Planning Commission - Regular Meeting

Okay, I'm calling the I'm calling the Valo Planning Commission meeting at 7:06 uh in order. Uh if we can get started, if I can. Uh Commissioner Douglas, if we can start the pledge of allegiance, please to the flag of the United States of America and to the republic to which it stands, one nation under God, indivisible, liberty and justice for all. All right. So, we're going to start with the next agenda item was consent and well the roll call.

Roll call. Uh, Commissioner White, present. Vice Chair Douglas, present. Chair Taylor, present. Commissioner Blind, present. Commissioner BC Stansbury, present. Commissioner Mander's absent. We have a quorum. Very, great. So, we're going to move to the next agenda item, which is the consent calendar and approval of the agenda. Uh, if we can get a if everyone had the opportunity to review the agenda in a minutes, if we can uh get it approval,

I move to approve. I'll second it. We have five eyes and the motion carries. Great. Perfect. Thank you. All right. All right. So, we're going to move to the next agenda item, which is the report of the city council uh liaison. I'm not sure if we have Vice Mayor Matulik available

through the chair. I believe city council is currently in a closed session. So, I'm not sure if whether or not they'll be able to join at this current point in time, but hopefully maybe later.

Okay, great. Thank you for the update. So, we can move to the next uh agenda item, which is the community forum. And in the community forum, uh it's for anyone who's wishing to address the commission of any matter of which the opportunity to speak is not provided on the agenda and which is in the jurisdiction of the commission to resolve. And so we're going to open and start the timing for 3 minutes each for each speaker. Thank you. through the chair. We went ahead and started a two-minute timer which is reflected uh on the top corner of your screens for interested parties to sign up for the community forum either by signing up at the terminals in the back of the council chambers or by raising your hand on Zoom. Um in the meantime, while that timer is going down, feel free to carry on with the agenda. And at the conclusion of that timer, if anyone signs up for community forum, I will let you know.

Great. Thank you. Okay. So, we're going to move to the next item while we are wait for anyone to uh enter our the community form. And so, we're going to start with the public hearing. And we have agenda item A, which is hold a public hearing and adopt a resolution recommending the city council uh one to consider an addendum to the certified environment impact report for Fairview at Northgate present to SQA guidelines section 17162 and 15164. and two, adopt an ordinance adopting an amendment to the Fair View at Northgate master plan PD24-00002 to increase the number of residential dwelling units from 178 to 245 and amending the zoning map uh PLN25-0110 to change the zoning destination of the public I mean of the of the subject property from residential medium density RMD for a parcel 0069 048 030 and a regional commercial RC 0069 048 04 050 to plan development PD uh and three an approved development review DVR24-000021 design review DR24-008 and landscape review LR24-0015 and a vesting Tenative map amendment TM24-00002 and this is for the project name for the fair view at Northgate master plan and I believe that we have a presentation on this.

Thank you chair.

Thank you chair. Um I'm Cesarosco, planning manager for current development from the planning and development services department. And before you tonight, I bring the Fairview at Northgate amendments, please. So, the purpose of tonight's meeting is to hold a public hearing, review the project, including public testimony, and make a recommendation to city council on the California Environmental Quality Act, SQUA, and the proposed project. Next, please. Um, just as a reminder, won't read it again, um, but this project is subject to the Lavine Act. And on the record, have any of the planning commissioners taken any uh gift from the developer or anyone that's $500 or more within the last 12 months?

No, no.

Thank you. Next slide, please. So the project site is generally surrounded by existing development including commercial uses to the north, single family residential uses associated with the Hunter Ranch neighborhood to the east, multifamily residential uses associated with the Quil Ridge condominiums, and additional single family residential uses to the south and the planned development commercial development uh component of the Fairview Northgate and Admiral Lane, the interstate I80 freeway corridor directly to the Beyond the interite interstate 80 um to the west are commercial and multif family residential uses associated with the fairgrounds drive apartments and the new mobile mobile city im mobile home community. Uh the salon county fairgrounds sixflex Discovery Kingdom Dan Foley Park and the Lake Shaboot are located northwest of the project site west of Interstate 80. I80 is approximately 0.1 miles to the west and state route 37 is approximately 0.7 miles to the north. Each provide regional access while Admiral Callahan Lane and Ascot Parkway provide local access uh with Admiral Callahan Lane providing access to the commercial component and Turner Parkway uh providing access to the residential component. The immediate vicinity of the project site is characterized by existing residential and commercial uses. The site's general plan 20 240 land use designation is regional commercial and mix of housing types. Site please. Uh previous approvals for the project. Um on April 9th, 2020, city council adopted a zoning map amendment plan development and a vesting tenative map for the mixeduse project known as the Fairview at Northgate master plan or aka the Costco project. The Fairview at North Gate Northgate master plan. Um, some key components included the relocation of the existing

Costco and constructing 152,38t Costco with a tire center and gasoline cells with 774 surface parking spaces. Uh, 27,500 ft of commercial space, including one drive-thru restaurant and 188 surface parking spaces. um and 178 detached single family residences um which included the protection of an existing wetland between the commercial and residential component um of the project as well as widening of Admiral Calahan Lane. And this here shows um just what the master plan was back in April 9th, 2020. Uh which included the commercial component to the west side of the the property with the open space wetland being preserved in the middle and the 178 detach single family residences on the east of the subject property. So existing conditions um the subject site is still a vacant 51.3 acre site. Um, as we have noticed, there has been site preparation in order to uh commence development of the commercial component of the Fair View at Northgate master plan where there's currently being ground disturbance to prep the sites to begin construction of the Costco and the commercial buildings as well as the roadway improvements along Admiral Gallen Lane. So the proposed amendments to the Fairview at Northgate uh master plan include a amending the plan development, amendments to the vesting tenative map, the development review, design review, landscape review, and a zoning map amendments um to for the Northgate for the Fairview at Northgate master plan. Um the zoning map correction is to correct the zoning district from regional commercial and medium medium density residential to

plan development. As well as the project includes amending the Fairview at Northgate master plan to increase the residential dwelling units from 178 detached single family residences. Just give me one second. Looks like we're having some I think it's just really okay. Give me one second.

Okay, apologies for the technical difficulties, but it looks like we're back online. So, additionally, the project includes apologies. The project includes the correction of the zoning map and to reszone the subject property from regional commercial and residential medium density to planned development. It includes amendments to the Fairview and Northgate master plan to increase the residential dwelling units from 178 detached single family residences to 245 units which is um 119 detached single family residences and 126 cluster type detached residences um for example bungalows. Um to facilitate the proposed amendments, the vesting tenative map would also be amended to subdivide the vacant 23.19 acre parcel into a total of 168 parcels to accommodate the increase of residential units. Next slide, please. The 119 detach single family residences are proposed to be developed with three different floor plans dispersed throughout the subdivision. Each offering three different exterior pallets featuring a Wayne country Argarian architectural style. The floor plans range in size from 2241 ft to 2,350 with an overall building height of 26 ft and 11 in. Floor plan one includes four bedrooms and two and a half bathrooms with the option to convert one of the bedrooms into a loft. Floor two offers a five bedroomedroom and three bathrooms, while floor plan three provides four bedrooms and three bathrooms. Each floor plan includes an attached two-car garage and additional that provide additional off- streetet parking on the driveway. Next slide, please. The 126 cluster type single family detached homes will be located in the central portion of the site. Each lot will contain three units. two detached units in the front half of the lot with

direct pedestrian access to a new street and the third unit will be located above the three two-car garages facing private alleys. Between the three buildings, a common open pale will be shared by the units. The cluster style homes will be offered in three different floor plans ranging from 1,590 to 1,699 square ft with the building heights between 24 ft and 1 in and 27 ft and 8 in. Floor plan one features three bedrooms and two bathrooms, while floor plan two and three each offer four bedrooms and three bathrooms. Floor plan one units will be located above the three two-car garages which will have direct access from the private driveways. In addition to the residential units, the proposed subdivision will include new streets, sidewalks, curves, and gutters, lighting, and amenities such as a neighborhood park, a linear park, and a dog park. Um, new landscaping includes street trees, shrubs, ground covers is also proposed in installation within all the resident residents's front yards and throughout the neighborhood in linear park. The entitlements that are requested for the project include the zoning map amendment, investing tenative map amendment, the master plan amendment, development review, design review, and landscape review. As part of the original approval, city council approved the zoning map amendment to reszone what was previously known as pedestrian shopping services to mixuse plan development. Um, in June 2021, city council adopted a new zoning code and zoning map and inadvertently reszone the subject property from mixeduse plan development to regional commercial and residential medium density. Um, the request includes the correction to the zoning map to reszone the property back to the plan development. Please go forward one, please. Go forward.

