* This transcript was created by voice-to-text technology. The transcript has not been edited for errors or omissions, it is for reference only and is not the official minutes of the meeting.
          [CALL TO ORDER]
          [00:00:04]
          GOOD EVENING. 
          GOOD EVENING EVERYBODY. 
          WE'RE GONNA CALL THE MEETING TO ORDER AT SIX O'CLOCK. 
          I'M GONNA ASK OUR WONDERFUL CLERK TO TAKE THE ROLE. 
          COMMISSIONER BAUER. 
          ABSENT. 
          COMMISSIONER MOSES? HERE. 
          COMMISSIONER MCCAIN? HERE. 
          COMMISSIONER KUSON? HERE. 
          COMMISSIONER WIMAN. 
          ABSENT. 
          COUNCIL MEMBER CATER THOMPSON. 
          HERE. 
          CHAIR HOOPER. 
          HERE WE HAVE A QUORUM. 
          EXCELLENT. 
          THANK YOU. 
          UM, WITH THAT, WE'RE GONNA MOVE TO SEE IF WE HAVE ANY GENERAL PUBLIC COMMENT. 
          JUST GONNA TAKE A QUICK VIEW OR QUICK GANDER TO SEE IF ANYBODY HERE CAME FOR THAT. 
          I'M GONNA TAKE THAT AS A NO, AND JUST MOVE RIGHT THROUGH THAT THEN. 
          CHAIR, CHAIR. 
          SORRY, I DO WE HAVE ANY WRITTEN COMMENTS? SORRY, WE, WE RECEIVE NO GENERAL PUBLIC COMMENTS PRIOR TO THE MEETING. 
          EXCELLENT. 
          AND NOW WE'RE GONNA MOVE INTO PRESENTATIONS OF WHICH WE HAVE NONE. 
          UM, AND MOVE STRAIGHT TO 
          [APPROVAL OF MINUTES]
APPROVAL OF THE MINUTES. 
          UH, WE HAD MINUTES FROM MARCH 26TH. 
          DID ANYBODY HAVE ANY AMENDMENTS OR EDITS TO THE MINUTES? OKAY. 
          IF WE COULD, UH, COULD GET A ROLL CALL. 
          VOTE TO APPROVE THE MINUTES. 
          COMMISSIONER BAUER, ABSENT. 
          COMMISSIONER MOSES, I'D LIKE TO ABSTAIN SINCE I WASN'T HERE. 
          COMMISSIONER MCCARLEY? YES. 
          COMMISSIONER KUSON? YES. 
          COMMISSIONER WIMAN. 
          ABSENT. 
          COUNCIL MEMBER CATER THOMPSON? YES. 
          YES. 
          CHAIR HOOPER? YES. 
          THE MINUTES ARE APPROVED. 
          GREAT. 
          AND WITH THAT, WE WILL MOVE 
          [PUBLIC HEARINGS AND MATTERS FOR CONSIDERATION]
INTO PUBLIC HEARINGS. 
          AND FOR TONIGHT WE HAVE A BARN BURNER OF A TOPIC. 
          WE'RE GOING TO BE GOING THROUGH OUR GENERAL PLAN UPDATE PRESENTATION, WHERE WE WILL BE TALKING ABOUT AND REVIEWING THE DRAFT POLICY FRAMEWORKS AND LAND USE ALTERNATIVES. 
          AND WITH THAT, I WANT TO INVITE HEATHER HINES AND THE REST TO START THE PRESENTATION. 
          THANK YOU. 
          THANK YOU. 
          CHAIR HOOPER COMMISSIONERS. 
          UM, WE ARE PLEASED TO BE HERE BEFORE YOU TONIGHT TO CONTINUE OUR CONVERSATION ABOUT THE GENERAL PLAN. 
          UM, WE ARE IN A REAL PIVOTAL POINT WITH THIS PROCESS, AND WE ARE HAPPY TO BE HERE TO REPORT OUT ON WHERE WE ARE AND WHERE WE'RE HEADED. 
          NEXT SLIDE PLEASE. 
          SO THIS IS BECOMING A, A COMMON VISUAL, HOPEFULLY TO, UM, EVERYBODY HERE, INCLUDING PEOPLE WATCHING AT HOME AND IN THE AUDIENCE. 
