would suggest pulling pulling that back and and adding that clarification text.

And so would I state that I would like to pull my initial motion? You could modify. Okay. Yes. Yes. I will like I will motion to modify my motion. Uh so still figuring this out. Thank you. Um um I want to modify my motion or motion to modify my motion. You could if if you so choose, you could modify your motion to recommend a change to the condition uh A19. Is that

through through the chair um just discussed with Laura Zageroli. Um, if we can include as part of the motion where staff works with the applicant and a representative from public works to amend a condition of approval prior to taking the project to city council just so that the public works division and department can review the requested change to their condition of approval. And with the friendly addition to your motion, yes,

that a parcel A designation will be zoned as a conservation plot or whatever the correct terminology is.

Do you um would would you like my assistance? Um because currently there there is a condition I think that addresses that as it does require the deed restriction. So if I think what you're looking for is something to also recommend revised zoning. Yes.

Okay. Um I just want to mention we um that is something that we could consider. However, um we do want to make sure that whatever zoning is final on this map is also consistent with the general plan. So that could have additional implications um where perhaps the general plan uh land use would need to be changed as well. So um if you if you wanted to include that it could be a recommendation um I don't know that it's necessary because we have the deed restriction but I will uh defer to chair Taylor if he wants to accept the friendly motion on that.

Okay. So, I do have some questions before I make a motion in regarding the deed restriction. Um, what does the deed instruction entail and how long does that last for? Um, as it's current, the condition currently reads um that it would be in perpetuity that it would restrict the parcel from future development. So development of any kind like sticks, houses, a fence, any structures, grading, stairways, steps, nothing. Now I to clarify also they are not um we we cannot impose a conservation easement on them because it requires other things that that they can't an endowment and things. So they can't. So we're going to back off from that. But right now they we do have a deed restriction as a in perpetuity as a condition of approval.

Okay. So Okay, great. Thank you for that clarification and I'm sorry for raising that. That was my my error that was discussed earlier but yeah wasn't finalized.

We thank you for the clarification. Okay. So, I will motion uh to adopt a resolution or to modify my my my motion to adopt a resolution of the planning commission making a recommendation to the city council to one adopt a subsequent mitigation negative declaration and a mitigation monitoring and reporting program present to SQA guidelines section 15162. 2 and public resources code section 21166 and uh include the planning staff commission works along with public works and uh and the applicant to draft uh

uh the the condition of approval condition. Yeah. The of approval number. Yeah. Just to clarify that condition belongs to the second resolution, not the first resolution. Okay. But yeah, it's A19. See, it's condition C19. Condition C19.

Um through the chair, can I I make a suggestion since we do have two resolutions that the plane commission is making a recommendation tonight. How about we take vote on the first resolution which is the subsequent mitigated negative declaration take action on that and then we could come back and make that second motion for the second resolution and to add the additional items.

Absolutely. Thank you. All right. So I will try this again. All right. I motion to adopt a resolution for the planning commission making a recommendation to city council to one adopt the subsequent mitigation negative declaration and the mitigation monitoring and reporting program present to SQL guidelines section 15162 and public resources code section 21166. A second. Um through the chair. Um since we have one abstension, unfortunately we can't abstain from the motions this evening. So we're going to take a revote. Thank you. All right. We will do this again. All right. So, we end this. Perfect. Okay. I motion

through the chair. There's two votes missing. I need two more votes. So, I'm going to go ahead and do this again. So everyone has to vote this evening. So we have four eyes and two nos. The motion carries. Great. Okay. And I want to a motion to mod modify my previous motion for the second item. Uh, approve tenative MA tenative map TM23-

through the chair. Make a recommendation to city council. Oh, to make a to make a recommendation to city council to approve a motion to make a recommendation city council to approve attentive map TM23-001 plan development PD24-001 development review DVR23-000017 design review DR23-006 and landscape review LR R23-00002 for the development of 51 uh single family residence from the Vista Coast subdivision on a 20.13 acre 1.3 acre site at the northeast corner of Shady Lane and Wildflower Avenue uh partial APM 00079-171-170 and 0079-120 20-1000 and include a conditional approval for the the planning department planning department to work with public works to draft uh the requirements for the development

to to revise condition of approval C19

to to revise the condition for approval for C19. Thank you. So second that then we have four eyes and two nos. The motion carries. Great. Thank you. Okay. So, we will move on to the next agenda item, which is uh agenda item eight, uh written communications through the chair. Um the only written communications that we received this evening was regarding the action item we just uh completed and they were all provided to the planning commission and posted on the line.

All right, great. Thank you. And we will next we'll go to the next agenda item nine. Uh report of the presiding officers and members of the planning comm commission.

Um through the chair um I did notice that the agenda didn't have the secretar's report um city attorney's report and the two other items. Um I'll definitely check in with our executive secretary of why that happened. Um, but I do want to remind the planning commission about the special meeting that we are having next week on January 29th at 7 p.m. in this the council chambers. It is a special meeting with the planning commission and the architectural heritage landmark commission. Um, this is regarding establishing establishing a banquet facility at 823 Marin Street. Um since the item does require actions from both the planning commission and the architectural heritage landmark commission, we'll be um taking action on the project that evening. Um and I do want to remind um those of you did rece a couple of you received an email from our executive secretary regarding completing a W9 and a DE542. Uh this is regarding the stipen that the planning commission does get um for being participating as part of the planning commission. Um so a couple of you that have previously filled that out um you'll should be getting a check from the city of Valo next week during that special hearing and then those of you that received that email from our executive secretary regarding those two documents. um if you can hopefully if you can get those to her tomorrow so we can process the stipen payments and hopefully we can get them to you guys by next week if not the next time we meet after that. Um and that concludes my report for this evening.

Great. Thank you. Uh so we're going to move to the next agenda item 10 line item 10 which is other. Oh

um as uh Cesar mentioned um the sections are missing. So is there a city attorney's report? I have nothing to report. Great. Thank you. So we'll leave us to the last line item 11. um ador adortment. So I will conclude the meeting through the chair. Yes.

Other other is comments from the the uh commission. Um a couple of things. Um Cesar, I've mentioned to you before my outlook um situation that still has not been resolved. No, that number one. And number two, um, based on what the city council liaison kind of challenged this board, uh, the commission with tonight, should we form an ad hoc committee to work on the the plan for this commission? And if so, um, I mean, we don't have to have the discussion tonight, but maybe that be on the agenda for um, the next meeting to agendaize. You have to have the two-step process. So, you have to put it Yes.

Step one on the agenda for next time. Yes. Agenda to agendaize. Exactly. Yeah. I was going to add I think that um might be a good idea. Um typically, in my experience, the planning commission doesn't usually have a much of a work plan because you are acting on development projects and not necessarily working as some of the other advisory commissions are. However, um, Council Member Matulik um made some great points about um things that you could be doing as a group. So, I think doing a subcommittee would be a really good idea. So, we can definitely um agendaize that to discuss further at our next meeting. Perfect.

That sounds great. Thank you. Uh any other questions? real quick. Uh wanted to um acknowledge Chair Taylor um and invite you um to something similar to a working group with uh urban habitat in regards to our inclusionary housing policies and how we can uh kind of guide and direct um based upon transportation um income and income barriers and socioeconom economic challenges. Thank you.

All right. Thank you for sharing. I'm definitely will be interested in participating. All right. So, if we have anything other well, we can move to the next um line item, which is the last adjournment. So, I will conclude the planning commission meeting at 9:28.