I'm sorry. Go back. There you go. They're there. The amendment to the vesting tenant map would be to subdivide the existing 23.19 acre parcel into 168 parcels to accommodate the residential development. Of the 168 parcels, 119 parcels will be dedicated for the detent single family residences. 42 will be for the cluster type of homes which will incorporate a condominium map for airspace rights for each of the unit. Three will be for the private alleys, one for a neighborhood park, one for the linear park in the B retention basin. Of 36 of the 119 detach single family residences will be located along the northern and eastern portion of the project site with the remaining 83 situated along the central and southern portions of the site. Primary access to the new subdivision will be provided by two new streets off Turner Parkway that run north and south. These access streets will connect to five unit streets that will run east and west across the subdivision and provide access to individual residences. Streets A, B, F, and G will provide direct vehicle access to the twocar garages facing the street, while streets D and E will provide direct pedestrian access to the bungalow style units. In addition, three private alleys running east to west will be provided to allow direct access to the garages for the bungalow style homes. Approximately 7.51 acres of the project site will be dedicated to parks and open space. A 1 acre neighborhood park near street F, a 0.84 acres for the linear park and 5.67 acres of the open space between the residential and the commercial component of the Fairview and Northgate master plan. To facilitate the increase in residential units, the Fairview and Northgate master plan is being amended. The amendments include um changing the individual lots. The original uh

Fairview Northgate master plan only allowed detach single family dwelling units to support a higher density. The plan development is proposed to amend to include a bungalow style development where three cluster units can be built on a single lot. Um lot I also being amended. The minimum lot size for detach single family residences is proposed to be reduced from 3,200 ft² to 2,814 ft². And the min minimum lot size for the bungalow lots is proposed to increase from 3,000 square feet to uh 6,000 square feet. This adjustment will allow the bungalow style development to be built on larger parcels providing ample space and shared common open areas. Um lot width the minimum lot width for detached single family residences is proposed to decrease from 85 ft to 84 feet. For the bungalow style development the minimum lot depth um width is being proposed to increase from 65 feet to 80 feet. Um the minimum lot depth is has been also decreased from 85 to 4 84 feet for the detached single family residences and increased from 65 to 80 ft for the bungalow style development. The building setbacks have also been amended. So the corner lot setback for the detent single family residences is proposed to increase from 8 1/2 ft to 9 ft. For the bungalow style development, the the front yard setback adjacent to the public street is proposed to increase from 8 feet to 13 feet with sideyard setbacks from 3 and 1/2 ft to 4.25 ft and corner lot setbacks from 8.5 ft to 13.8 ft from the rideway. The proposed 119 detach single family residences are to be developed with three different floor plans to be dispersed through the subdivision. Each following offering three exterior pallets with the wine country Argarian style. The architectural character of the project draws from the project site's proximity to the California's wine country and the community's natural topography. The proposed architecture

integrates traditional forms with modern design elements to create a cohesive and uh contemporary um apologies contentary residential expression. Next, please. The proposed 126 um cluster style homes will offer as well as three different floor plans to be dispersed throughout the subdivision, each offering three exterior pallets. Each of the exterior uh elevations will as well offer the wine country agarian architectural style. Um the architectural style reflects once again a relaxed semi-ural character rooted in architectural traditions of wine country regions. It blends rustic charm with refined contemporary decorative detailing to create a warm community focused environment. This style prior prior towards it um human scale, natural materials and visual diversity while promoting pedestrian friendly design and cohesive neighborhood architect aesthetics that please the proposed landscaping has been designed to complement the new residential buildings, the neighborhood park and lineer park. The landscaping will incorporate a variety of new drought tolerant shrubs, ground covers and trees. Each of the residential units will have landscaped front yards, specifically the D10 single family residences, which each feature a street tree, shrubs, and ground cover. The bungalow style units will include a primary tree and an accent tree, shrubs, and ground cover. In addition to landscaping the front yards of the residential lots, landscaping will also be provided within the neighborhood park, the linear park, and around the bow retention swell. and all the landscaping that's uh being proposed throughout the subdivision has been designed to meet the water efficiency landscape ordinance. As previously mentioned, the project also includes the 1acre neighborhood park. The proposed neighborhood park will feature great lawn, a play area with structures for different age groups, concrete pedestrian walkways,

and a community area. The community area will include an edible garden with raised planter boxes, a fire pit area with lounge seating, charcoal grills, picnic tables, and a sculpture element. In addition, a 1.6 lineer park is proposed between the residential development and the existing wetland. The lineer park will include an approximately 2,253t dog park uh decomposed granite pathways with benches and a picnic table along the path. At the western end adjacent to Turner Parkway, a storm water control basin will be provided. These two park areas will provide valuable recreational amenities for residents and visitors while also supporting sub uh sustainable landscape practices. Together they enhance the livability and environmental integration of the proposed development. So, the city retained LSA Associates uh LSA to prepare an addendum to the existing certified environmental impact report that was prepared for the 2020 approval for the Fairview at Northgate project to evaluate whether the proposed changes to the zoning map and amendments to the plan development would result in any new or substantially more adverse significant effects or require new mitigation measures not identified in the Fair View at Northgate project EIR. The addendum once again was prepared by LSA and it's in it's included as an attachment to the report. Given the analysis contained in the addendum, development of the proposed project would not cause any new or substantially more severe or significant environmental effects that were not previously examined than the certified ER and would not require any new mitigation measures. Each of the requested entitlement approvals have their own unique set of findings that require the staff must 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. The

project forwards several general plan policies for adding new housing stock on site while reducing impacts to the surrounding developments and incorporating a highle design. The project was also reviewed against the standards for both title 15 land uh land subdivisions and title 16 the zoning code for tenative maps and the zoning code. The project is consistent with the general plan and zoning standards and the project has been reviewed for compliance with SQA and have been prepared and has prepared and then them to the previously certified EIR. Uh therefore staff believes that the project is consistent with all the required findings. On March 27th, 2026 pursuant to municipal code section 16.602.08 noticing a 21 calendar date notice was of this hearing was mailed to all active neighborhood groups and all property owners within 500 ft of this subject parcel. any other local agency expected to provide water, wastewater treatment or other essential facilities to serve the project as well as to the members of the planning commission, the applicant and the property owner. On March 29th, 2026, notice the public hearing was published as an advertisement of 1/8 page in the Times Herald and as well as on March 30th, 2026, notice the public hearing was posted at three different locations at the subject site. As of this time, staff has not received any comments regarding the proposed project. So staff recommends that the planning commission adopt a resolution recommending city council one consider an addendum to the certified EIR for the Fairview and Northgate project pursuant to sequent guidelines 15162 and 1564 and two adopt an ordinance adopting an amendment for the Fairview and Northgate master plan to increase the number of residential dwelling units from 178 to 245 and amend the zoning map to change

the zoning designation of the subject property. from residential medium density and regional commercial to plan development and three approved development review, design review, landscape review in a best tenative map amendment subject to the condition of approval as exhibit A to the recommended resolution for the project. And that concludes my presentation and I'm available to answer any questions. Thank you.