          SO THIS IS REALLY SHOWING OUR ROADMAP. 
          UM, WE ARE BETWEEN NUMBER FOUR AND NUMBER FIVE, INCHING CLOSER TO NUMBER FIVE, WHICH IS ALTERNATIVES. 
          SO AS I MENTIONED, WE'RE MO MOVING BETWEEN TWO REAL PIVOTAL COMPONENTS, UM, OF THE PLAN. 
          UM, AND SIMULTANEOUSLY OR CONCURRENTLY, WE ARE ALSO, UM, PROCESSING. 
          UM, AND WE'VE RECEIVED COMMENT, UM, ON THE BLUEPRINT FOR CARBON NEUTRALITY. 
          SO REAL, UH, THREE REALLY BIG COMPONENTS OF THIS PLAN ARE HAPPENING RIGHT NOW. 
          UM, AND WE ARE STILL FOCUSED ON AN ADOPTION OF THE GENERAL PLAN IN LATE 2025, WHICH IS OUR MARKER THAT WE'RE MOVING TOWARDS. 
          NEXT SLIDE, PLEASE. 
          SO I'M GONNA PROVIDE A REAL BRIEF OVERVIEW OF WHAT WE'RE HERE TO TALK ABOUT TONIGHT. 
          UM, SO A NUMBER OF THESE THINGS, UM, MY COLLEAGUES WILL GO INTO, UM, A, A HIGHER LEVEL OF DETAIL, UM, AS WE MOVE THROUGH THEM. 
          BUT, UM, WANTED TO START, ONE OF THE THINGS WE ARE, UM, TALKING ABOUT TONIGHT ARE THE POLICY FRAMEWORKS. 
          SO THE DRAFT POLICY FRAMEWORKS HAVE BEEN RELEASED FOR PUBLIC, UM, REVIEW AND DISCUSSION. 
          SO TONIGHT IT'S REALLY OUR OPPORTUNITY TO INTRODUCE THE PLANNING COMMISSION TO THE POLICY FRAMEWORKS, UH, PROVIDE A BIT OF AN OVERVIEW OF THE ORIGINS OF THESE DOCUMENTS, ALL OF THE INPUTS THAT HAVE HELPED US DRAFT THESE DOCUMENTS, AND TALK A LITTLE BIT ABOUT THE PLANNING COMMISSION'S ROLE IN THE REVIEW AND THE PLANNING PROCESS WITH THOSE FRAMEWORKS. 
          UM, THE FRAMEWORKS ARE, AS I MENTIONED, CURRENTLY BEING REVIEWED BY MEMBERS OF THE PUBLIC. 
          THEY'RE POSTED ONLINE AND WE ARE WORKING TOWARDS, UM, A COMMUNITY WORKSHOP ON MAY 11TH, UM, TO, UH, ANSWER QUESTIONS, KIND OF RAISE ADDITIONAL AWARENESS AND TALK ABOUT THESE FRAMEWORKS. 
          THE GENERAL PLAN ADVISORY COMMITTEE IS ALSO REVIEWING THESE FRAMEWORKS RIGHT NOW IN THEIR WORKING GROUPS. 
          UM, SO BROKE UP INTO DIFFERENT GROUPS TO LOOK AT 
          [00:05:01]
SPECIFIC SECTIONS, UH, OTHER COMMISSIONS, COMMITTEES AND BOARDS. 
          OUR CCBS ARE GOING TO BE KICKING OFF THEIR REVIEW STARTING IN MAY, UM, AND GOING TO EACH OF THE COMMISSIONS, COMMITTEES AND BOARDS REALLY FOCUSED ON THE FRAMEWORKS THAT LINE UP WITH THAT INDIVIDUAL BOARD'S PURVIEW. 
          SO REALLY UTILIZING OUR CCBS AS EXPERTS, RESIDENT EXPERTS, UM, AND GETTING INPUT ON, ON THOSE FRAMEWORKS THAT ALIGN WITH, WITH THEIR REVIEW. 
          UM, AND THEN PLANNING COMMISSION. 
          SO ONE OF THE THINGS WE ARE GOING TO TALK ABOUT A LITTLE BIT AS PART OF THIS PRESENTATION, AND THEN YOU ALL ARE GOING TO, UM, TALK ABOUT IN MORE DETAIL AS PART OF THE NEXT AGENDA ITEM IS FORMING AD HOC COMMITTEES TO MAKE YOUR WAY THROUGH SPECIFIC POLICY FRAMEWORKS THAT ARE RELATED TO THE PLANNING COMMISSION'S REVIEW. 
          NEXT SLIDE, PLEASE. 
          THE SECOND COMPONENT THAT WE'RE GONNA TALK ABOUT TODAY IS OUR, ARE THE LAND USE ALTERNATIVES. 
          UM, SO WANNA INTRODUCE THIS, GO INTO SOME OF THE CONTEXT AND BACKGROUND AND GET ANY INPUT FROM THE PLANNING COMMISSION, NOT SO MUCH ON THE SPECIFICS OF EACH DETAIL OF THE LAND USE, BUT MORE IN TERMS OF ARE THESE QUESTIONS WE'RE PREPARING TO GO OUT TO THE PUBLIC WITH THE RIGHT QUESTIONS TO BE ASKING? DID WE OVERLOOK SOMETHING? UM, AND KIND OF BRING THE COMMISSION ALONG WITH ALL OF THE INPUTS THAT HAVE INFORMED THESE LAND USE, UM, ALTERNATIVES AND AREAS OF CHANGE. 
          UM, WE DO HAVE SOME OF OUR CONSULTANT TEAM HERE TONIGHT TO REALLY HELP FOCUS ON SOME OF THOSE CONTEXTUAL AND BACKGROUND FACTORS, UM, INCLUDING, UH, FISCAL CONTEXT, TRANSPORTATION, UM, AND LAND USE. 
          AND YOU RECENTLY HAD A PRESENTATION, UM, FROM OUR COLLEAGUES, UH, RELATED TO FLOOD RESILIENCY BEING A SIGNIFICANT, UM, INPUT INTO THESE FRAMEWORKS AND INTO LAND USE IN PARTICULAR. 
          UH, WE'LL ALSO TOUCH ON SOME OF THE TOPICS, UM, THAT HAVE REALLY HELPED FORM, UM, THE AREAS OF CHANGE THAT WE'RE LOOKING AT. 
          ONE BEING THE 15 MINUTE CITY, WHICH IS THE TOPIC THAT THE, UM, S STAT LOOKED AT AND WAS A REAL IMPORTANT COMMUNITY, UM, PREFERENCE TO FOCUS OUR REVIEW AS PART OF THE GENERAL PLAN ON ON THAT CONCEPT. 
          UM, WE'LL ALSO TALK ABOUT WHAT THE GENERAL PLAN ADVISORY COMMITTEE'S RECOMMENDATIONS HAVE BEEN AS WE'VE BEEN TALKING ABOUT THESE AREAS OF CHANGE. 
          SOME DISCUSSION ABOUT ACCESSIBILITY ANALYSIS THAT HAS COME OUT OF LOOKING AT SOME OF THE TRANSPORTATION IMPROVEMENTS, EXISTING CONDITIONS, OUR ACTIVE TRANSPORTATION PLAN. 
          UM, SO HAVING THAT INFORM, INFORM THE DISCUSSION AS WELL AS TOPICS LIKE LOOKING AT CENTERING LAND USE CHANGE IN OUR CORE ACTIVATING CORRIDORS. 
          AND AGAIN, THOSE 15 MINUTE CENTERS. 
          AND WHAT DO WE NEED FOR THOSE 15 MINUTE CENTERS TO BE SUCCESSFUL AS WE MOVE FORWARD. 
          SO AS, AS WE GET INTO THAT AND START LOOKING AT THE MAPS, YOU'LL NOTICE THAT THOSE AREAS OF CHANGE ARE REALLY INFILL AND COME AT THE CENTER OF THE COMMUNITY OR ALONG THOSE CORRIDORS. 