Great. Great. Thank you. Uh I believe uh I guess we can hold the questions for later and we can open it up to for the applicant uh if they have a presentation they would like to share. I believe it's the Fairview Residential Development Cup. Good evening, Chair Taylor and commissioners. My name is Danny Lou with Lewis Plan Communities. I'd like to start by thanking the staff uh for all your hard work and collaboration throughout this process. We are truly we truly appreciate your efforts. Tonight I'm here to present the amendment application for Fairview at Northgate. A project our team has been working on deeply and deeply invested in in the past uh 10 years. Before I get into the project details, I want to provide some background on who we are. Lewis Group of Companies has been business since 1955. We are family-owned and operated. Now in our second and third generation of leadership, Lewis Plan Communities has been building communities in California and Nevada for over 70 years. We've delivered over 50 58,000 homes, 13,000 apartments, and more than 24 million square ft of commercial space. What I really want to highlight here is

our history in Solano County. Our first Northern California office was established in Solano County in 1972 and for the following 54 years, we've been the most active developer in this county. We currently have over 10 projects that are in planning and development in Solano County. The slide provides some context on the project history and timeline. We began the planning process with the city back in 2017, went through a full environmental review, and received final project approvals in 2020. Shortly after that approval, we faced secret litigation um from Safeway and that delayed our project for over three years. Um we had a settlement in 2023. Once that was resolved, we move forward with submitting our amendment and updated EIR addendum in 2024, which is here before you today. In the event that our amendment is approved, we plan to begin land development late this year and Homestart home construction in 2027. It has been a long road, but we remain committed to the city because we believe in what the project can deliver for Vallejo. The Fairvia Northgate project addresses two critical priorities for the city. Economic development and housing. At its core, this is a mixeduse development, retail and residential working together to create something

greater than the sum of its parts. The anchor of the retail component is Costco with a brand new, larger building. And here's why that matters. Costco is the single highest tax generating business for the city of Vallejo. Keeping Costco in the city is critical for Vallejo's financial stability. By bringing them to this new expanded facility, we are not just retaining that revenue, but we're positioning it to grow. In addition to Costco, Wells Fargo and Raising Canes are also coming to this project, creating construction jobs, permanent local employment, and additional sales tax revenue for the city. We are also installing a signalized intersection at Turner Parkway that would provide safe pedestrian access to our new shopping center and the existing Target shopping center across the street. This is a direct benefit to the existing businesses and also to the community. I also want to acknowledge something that doesn't always come up in presentations like this. This land has been vacant for a very long time and that vacancy has brought real challenges to the area. Um issues like fire, crime, and trespassing. By activating the site with housing and retail, we are directly addressing directly addressing that. And finally, this project helps Vallejo meet its statemandated Rena housing obligations, something the city needs to accomplish, and we're here to help with that.

When this project application was originally submitted in 2017, the housing market looked really different than it does today. We have studied what buyers need and what the market's asking for. So, we are modernizing the project to respond to that reality. The agrarian aesthetic and color palette maintain continuity with the original approval. What we are doing is refreshing the product mix to create a more walkable community focused neighborhood. Our approach is centered on what we call attainability by design. Thoughtfully increasing density to give more people a realistic path to home ownership. We are focused on what planners call the missing middle housing. That sweet spot between large traditional single family homes and an apartment. A growing number of buyers are looking for that today. And we are delivering that through diversity of product types so that there's something different for different kinds of households and different stages of life. Our first product product type is what we call the license home. A traditional two-story single family detached home ranging from 2241 to 2350 square ft. These are well-sized family homes designed to be compatible with the neighboring Hunter Ranch community and consistent with what was previously approved. Each home includes two park two carages plus a driveway that's long enough for

two to accommodate two additional vehicles off street. I also want to highlight that the that two of the three floor plans include ground floor bedrooms. This is an important feature for buyers who are thinking about aging in place or who have multigenerational households, parents, in-laws, um, adult children living together under one roof. This is a practical feature that speaks to where a lot of families are today. In addition to the license homes, our second product type is the bungalow. This is where we are introducing something genuinely innovative to Vallejo. These are single family detach homes ranging from $1,590 to 1699 square ft offered in three distinct floor plans that give buyers real choices depending on their lifestyle and needs. All three plans are alley loaded, meaning the garage is accessed from the rear alley rather than the front of the home. Those alleys are privately um maintained by the HOA. What that does is keep the street facing side of each home clean, open, and pedestrian friendly, which is a big contributor to the walkability feel of the neighborhood. Plan one is a three-bedroom, two bath, single family home that lives above the garages. It offers a patio for outdoor living and is a great option for buyers looking for

easy lowmaintenance single level living at an attainable price point. Plans two and three are twostory four bedroomedroom three bath homes. What makes these plans really livable is the ground floor includes the main living areas and also a bedroom suite. That ground floor bedroom is practical fe is a practical feature for guest multigenerational housing um households and buyers thinking of aging in place. Both plans provide uh private rear yards giving residents their own outdoor space that feels much like a traditional single family home. While this product is new to Vallejo, it is built and proven in other California communities and has a strong buyer demand. We are confident Vallejo buyers will respond the same way. Beyond the home the homes themselves, I want to highlight the community improvements that are a part of the project. We are consolidating Parket Parks into one larger, more functional neighborhood park complete with a tot area, community gathering spaces, and a great lawn. This creates a space that actually serves the community and brings people together. We're also enhancing the linear park along the western edge of the development and integrating a dog park into it, which encourages active living and gives residents a reason to get outside and connect with their neighbors. On the connectivity front, the

signalized intersection at Turner Parkway creates safe pedestrian access to both the new retail center and the existing Target shopping center. We're also adding a meandering sidewalk and landscaping along Turner Parkway to create a more pleasant and safe pedestrian corridor. All parks will be owned and maintained by the HOA so the city carries no ongoing maintenance maintenance burden and the public retains full access through recorded easements. That's a meaningful financial relief for the city and a major community benefit. In closing, Fairvad Northgate represents nearly 10 years of commitment to the city of Vallejo. We have navigated lengthy entitlement processes, worked through litigation, and continued refining this project because we believe in what it can deliver. This amendment makes a project better in many ways. More homes, more product diversity, more walkability, stronger community amenities, and greater economic impact for the city. We are retaining and growing Costco's presence in Vallejo, bringing new retail jobs,

building the kind of housing the market actually needs, and creating a neighborhood people will be proud to call home. We are proud of this project, and we look forward to moving it forward. Thank you for your time this evening, and we're happy to answer any questions. All right, thank you for the presentation. Uh, and what we're going to do is we're going to open up for public comments if we ask questions. Okay, I'm my apologies. Uh, before we open up to the public com um comments, uh if if you would please uh we have a few questions. I'm going to give the planning commission an opportunity to dig a little bit deeper into your project here. Okay. Does anyone have Adam full commission have any questions?

Hey there. Thanks so much for the presentation and your commitment to the city. Um I just had a couple of questions on it sounds like you know you guys have been around uh Solano County for a long time. You've developed a variety of housing types. Uh you listed in the housing types that you have developed uh apartments. Um can you tell us a little bit about you know single family homes? You know I understand the missing middle but um why no apartments? Why no multi multi-dwelling units? Things like that. Sorry. Why

why why uh why what went into your rationale? I see a lot of single family housing. Um it it's innovative type. Um I'm just curious what went into your rationale for why not um even further density.

Um yeah, higher density uh would make would wouldn't be fe um financially feasible and not marketable. Um when we redesigned this project, we wanted to really find that right spot where we can still densify the project and bring more units um to the market that would sell and would be in demand. and this product type has has proven itself um in other communities and we wanted to bring that um product into the the city of Allejo. Thanks.

Um one further question I I have I don't know if this is more for city staff though. Um you know part of one of the findings that's going forward in our recommendation is around um diversity of price points and lowincome housing and affordable units. We don't seem to get any of that information. So, h how are we meant to make those kinds of findings

through the chair? Um so, the swings there, the mix of housing types, the different price levels, and you know, the how to say as well as low-income housing. Um as a reminder, the city currently doesn't have an inclusionary housing ordinance, so we can't require the developer to provide low-income housing. that's deeed restricted. Um, speaking with a developer, I'm going refer to Danny. Um, but this type of model that they are proposing does bring in the homes at a different price level. Um, think believe with conversations that I had with Danny regarding the different price points of these type of homes. Um, correct me if I'm wrong, Danny, but I think you said somewhere from like the mid500s to high 600s, I believe it is. Yeah, it really will be driven by market demand or market um they the market really sets the pricing but yeah if we're selling it today it'll be in the mid500s to 600s

which is a different price point that we are currently seeing in the city below. Uh, for example, the homes that are currently being developed along Columbus Parkway, the phase 2A and 2B for Waterstone, those homes, the singlestory fourbedroom, 2 and a half bath starts in at 850,000. So, this is already a different type of um product that's being offered at a different potentially at a different uh price point, which does create a different wider range of housing availability throughout the city.

So, thank you. Well, can uh thank you for your presentation. I really appreciate it. Continuing on with the cost profiles and things like that. So, what are they? I mean, it seems like we like to kind of skirt around how much things are going to cost because you don't you can't really guarantee it. But what what you know 600,000 700,000 pretty much knocks a lot of people to the curb, right? You know, young people that that are trying to start families and things like that. I think I know that the uh in looking at the project and the process the design that you've put before us it seems like it's the kind of thing that would you know that comments on the cost of things but what do you think the costs are going to be? What are you targeting

as far as um sorry as far as sale pricing for for the bungalow product? Yeah, you can just go across this the landscape. Yeah, I mean I I think four to five different types, right? I Yeah, I mean I think the the market will dictate that, but um as far as the bungalows, they they'll be starting in the mid 500s, mid 500s to 600s. Thank you.

Um but I do have another question by the way. What about So I noticed on the plan there's no you have the park. I don't see any pickle ball courts or any other sort of recreational facilities. So, are we now just not including that in in our properties? I mean, like a small basketball court or something for somebody. I mean, people like to walk, but young people like to play games. And what what do you Pickle ball doesn't take up that much space, right?

Yeah. Yeah, we we we don't have um the sports um sports courts like you're talking about, but we do we do have pro we have the neighborhood park programmed uh with tot lots and play areas that families can bring their kids to. Um and then also gathering spaces um picnic areas that they can come and recreate outdoors. Um we also did add to the linear park a dog park as well um to add to the programming of the entire neighborhood. Thank you.

Yes. So, I have a question and to piggyback on my fellow commissioner because as I was looking through this and I'll be open. I can definitely see how this is overall benefit for the city of Valo.

Great. And I can see the growth aspect in this and meeting the regional housing needs. I see that benefit in there as well. Uh but to their point uh when we're thinking about low-income housing or let me rephrase that those who can't afford at that price points because we have a wide scale of economic in income. When the shift went from 178 to 245 um and of course there's no affordable housing added to that at this point but is there any plans to work with work with the residents or those who cannot meet that price point and some type of creative financing or if you have like a um

uh some type of supplement uh that you can help assist in that process or something that' be available where housing can be made affordable at those price points for city of residents. Good question. We yeah, I think with with the with the design, we did increase uh the number of units to bring the housing sizes down to make it a little more attainable. Um, as far as as far as creative financing, uh, we don't have those options right now, but it's something that we could look into. Yes, please. Did that I would like that that something

through through the chair. Uh we did receive a comment that it's a little bit hard to hear you. So if you can get closer to the microphone, we appreciate that.

Thank you. Thank you. Thank you. Um talking too low. That would be great if that's something you can look into um is just keeping everyone in mind and trying to extend the benefit as far as we possibly can to those are in need who can find a benefit for this. Because if I think about just do the math in my head, if someone is making $25 an hour or $26 an hour, I don't see how that price point can they can meet that price point uh with with a family even maybe with income of two. And so I would like to see affordable housing or housing available for various income points if possible. I do understand that there is limit limitations there, but looking into that in good faith and hope and pushing in that direction and we can actually come up with a solution that would be great. And this is just something that collectively all of us here in the city of Lao even as our partners can think about those who would benefit for that as well and try at the best extend those benefits. And so that's the only comment and question I have for that. Thank you.

Any other questions? your turn. All right. Well, my turn. Okay. I do. Well,

um I just want to add to my fellow commissioner's point. Um most most builders do offer some kind of financial incentive uh creative financing, whether it's buying down points or whatever, right? due to the area that you're building in and you did make the adjustment as far as going down in size and and uh I forget what the units are called, the combined units, but um I do agree with my fellow commissioners that if you could look into that, uh it probably would help based on like the community you're building in, and I understand you have a wide range. You said going from like 800,000 down to five, right? But I think that it would be beneficial. So, I just want to emphasize uh my fellow commissioner point. That's it.

Thank you. Thank you. Are you a affordable housing developer at all? We are not. So, one of the things that I'm hearing is that while we need we have these needs and we have these um wants and desires, we may not be in a position to push forward with a developer who's not even skilled in, excuse me, who's not skilled and has have you done affordable housing for

we we don't build affordable housing.

So in my observation, I don't believe that Lewis Holmes would even be the best option because they don't have the experience and I don't see how they would even pull that off. There are quite a few housing um development or excuse me housing developers who specify in affordable housing and those are the folks that we might want to start reaching out to and I know that we don't have an inclusionary housing policy yet. So it's really difficult to navigate those waters with developers who don't have that expertise. Um, and so I encourage us to keep that in mind when we um, you know, when we look at and when we're presented with information, we definitely do need affordable home or I'm going to say reasonably priced because I don't know what's affordable to everybody. Um, but I'll say reasonably priced and that's at every price point from free to a million dollars. Um, but I don't want us to get off track and rush it and then we have folks in a community land trust situation where they don't own the land, they only own the home. They've been through that in the crest. They've been through that in other cities. and it really just creates a tumultuous relationship between the city and the residents. Um, and so I appreciate the opportunity to have more units. Um, there are also, if folks out there are listening, there are programs that can help you purchase homes like Naka, NACA, do your research. There is community

housing development commission in Richmond. or sorry, Richmond Neighborhood Housing Services in Richmond. Um, those are the folks you want to reach out to as well as Operation Hope. Those are the folks that are going to help you get the money for your down payment, credit, get your credit cleaned up, so forth, not so much as the developer. And I encourage those folks who want to purchase and are ready to buy to do your research and to ask questions and to the we're in the information stage or age. So, you know, look look up those three. I just gave free game. So, you can look up those three and you can buy your own house and do your own research until we do have um a program that is going to offer a stabilized uh uh BMR program or below market rate program. Thank you.

All right. Thank you for sharing. Uh thank you for sharing uh to her point. Great point, fellow commissioners. Great point. uh as I always state uh in good faith if anything is possible not to say to change your business strategy or markets of that sort but as all as a collective thinking about what's in the best interest uh for everyone moving forward and it's just it's a simple request and ask of this something you can do that would be great um and if we have options and things available within our power uh let's do our best to try to share that if we can if if it's feasible. So, thank you uh for your presentation. Again, I do think the project does benefit the city of Valleo going the right direction. I think it's great. Uh I just wanted to just, you know, put that out there uh if there's anything else we can do. So, uh there's no other questions. I think we can open this up for public comments.