          AND ONE OF THE THINGS THAT IS ALSO A TOPIC, AND YOU MIGHT NOT SEE IN THE AREAS OF CHANGE, BUT THE EVOLUTION OF OUR SINGLE FAMILY NEIGHBORHOODS, MUCH OF PETALUMA, OUR SINGLE EXISTING, SINGLE FAMILY NEIGHBORHOODS, A LOT OF STATE LAW, UM, COMING AT US WITH CHANGES OR POTENTIAL CHANGES OR, UH, OPPORTUNITIES FOR CHANGE IN THOSE AREAS. 
          SO THAT BEING ANOTHER TOPIC THAT WE'LL TOUCH ON THIS EVENING. 
          NEXT SLIDE. 
          SO OUR GOALS FOR TONIGHT'S MEETING, IT'S REALLY TO PRESENT TO THE PLANNING COMMISSION A BRIEFING ON THE POLICY FRAMEWORKS, THE REVIEW PROCESS, THE INPUTS, UH, DISCUSS THE FORMATION OF AD HOC COMMITTEES. 
          AND THAT, AS I MENTIONED, THAT'S GONNA BE PART OF ITEM THREE THAT YOU'LL BE DISCUSSING, BUT WE'LL KIND OF TEE IT UP, UH, FOR THAT, THAT SUBSEQUENT DISCUSSION. 
          UH, AND PROVIDE A PRESENTATION ON LAND USE ALTERNATIVES PROCESS AND GET YOUR INPUT ON KEY CONSIDERATIONS, UM, FOR THAT LAND USE DISCUSSION AS WE MOVE TO INPUT FROM THE COMMUNITY. 
          UM, AND WE ALSO WILL TALK ABOUT THE CCB MEETINGS. 
          THERE'S A NOTE HERE, YOU KNOW, THAT THERE'S A NUMBER OF CCB MEETINGS COMING UP. 
          THOSE ARE OUR COMMITTEE COMMISSIONS AND BOARDS. 
          UM, AND THEY WILL PROVIDE A GOOD OPPORTUNITY FOR PLANNING COMMISSIONERS, MEMBERS OF THE PUBLIC, UM, TO BE INVOLVED IN THOSE DISCUSSIONS. 
          NEXT SLIDE, 
          [00:10:01]
PLEASE. 
          UH, I'M NOT GONNA GO THROUGH THIS LIST, BUT I THINK IT'S IMPORTANT REALLY TO REALIZE ALL OF THE INPUTS THAT HAVE BEEN COMING OUT OF THIS GENERAL PLAN UPDATE PROCESS THAT HAVE BEEN PART OF THE INFORMATION WE'RE DISCUSSING TONIGHT. 
          SO THESE DIFFERENT, DIFFERENT, UM, DOCUMENTS, INPUTS STUDIES ARE INFORMING WHAT YOU'RE GONNA SEE WITH THE POLICY FRAMEWORKS AND THE LAND USE ALTERNATIVE. 
          SO WE'RE AT, AS I MENTIONED, THIS REALLY PIVOTAL POINT IN THIS LARGE PROCESS. 
          AND ALL OF THESE THINGS WE'VE BEEN WORKING ON FOR THE LAST COUPLE YEARS ARE FINALLY COMING TOGETHER, UM, FOR WORK PRODUCT. 
          NEXT SLIDE. 
          SO MOVING INTO A LITTLE BIT MORE ABOUT THE POLICY FRAMEWORKS. 
          YOU SAW THIS GRAPHIC, UH, AT OUR LAST MEETING LAST MONTH, TALKING ABOUT SEA LEVEL RISE, UM, AND FLOOD MAPPING. 
          AND AS A OVERVIEW OF THE GENERAL PLAN PROCESS. 
          AND REALLY WHAT THIS IS SHOWING IS HOW ALL OF THESE INPUTS COME TOGETHER. 
          SO THE FLOOD PLAIN AND SEA LEVEL RISE IS A HUGE INFORMER OF OUR LAND USE ALTERNATIVES. 
          UH, THE LAND USE ALTERNATIVES AND THE POLICY FRAMEWORKS COME TOGETHER, THE BLUEPRINT IN INFORMS THE POLICY FRAMEWORKS. 
          SO ALL OF THESE THINGS ARE COMING TOGETHER, AND ULTIMATELY, THEY'RE ALL PART OF WHAT WE WILL LOOK AT IN THE FUTURE AS THAT DRAFT PLAN. 