Thank you. Thank you.

Through the chair, uh we do have one member of the public who has signed up in person. Um that member is Jose Karisales. Please approach the podium. Thank you for the text. Gracias, Jose Caris. Well, I had not intended to speak. However, the comments from uh commissioners prompted me to speak to speak. Housing with wraparound supports will end homelessness. We don't have a a crystal ball to know what the price points will be when this developer decides. It could be 500, could be 600, could be 700, could be 400. We don't know. We don't have that crystal ball. But what you have before you is an opportunity to build housing. Often times there are families the family structure now there could be an aunt and uncle there could be shared rent. There could be shared living families and I know personally in Hispanic family we have brothers, sisters, aunts, uncles, grandma, grandpa. six, seven people in a home. By not allowing this project to go forward, you miss that opportunity to families to build themselves to save their money living together six, seven at a time. It's very common. Other cultures do the same, not just in a Hispanic family, but I know that personally. Housing is absolutely important. Through all the

studies in the unsheltered issue that I am an advocate of for the last 12 years, what is the number one thing that it's missing? One number one issue that is missing housing. We have so so many empty lots around here. We this committee this commission was kind and gracious to approve a few other projects which is awesome. Whether it's 800,000 that's just the price point. That's just what they're building. We don't know what the price point will be in a couple of years. Probably be more than 500,000. We can make an educated guess. But what's important in this in the city of Valleo, the city that I love that I have lived here for 14 years years is housing. We need it. And what does affordable housing mean? It means what you going to pay. I can pay 1,500. Some can pay 3,000 a month. Some can pay 800. My unsheltered community can barely pay 500 a month. Would this project be for them? Probably not. But this project will be for people who for those who can afford it, who those can have build themselves for the future. We all know that one house leads to another. But if you don't do this, you don't approve it, you make that decision and take away that option, which would be unfair. Thank you.

Thank you. and thank you for presenting. Do we have any other comments uh through the chair? Uh it doesn't look like we have any other members of the public with their hands raised at this time. Okay. Okay. Great. So, I think we can open it up for the commissioners to deliberate on this project. Um through the chair, you'll need to close the public hear.

Yes. Thank you. Uh so, we can close the public comments and then we can open up for commissioners to deliberate. Well, I will start uh as I as I stated, I think the project overall is a benefit to the city of Valo. I think it's a step in the right direction. Uh as the gentleman had just uh presented, housing is definitely needed. We have a goal. Uh we still need to be able to move in the right direction and provide housing for everyone. And oh, excuse me. Move in the direct right direction and provide housing uh to the best of our ability and still have the goals in minds to move the city forward. Even though as I bait the statement that you know acting in you know good faith that's is in in the opportunity if someone has the the ability and the and the capacity and the feasibility to do it. Uh it's not that it's a demand or request a demand but it's just think about it collectively but overall I think this project uh and then the adjustments to the project uh is a step in the right direction and uh aligning with the city of Leo's goals as well. So I just want to thank everybody for their presentation, all the hard work that you've gone through. These this is certainly a very creative solution to providing housing and no we don't know how much things are going to cost. I know we hope but um we're building housing in Valo and Lord knows we need to do that. So I uh I thank you for your your project. I wish you good luck and um and any creative uh financing that you can come up with would be helpful but but um I think you've um you've achieved a goal that is is providing more housing here in Valo. So um maybe there is no pickle ball court but we'll find one somewhere else. So thank you very much for your presentation, all

your hard work. You've stuck with this for a long time. Thank you. All right. If there's no further comments or any other questions to share, I think that we can uh

if I could share, I'm sorry. I was just going to uh acknowledge uh Mr. Carzales for uh speaking up. we appreciate you coming tonight and um appreciate all the work you're doing in the community and um you know I really appreciate your input and uh we look forward to other folks you know coming as well but I do agree I think the project is much needed um who doesn't want a bigger Costco um and Yeah, we need that uh really bad, desperately. And I I know that it will um bring attract folks from other cities. Um and and that's what we need. We want folks from Fairfield, Benicia to come to our Costco, Ballejo Costco. Um people travel from here to Napa Costco. They all offer something different and that's what I actually love about Costco's business model. Um, but let's also remember that they are a large employer and they do uh pay taxes and we we do need them and I would never uh I have to acknowledge that and so I'm I'm appreciative. One of the only things I would say is, and this is a huge ask, um, is the lack of access from over on the fairgrounds area. Um, and I know with all the construction of Highway 37, there may be something already in the works that's above my pay grade, but right now there's there's folks who are carless and, you know, the transit is is

not as um is heavy. there's not as many routes that go from over um like Crest area, a fairgrounds area, um over to the Costco and Target area. And if we're thinking about equity and and access, there's a huge lack there. And if we had one of those moving are they called moving bridge overpass to get folks from one side of the city to the next. You know, we want everybody to work at the Costco. We want people to be able to walk home safely instead of, you know, navigating. So, thank you for that.

All right. Thank you for sharing. Are

there's no other questions or any other questions? All right. Um through the chair, I just wanted to add that um like the previous approval from 2020 did include a new uh buzz pumpout that the Lewis group will be installing at the corner of Turner Parkway and Adam Lane. But just as a reminder, you know, the action for this evening is just for correcting the zoning map and then the amendment to increase the residential units. Um so all right, great. Thank you. So there's no other questions or any comments. Uh I I motion to adopt a resolution recommending the city council. Uh for one, consider an ad addendum to certify the environmental impact report for Fairview at Northgate present to SQA guidelines section 15162 and 15164 to and two adopt an ordinance adopting an amendment to the Fairview at Northgate Master Plan PD24-00002 to increase the number of residential dwelling units from 178 28 to 245 and amending the zoning map PLN25-0110 to change the zoning designation of the subject property from residential medium destiny RMD the for the parcel 006904830 and regional commercial RC on the parcel 0069 048 04 0 through 050 5 to plan development PD and three an approved development review DVR24-000021 design review DR24-00008 and landscape review LR24-000015

and invested investing tenative map amendment TM24-00002 two.

I second the motion for the three amendments. We have five eyes and the motion carries.

Great. Again, thank you for the presentation and we're going to move to the next agenda item uh 7B uh which will hold a public meeting hearing to consider a resolution recommended by the city council amend the Valo municipal code by repealing and replacing chapter 16.303 303 accessory dwelling units and finding such action exempt from the requirements of the California Environmental Quality Act. Thank you. Quality act uh pursuant to public resources code section 211080.17 and SQL guidelines section 15282H. All right.

Good evening, chair and uh commissioners. Uh Hector Rojas, long range uh planning manager. Uh so tonight I have the pleasure of uh presenting the proposed update to the city's accessory dwelling unit ordinance. Um also uh ADU uh for short. Um so I have a presentation here uh as a quick overview. Um an ADU is a secondary residential unit on a lot with a primary dwelling. Uh it includes its own kitchen, bathroom and independent living facilities. Uh ADUs can take several forms including detached units, attached additions or conversions of existing space like garages. They provide a flexible housing option within existing neighborhoods and become have become an increasingly important part of housing production across California. In fact, in 2023, about one in five new homes built in the state was an ADU. So, why this ordinance update? Um, the primary reason for this update is that the state ADU law has changed significantly in recent years. Uh, these changes require cities to allow ADUs through a ministerial process and limit the types of local standards that can be applied. The city's housing element also includes a program uh program A3.11 that directs us to maintain consistency between our zoning code and state ADU law. Uh so this update is necessary um to ensure the city's ordinance remains compliant with current state requirements. Uh the proposed ordinance makes several updates to align the state law and improve uh clarity. Uh, it updates definitions and development standards, establishes a fully ministerial review process, and clarifies key uh,

requirements such as the 60-day approval timeline, applicable standards, and parking uh, rules. It also reorganizes the code to make it easier for both staff and applicants to understand and navigate. The graphic on the right here on the slide uh, illustrates the required processing timeline. uh applications must be deemed complete within 30 days and once complete must be approved or denied by the city within 60 days. Uh while the ordinance uh primarily aligns with state law, it does uh include two target improvements that to uh to further facilitate ADU development here in in Valleo. Uh first it exempts ADUs that are 500 square feet or less from parking requirements. Uh this is in addition to several uh parking exemptions that already are required under state law. Second, uh it streamlines the application process. Instead of requiring separate sequential planning and building applications like we do now, uh ADUs under the ordinance would be submitted through the building division and routed internally to planning. Uh these changes will reduce the cost and complexity for homeowners, simplify the permitting process and support the development of smaller, more attainable ADUs. So what are we seeing here in Valleo? Uh when it comes to ADUs, uh looking at local trends, approximately 186 ADUs are permitted in Valleo between 2018 and 2024. In 2025, the city issued uh planning approvals for 19 ADUs. Uh typical ADUs in Valleo are around 525 square feet, are usually detached, and are most commonly studios or one-bedroom units. Uh they are used both for housing family members and as rental units. This

data shows that ADUs are an active part of Valleo's current housing supply. Uh so what are we seeing? uh through outreach and survey data um through MTC. The most common challenge uh that uh folks identified here in Valleo um is understanding permit requirements. Uh in response, the city uh developed an ADU mini guide which I passed around um to you all to take a look. Uh and Valleo also participates in the Solano ADU website uh as part of a regional effort to uh provide resources to homeowners. The proposed ordinance itself also supports this effort uh to uh this effort by reorganizing and clarifying the regul regulations by ADU type. Overall, the goal is to provide clear objective standards that make the process easier uh to understand and navigate. It is important to note that the city's ability to regulate ADUs is largely defined by state law. ADUs must be approved ministerially and must and most development standards are uh set by the state. Uh this means that the city can't uh impose additional restrictive standards or deny applications that meet uh state requirements. Uh so this update uh is primarily about ensuring compliance uh and clarity uh while also including a small number of targeted improvements to facilitate ADU development and those are the uh parking and streamlining provisions that I mentioned in the earlier slide. So, that brings us to staff's recommendation for this item tonight. Um, we are recommending that the planning commission adopt uh the resolution accompanying the staff report recommending that the city council adopt the proposed ordinance. Uh, the ordinance is also exempt from SQUA because the state law um specifically exempts local ordinances adopted to implement state ADU law. Uh if

recommended for approval tonight, uh the item is tenatively scheduled for introduction at the May 26th city council meeting followed by submittal to the state department of housing and community development. Um staff would return to the planning commission and city council with any amendments if required by HCD. Uh so with that, uh I'd like to conclude my presentation and say that I'm happy to answer any questions you have. Great. Thank you. Uh, at this moment I don't have any questions, but I believe that any of my fellow commissioners have any questions or any comments.

Sure. One quick question. Uh, Hector, have you thought about um any pre-approved cataloges uh for ADUs that would uh further expedite review?

Yeah, that's a great idea. The state actually requires uh cities to um allow applicants like architects to submit um pre-approved plans to the building department so that uh other architects or other applicants can use those pre-approved plans. We currently do have that program in place. Um in the future once we identify funding uh the city could uh take a look at um having an outof uh house architect come into the city and actually app uh develop a uh catalog of pre-approved plans. So for example uh you know in a pre-approved plans for 500 square ft 70050 uh there's something similar that uh when I left Richmond we were working on and it's now in place also something in Pittsburgh that was in place. uh we just need to identify funding to actually pay the architects to develop those plans and then we also need to uh update those from time to time because the uh building codes do change. Um so that is potentially a phase 2 um ADU incentives that that we could look at.

Great. I think that would be a big help for phase two. And you know, you could consider some of the architects and homeowners that have already submitted plans to kind of create a best of list and um see what you could do to not necessarily have to uh scope uh a whole new design, but actually take kind of best of class of these 186 that have been approved in the last eight years and uh try to figure out ones that may have uh universal appeal. Absolutely. Thank you for the suggestion.

All right. Thank you for the I'm sorry. Well, thank you for the presentation. I think we can open this up for uh public comments through the chair. Uh currently do not have any members of the public interested in speaking on this item.

All right. Great. Thank you for the update. So while we're waiting, I guess we can move on to actually we can close the public comments and we can uh deliberate uh amongst ourselves on this project. Uh any other commissioners have any questions or any comments or anything they like? Right. I I think this is pretty straight

because I think this is pretty straightforward. uh thank you for the work is clear uh what the next steps are and it clear that it's in in alignment to the direction of city of valo what we're trying to accomplish in terms of housing and adus is a good uh option for additions for that to create that or for loved ones to look out for their family uh so I would like to make a motion uh to consider the resolution recommended recommending the city council amend municipal code by re reappilling repealing and replacing chapter 16.303 accessory dwelling units and finding such actions exempt from the requirements of the California Environmental Quality Act uh pursuant to public resource code section 211080.17 and SQL guidelines section 15282H

and I will second that And

we have five eyes and the motion carries. Great. All right. Thank you again for the presentation and we will move to the next agenda item which is written communications. To the chair we haven't received any written communications for this evening. Great. Thank you. Uh and we can move to the next agenda item which is report of the presiding officers and members of the planning commission. Uh uh secretary report.

Thank you chair. Um unfortunately I don't have the PowerPoint for this evening today but just to kind of give an update to the planning commission. We do have a tenatively scheduled um items to come before the planning commission on the first meeting in May, which include the general plan consistency for capital improvement projects for the public works department being presented before um the planning commission to ensure that they're consistent with the general plan as well as a request for major use permit for to add al off-site alcohol sales to an existing grocery store located at 480 Redwood Street. Um just want to let the planning commission know that one of the large another larger subdivision of 398 unit subdivision off Bes Lane uh we have kicked off the environmental impact report for that project. Um so we have once again started off on the environmental review. Uh that is a 398 unit subdivision that includes a apologies uh includes a density bonus to include uh 68 units for sale deed restricted for um moderate and low-income housing. Um so that project you know should be coming before the planning commission sometime in the near future probably towards the end of the year early of 2027. Um, and then we once again we have another a couple of items coming before the plan commissioner for the second meeting in May. Uh, which include the Mar Island development agreement annual update. Um, so that will be coming before the planning commission. Um, do want to let the commission know that I will not be here the next meeting on the May 4th. I will be actually out on vacation. So I'll have someone from my staff to be someone from my staff will, you know, be sitting here in my place. Uh Hector, I don't know if you have any updates for the long range.

Um yes. On my end, I just want to let the commission know that um I will be presenting before the housing and community development commission on uh May 7th. Uh there was a referral from council member Matias uh regarding um the city's potential application for a per housing designation. Um so hopefully if they do recommend that we take steps to put an application together, we'd come back to the city council and start evaluating our eligibility. Um that designation is a statewide designation. Um basically uh taking credit for a lot of the housing policies that we already have in place. I believe Valo is um eligible and it would open up a lot of uh different um opportunities for um large amounts of grant funds. Um so that would help with the affordable housing um you know uh issue here in Valo as well in future rounds. Um and then we also have a item going before city council on uh the 28th of this month uh regarding short-term rentals. Um the council is going to be directing staff to take a look at establishing a short-term rental ordinance or not and what that process would entail. So, those are the two updates that I wanted to make you aware of. Um, and actually, we're also having a another meeting on the 27th uh for city council as a study session item to update the council on all things Mayor Island. Uh, so that'll include uh an update on development agreements, on the Mayor Island specific plan, um, a couple of the mayor island projects like Connley corridor, beautifification plan, um, and there is one else I think Coral Sea Village as well. So, uh, for those of you that have the time, um, that meeting will be, I believe, at 7 o'clock. Um, so I would tune in on on Zoom if you want to hear an update on that. And that that concludes my report.