          ALSO, ONCE WE HAVE THE ALTERNATIVE, THE ENVIRONMENTAL REVIEW, THE EIR PROCESS, WE'LL START. 
          AND THAT WILL ALSO INFORM, UM, ASPECTS OF THE PLAN. 
          SO JUST LOOKING AT HOW ALL OF THOSE THINGS COME TOGETHER. 
          THEY ARE NOT ALL SEPARATE PARTS, THEY'RE REALLY, UM, THE SUM OF ALL THOSE PARTS IS WHAT WE'RE LOOKING, LOOKING AT. 
          NEXT SLIDE AND THE POLICY FRAMEWORKS. 
          WE HAVE 14 POLICY FRAMEWORKS, DRAFT POLICY FRAMEWORKS, UM, AGAIN, INFORMED BY THE HOUSING ELEMENT, THE EXISTING CONDITIONS REPORT, THE VISION AND GUIDING PRINCIPLES. 
          ALL OF THESE PIECES HAVE GONE INTO THESE FRAMEWORKS. 
          ALL OF THESE FRAMEWORKS ARE OUT FOR INPUT AND WE'LL COME TOGETHER TO INFORM THE DRAFT GENERAL PLAN. 
          AND YOU HAVE THAT KIND OF CONSTANT INPUT FROM THE PUBLIC, FROM THE GPAC, FROM THE CCB, FROM THE CITY COUNCIL IMPACTING, UM, AT EACH, EACH STEP ALONG THE WAY. 
          SO, AGAIN, 14 POLICY FRAMEWORKS WERE RELEASED IN MARCH. 
          UM, WELL, 12 WERE RELEASED IN MARCH. 
          THE LAND USE FRAMEWORK AND THE FLOOD RESILIENCY FRAMEWORK HAVE NOT BEEN RELEASED YET. 
          SO THOSE, BECAUSE THEY WERE, UM, INFORMING EACH OTHER SO MUCH, THOSE ARE STILL DOING SOME REFINEMENT AND WILL BE RELEASED SOON. 
          SO YOU'VE GOT 12 OF THE 14 THAT ARE CURRENTLY AVAILABLE ON THE GENERAL PLAN WEBSITE. 
          UM, AND ONE THING I I WANNA KIND OF JUST TOUCH ON IS HOW MUCH THESE FRAMEWORKS ARE INTERRELATED. 
          SO YOU MIGHT HAVE A SEPARATE FRAME FRAMEWORK, UM, FOR LET'S SAY, UM, ENVIRONMENTAL JUSTICE AND IT'S ITS OWN FRAMEWORK. 
          IT WILL BE ITS OWN ELEMENT IN THE GENERAL PLAN. 
          BUT A LOT OF THE CONCEPTS THAT ARE TALKED ABOUT IN ENVIRONMENTAL JUSTICE SECTION, WELL THEN YOU'LL SEE IN, UH, INFRASTRUCTURE OR TRANSPORTATION. 
          AND SO THEY ARE ALL INTERRELATED. 
          YOU WILL SEE COMMON THEMES COME UP, OR CLIMATE WILL COME UP IN A LOT OF THESE DIFFERENT FRAMEWORKS. 
          SO SOMETHING TO KIND OF, UM, KEEP YOUR AWARENESS WHEN YOU'RE REVIEWING THEM ON HOW THEY ALL COME TOGETHER. 
          AND YOU'LL SEE REPEAT THEMES OR ITEMS, UM, THAT MIGHT BE A POLICY IN ONE AND BECOMES, UM, A SEPARATE BUT RELATED POLICY IN ANOTHER FRAMEWORK. 
          NEXT SLIDE. 
          SO AS I PREVIOUSLY MENTIONED, WE ARE LOOKING FOR INPUT FROM OUR CCBS ON SPECIFIC FRAMEWORKS THAT ALIGN WITH THEIR PURVIEW. 
          SO FOR INSTANCE, OUR HISTORIC AND CULTURAL PRESERVATION COMMITTEE IS REALLY OUR CITY'S RESIDENT EXPERTS ON HISTORIC PRESERVATION. 
          AND SO THEY ARE GOING TO BE DOING THAT DEEP DIVE INTO, UH, THE HISTORIC PRESERVATION FRAMEWORK. 