Uh, it's on the 27th. I'm sorry, Hector, you said through the chair. I'm sorry, you said what was that that council member Matias had suggested? Yeah. So he had requested that the housing and community development commission um provide a recommendation to city council as to what's next steps are needed um to make Valo eligible and apply for the proousousing designation that the state of California has. Um that program is administered by uh the housing and community development department at the state HCD and that would open um potential opportunities for Valo to apply to future grants that are earmarked specifically for those proousing designated communities.

Thank you. You're welcome. All right. Great. Thank you for the update. If we don't have any other questions or comments, uh then we can move to the next agenda item which is the secretary I mean the city attorney report. I have nothing to report. Thank you. Great. Thank you. And then we will move to the next item is report of the chairperson and members of the commission. I don't have anything to report. Uh any fellow commissioners have anything to report?

Very great. And we move to the next uh agenda item is report of the ad hoc subcommittees. I don't have a update or anything to share. Um we don't have ad hoc committee subcommittee yet. So we can move to the next agenda item which is um other and we start with item A which is review of the existing business corridors of the council referral.

Good evening commissioners. Can you hear me? Okay. Yes, we can hear you.

Okay. Um I I guess I'll I'll jump in at this point. I just wanted to share a reminder that um uh there was a request from council to review the business corridors as kind of an independent research assignment. Um I think some of you all have already been thinking about this. Um I know we did receive a draft written um writeup summary I guess of some suggestions from Commissioner Blind. Um I believe you were all provided a copy of that. So um we wanted to maybe give you an opportunity to discuss those preliminary comments amongst each other and then see um maybe if you want to um work from Commissioner Blind's draft. Um perhaps you can refine that further and then take that document forward. Um just a suggestion. Um but yeah, that's that's all I have to introduce this. just wanted to open it up if you all wanted to talk about this item further.

Yes, and I think that is a great idea and thank you for sharing. I do have a couple uh questions I would like to ask uh in regards of this individual assignment. Uh the expected due date is that May 10th or is it June 1st?

I I believe the time frame um provided was to provide a response back to council within 75 days which is the June 1st. However, um one of the components was to um somehow get some feedback or um participation I guess from the economic development commission. So, um I wanted to share that their next meeting is actually on May 13th. So, um I think if you all wanted to talk about um your suggested um policy recommendations and then perhaps you can share a copy of that written draft with the economic development commission. They can look at that and consider it at their next meeting and then you would be within that time frame to provide a response back to city council by early June. So, um I think it could work well if if you're ready to move it forward. Um but yeah, that's that's the suggestion.

Okay, great. Thank you. So, I guess we can open this up for comments.

I was gonna say um through the chair u Hello um um I can't think of your name. Isn't that terrible? Hi, planning director. But anyway, uh I I've kind of I just saw uh his his recommendations is right up like four minutes before I left home, but I could see they were very thorough and I was happy to see them. So I think if all of us get a chance to sit down and review them that we do have a good uh framework for and a very intelligent one, by the way, that we could use to go forward with our recommendations to city council as requested. That's my opinion.

All right. Great. Thank you. Yes. Um, can you uh help us understand what's uh and maybe this is one for our city attorney as well. What what are the steps we need to take uh formally in order to make this a council recommendation? Do we need to have a vote? Do we have to have a motion? Do we have to put it on an agenda? What what are the steps we need to take here? I think a resolution would be well, you could probably do you could probably get by with a motion with a with a motion. Um, we could draft a resolution if you would like. Pardon?

Through the chair. Um, I would probably suggest um a motion would would probably be sufficient. Um, I think this request is a little bit unique and something that we haven't done before. Um, in speaking with council member uh Matias, I think his goal was to have the commission really take ownership of this. So, um, I think our our hope as staff was that you would be able to to come up with something on your own and then kind of share that moving forward. Um, I think a motion would probably be the best way to get consensus though.

Well, if you did it tonight, you I mean, yeah. I don't When do you expect to do we we have a meeting on the 4th? Correct. I mean, we could come back with a resolution. It wouldn't be a staff. I mean we if if we wanted to take an action, you referred it to the economic plan, you know, economic development commission for their consideration and then you know to be if you wanted us to just draft some kind of shell and then you would attach what your your individual or you know whatever you come up with and we attach that as an exhibit. We can I can draft something for you if you want. I mean, it's not hard. I could do that.

Or if you want to just do a motion, that'd be fine, too. And we just hand it over, but it'd be more official in a resolution. No, I'd rather read it first. I'm just perusing through and help me understand. Thank you, Commissioner Blind, for this. I'm trying to understand if there were three different areas, right, that we were to focus on. Was it three or four? I thought it was Soma Boulevard, Sonoma Business Corridor, Tennessee corridor, and Mar Island. Yes, that's the three, right? Well, that's

I've got it here. Sonoma Boulevard, downtown and Waterfront District, Mar Island District, and then neighborhood corridors including Tennessee Springs and others. So, there's kind of a bit of a catchall fourth category. Oh, okay. I that I didn't get. So, uh before I would even want to move forward, I would need to I have to look this over before I made any decision on anything.

Yeah. Just to be clear, I wasn't advocating for any motion tonight. I think people should have a chance to do their own work and review whatever they've have in front of them today. I just wanted to understand what the steps are. So, if we have one more meeting, we know what we need to do at that next meeting. If it's going to get referred to economic development, we know what steps we have to take before it goes there. How official it needs to be. Do we need to vote? Uh these types of things. Yes. And I I would need additional time as well as I start putting together um my analysis and after review and everything I think deliberation one more meeting kind of tie everything together gives us a good opportunity. I think what blind to offer is a good framework to think about

uh and I'm just noticing from some of the things that I've looked at in his approach uh bringing everything together and discussing it so we can get a holistic view of what we can present. And I think it would great bring other great ideas for other planning commissioners to think about this direction and scope they want to go into this. But I think this is a good good starting point. So I think maybe next meeting that we have we can move the motion to move forward to present it to the economic development uh committee to review. Uh because there there are points that I see here uh cuz how I saw see the request was how can we streamline our our entitlement process uh that would spur economic development and housing development. And I can kind of see how those two work together in terms of policy. And one of the things that I've noticed here and just kind of just doing some background research, especially on the Mirror Island, it's like that would require a little bit more work uh considering what might be actually needed. I guess with the grounds keeps and things of that sort, I'm not sure if there's much analysis I can actually provide in that aspect. Uh but when I think about um one second here I have it you know simplified design and development standards as uh blinds have mentioned about the catalog uh for ADUs. I mean having something that's already been pre-approved that can help assist in that process where you don't have to go through a lengthy process because as I was from our previous uh meetings from before reviewing how all the other commissions come into play come into play and that that contributes to this entitlement process could create significant delays like going to the design review board or then coming to the planning commission and everyone meetings held at different times. That is an example right I believe right there that can minimize uh well improve

the streamline process in terms of approval and I guess that goes ties into the the ministerial process of uh of making any determinations of how we want to move forward in decision-m so I would need additional more time unless there's anything else I might have missed or you know could be included to think about this uh because it is very com is pretty complex to think about the overalling laws and how it will align with this state of California as well.