          AND SO, UM, AS WE GET THAT REAL FOCUS, DEEP DIVE FROM THOSE RESIDENT EXPERTS, I JUST WANT THIS GROUP, THIS COMMISSION TO KNOW THAT WHILE MAYBE I, I GUESS I WANT YOU TO KNOW THAT THE CONFIDENCE THAT OUR RESIDENT EXPERTS ARE DOING THE DEEP DIVE. 
          SO YOU MIGHT NOT HAVE ALL OF THE FRAMEWORKS IN YOUR AD HOCS, THAT DOESN'T MEAN THEY'RE NOT GETTING THE, THE TIME AND ATTENTION. 
          WE'RE JUST TRYING TO FOCUS 
          [00:15:01]
WHERE THAT EXPERTISE IS TO DO THE DEEP DIVE. 
          AND THERE'S OPPORTUNITIES FOR ANY MEMBER OF THE PUBLIC, ANY PLANNING COMMISSIONER TO PROVIDE INPUT THROUGH A RANGE OF WAYS THAT WE'LL TALK ABOUT, UM, ON ANY OF THEM. 
          BUT, UM, HAVE THAT CONFIDENCE THAT THOSE, THOSE COMMITTEES AND COMMISSIONS THAT ARE FOCUSED ON EACH OF THE FRAMEWORKS, WE'LL BE DOING THAT DEEP DIVE. 
          UM, ONE THING I WANNA HIGHLIGHT HERE TOO IS ON THIS SCHEDULE, UH, YOU'LL SEE OUR PLAN FEST, WHICH IS MAY 11TH. 
          THAT IS OUR COMMUNITY EVENT WHERE WE WILL HAVE STATIONS WITH ALL OF THE FRAMEWORKS, WE WILL HAVE, UM, MEMBERS OF STAFF, MEMBERS OF OUR CONSULTING TEAM. 
          AND WE'RE HOPING TO HAVE MEMBERS OF GENERAL PLAN ADVISORY COMMITTEE KIND OF THERE AS THE AMBASSADORS AND, UM, AND, UH, THE AUTHORS OF THESE FRAMEWORKS TO BE ABLE TO DO THAT DEEPER DIVE WITH PEOPLE WHO ARE INTERESTED. 
          SO, UM, WE LOOK FORWARD TO SEEING YOU ALL THERE. 
          NEXT SLIDE. 
          UH, THIS OUTLINES A LITTLE BIT OF WHAT YOU HAVE TO LOOK FORWARD TO. 
          UM, SO WE ARE TOUCHING ON THESE TOPICS TONIGHT. 
          YOU WILL BE, UM, FORMING YOUR AD HOCS. 
          WE WILL BE CHECKING BACK IN NEXT MONTH TO JUST KIND OF MAKE SURE, UH, THAT THE, THAT AD HOC PROCESS IS MOVING SMOOTHLY FOR ALL OF YOU. 
          UH, IF WE CAN ANSWER ANY QUESTIONS. 
          UM, AND THEN THAT THOSE AD HOCS WILL KIND OF START PROVIDING THAT FEEDBACK ON THE FRAMEWORKS, UM, TO THE LARGER COMMISSION FOR, FOR THAT DISCUSSION. 
          UM, AND THEN YOU'LL SEE IN JULY WE HAVE THE LAND USE FRAMEWORK COMING. 
          SO OBVIOUSLY THE LAND USE FRAMEWORK, WE WANT ALL OF YOU TO REVIEW THAT IS REALLY THE PIVOTAL POINT OF YOU ALL'S REVIEW. 
          SO, UM, THAT IS SOMETHING TO LOOK FORWARD TO. 
          NEXT SLIDE. 
          AND TOUCHING BRIEFLY ON THE AD HOCS. 
          UH, SO THE CONCEPT IS TO ESTABLISH TWO AD HOCS, UH, HAVING THE CHAIR AND VICE CHAIR SERVER ROLE TO REALLY FACILITATE, UM, EACH OF THOSE AD HOCS ACTIVITIES. 
          UH, OBVIOUSLY PLANNING STAFF AND THE CONSULTING TEAM AS NEEDED. 