Were did they also want That's excellent point by the way. Did they want us to prioritize? Did I read that correctly? Were we to prioritize what was being um developed first or just the framework for for those four corridors? I I did I didn't read it that way. Okay. But I mean my advice to you to keep it I know you went into a deep dive chair or commissioner blind but I would keep it high level

because you're it's this would be too ownorous of a task you but you could do what you want and I would suggest that maybe you talk briefly now about how much time you want to all lot at the next meeting if you want to come with something prepared and you just kind of each have your own contribution or if you want to. Yeah, because I think otherwise, you know, we're going to have to somehow create a stew and I don't know how who would draft it and how we would get it done in one meeting. It would be hard. You know what I mean? Like I don't know how we would get it all

condensed into one document that would be like cohesive because you might have all you might all have different ideas and they might all be great. Yes. I I think we can allocate I don't know I don't know Kristen. Do you have ideas because this is your your

Yes. I think we can allocate uh an hour that time and if we don't go over an hour then we have that time back. So I think that I think that would be a direction to go in. Uh but I think leaning on some of the or leaning on the planning commission I mean planning division expertise and legal in terms of are we moving in the right direction of our assumptions. And so for an example is some of the lots that we have here available that are vacant lots is think of it that has these weird size or designs where it might be difficult to just have a a standard development on that particular property. How do we account for that without going through a lengthy design design review that can actually hold up the process and potentially discourage development on those particular parcels? uh what what and you know thinking about how do we take that uniqueness into into consideration and making an adjustment in terms of like if you have a lot size that is extremely narrow uh but if it meets standard isn't is zoned for you know say for instance low density the property doesn't necessarily might fall into showing any any marginal no profits there developing at that particular scale as opposed as if add a little bit more density where you can actually go up considering the narrow the block or making certain exceptions for that. I think so those would be some kind of the questions I would would ask for those particular parcels where that can hopefully maybe being in the direction of streamlining if that's even feasible. I don't know, Kristen, if

Oh, yeah. I was just going to add um if you wanted to take the um city attorney's advice of putting together a resolution, um perhaps you could consider either um individual written contributions that could just be attached if you want to write your own recommendations. Um or if you wanted to work from the version that um Commissioner Blind um shared with you all, maybe you all could like create your own edits to that and and discuss it at the next meeting to have one document attached. So I think there's maybe two different ways that you could approach this to kind of pull it all together in writing.

Yeah, just through the chair. That's kind of what I was hoping for is that this would create the template from which people could then excise parts of it that they don't agree with. Um add parts of it that they think are missing. And then that becomes then the the kind of document that's been cobbled together that represents something that we could have a motion towards and move forward given that we've got about 20 days before the economic development commission is going to meet and we want to get it to them before it goes to council on June 1st. So just to expedite time, I would recommend take a look at what I've provided. Take out whatever you don't think is something that you would endorse. add things that you would like to see included and then we can make motions to then add and subtract from there and to come up with what would be uh a combined document combined recommendation.

So are we going to set aside a meeting to do that work? I mean I don't know does it need to be fourth agenda? What do we Is that right? Yeah. Yes. Yeah. It'll be at the following following meeting which is the May 4th regular schedule planning commission meeting. Okay.

Should we be because he pretty much laid out so much details for us. Should we figure out now what areas folks are going to work on so that you know what I mean? So that way each person is designated a zone cuz there's plenty of us to I mean there's plenty different zones for us to each you know look at and review and as he suggested kind of you know look at what we wouldn't agree with. I mean it's a really good framework. So I, you know, I don't see a huge, you know, any huge changes or anything, but just so that we're all having our own work and and specific I have ADHD, so it's not going to work to work on every single thing. So yeah. So, I just want to add that

I just want to add that I don't believe that the city council is looking for like specific sites like at this site you can do this at this site you can do that. I think what they're looking for is more general more at a high level. Um, I think what council member Matias is really looking for is recommendations from the plane commission and e the economic development commission of what can we do in order to streamline the process or what can we do in order to encourage economic development happening in this major corridors along Sonoma Boulevard, Tennessee Springs Road where we're where currently as we see um if we drive through the city there's a lot of vacant buildings. There's a and there isn't a lot of development happening in the city. So I guess that what he's asking is what do we currently have and what do you guys believe are slowing the process down? What is discouraging development company happening to the city? So just kind of circling back to it just what is the recommendation coming from this planning commission? Are we looking at like should we consider increasing the density in like for example let's say the Sonoma Boulevard specific plan area or should we um another example let's say if someone's proposing 20 units and there's sequent exemptions out there maybe we can recommend that or kind of create the process for those type of developments to happen in the city. So per the

per the Brown Act, are we able to contact him on a one-on-one because I don't see a clear and thank you for that because I didn't have any clear direction from him at all and he nor did he come here if if he came I wasn't here. So I don't know how we're supposed to know what his mindset is and frame. I mean that would have been nice. Yeah. I mean like at the end of the day this is a council person's job actually. So I'm just trying to understand how we can better help and assist him.

Okay. I'm just going to ask answer the technical question because I can't. Um, it would not be a Brown Act violation if you contacted him, but you can't share it with anyone else. Private conversation. Um, I'm through the chair. I'm fine with working off this if I just need a a emailed copy. I didn't see it. I didn't I didn't see a copy in my email. I just was checking. I didn't see it. It came a little bit later. Did it? I didn't I didn't see it.

So, yeah. No, we we can after after the meeting we can send it again to everybody. So, so Yes. So

So for the direction I I just want to make sure get us like make sure we're all on the same page based on what you're saying and how we interpret what's going on. So we do have a framework that we can work with. Thank you blinds. This is great work here. Uh in addition, one of the requests was how can we how could we steam streamline the process is another request I guess is a requesting that with for those particular corridors if we see any opportunities uh that we that we believe that could be beneficial or we might feel like could be a hindrance or is there a way we can actually speed up the process if we see anything in the policy that's in alignment. Do we see opportunities there or do we see any uh economic opportunities where there's are any fundings available? If we can see that can relate to a particular project that can spur growth or things of that sort as well as development. If we see that in alignment, we can just kind of add it and we can kind of tackle it together. Uh blinds created a great template um framework to work from kind of it addresses a lot of those points in there because I read through it. Yes. Well, not completely because it's several pages later, but as I look through it, it addresses a lot of those different um uh options there available and it touches on everything and it provides us with a term so we can think about so we don't have to do any additional work. So I think that is a direction to go and I think uh with that for the most part from a holistic view might um be sufficient enough to move forward and pl provide to the city council. Commissioner Beasley Stanbury. I would just maybe do whatever you want or can do and that all it goes for all of you like whatever you feel you can and want to do is enough.

Sounds good through the chair. Yes. Um I I just wanted to add too that I think that the goal um I think what the council was looking for was your um perspective um as both a planning commissioner and also as a resident. Um so I don't think that um there's an expectation that it would be you know super highly technical but if you have certain um thoughts from from those perspectives I think that would be welcome as well.

Absolutely. Thank you and thank you for the guidance and blinds. Thank you again. Commissioner Blind, thank you again for this template. Did exempl exemplary work. I mean, amazing work here. Thank you. This is exemplary. So, I appreciate it. Uh, but if there uh not any other questions or any comments, I think we can move to the next uh line item or not, I guess we can move to the next line item, which is the work plan and the ad hoc subcommittees. And I think that we're going to put that on hold because uh Commissioner Maderas is not available today.

Yeah. Through the chair. Uh recommendation I do have for the commission is if we can continue this item for the next regular plan commission meeting once again because Commissioner Maderos isn't here. She's the one that's been taking the lead on um on this conversation of creating this ad hoc subcommittee. So I would recommend that we continue the conversation to the next regular schedule the planning commission meeting. Absolutely. I agree. I think we should move it to the next uh meeting when she's available. All right. And so that moves us to the last item uh to adorement. All right. Mhm.

I don't know. She just emailed us today saying I won't be able to make it today. That's it. I didn't see I didn't I wouldn't be surprised. I got a I didn't see Eric today. So Yeah, reach out to Kelly to see She