          WE'RE HERE TO SUPPORT, UM, IF THERE'S QUESTIONS OR IF THERE'S ANYTHING WE CAN DO TO SUPPORT YOUR REVIEW. 
          WE'VE BROKEN DOWN, UM, THE FRAMEWORKS INTO TWO AD HOC, SO THE FIRST, UH, FLOOD RESILIENCE, MOBILITY, TRANSPORTATION AND PARKS AND AD HOC TWO COVERING ECONOMIC DEVELOPMENT INFRASTRUCTURE AND UTILITIES AND NOISE. 
          UM, AND THEN ENVIRONMENTAL JUSTICE AND NATURAL ENVIRONMENT. 
          WE WERE GOING TO DO A COMBINED REVIEW SESSION, UM, AND THEN FLOOD RESILIENCE AND FRAMEWORK. 
          I JUST WANNA KIND OF MAKE SURE WE'RE ALL ARE ON THE SAME PAGE. 
          THOSE HAVE NOT BEEN RELEASED YET, BUT THEY ARE FORTHCOMING. 
          AND NEXT SLIDE. 
          SO REALLY THE AD HOC REQUEST IS A WAY TO PROVIDE CONSOLIDATED COMMENTS ON THOSE ASSIGNED FRAMEWORK WITHOUT EACH OF YOU DOING A DEEP DIVE INTO SIX DIFFERENT FRAMEWORKS AND THEN TRYING TO, UH, YOU KNOW, COME TOGETHER AND GET CONSENSUS COMMENTS. 
          IT'S REALLY JUST A WAY TO ORGANIZE SO THAT YOU CAN PROVIDE, UM, THOUGHTFUL, UM, FOCUSED FEEDBACK THAT BACK TO THE GENERAL PLAN TEAM. 
          UH, WE HAVE SOME, UH, FEEDBACK FORMS. IT'LL HELP KIND OF ORGANIZE THOUGHTS, UM, FOR YOUR AD HOCS. 
          UM, DISAGREEMENTS MIGHT COME UP IN THE AD HOC, THAT'S FINE TO NOTE THAT. 
          BUT ULTIMATELY THOSE AD HOCS WILL COME BACK AND REPORT OUT TO THE LARGER, THE LARGER COMMISSION, UM, BEFORE, UM, FORMALIZING THEIR REVIEW COMMENTS BACK TO STAFF AND THE CONSULTING TEAM. 
          SO I THINK THAT IS ALL I HAVE TO SAY, . 
          UM, AND IS THERE ANY QUESTIONS ON JUST THAT FIRST KIND OF THE LOGISTICS? RON? I'M GONNA HAND IT OVER TO RON NEXT AND HE'S GONNA START DOING KIND OF A, A DEEPER DIVE. 
          RON AND TROY ARE GONNA DO A DEEPER DIVE INTO LAND USE AND, UM, AND SOME OF THE FRAMEWORK DISCUSSION. 
          WE HAVE DEREK HERE TO TALK ABOUT FISCAL. 
          UM, AND WE HAVE MATT HERE TO TALK ABOUT TRANSPORTATION AND KIND OF HOW THOSE FEED BACK INTO WHAT, WHAT WE WERE, WHAT WE WERE GONNA COVER TONIGHT. 
          SO IS THERE ANY QUESTIONS THAT I CAN ANSWER ABOUT WHAT I JUST COVERED? UH, JUST A QUICK, I WANNA ADVOCATE TO INCLUDE IN OUR CCBS EXPERTISE, UH, PUT A LITTLE NOTE IN THERE FOR THE TREE COMMITTEE, POTENTIALLY ON NATURAL ENVIRONMENT TO BE ENGAGED. 
          I DON'T KNOW WHAT THE AGENDA IS COMING UP, BUT I JUST DIDN'T SEE IT ON 
          [00:20:01]
THE LIST. 
          I THINK THE PLAN, AND CORRECT ME IF I'M WRONG, RON, I THINK THE PLAN IS TO HAVE A JOINT MEETING OF THE TREE ADVISORY COMMITTEE AND RECREATION MUSIC PARK. 
          YEAH, THERE IT IS. 
          I SEE IT THERE TO DO BOTH PARKS AND NATURAL ENVIRONMENT AND PUBLIC FACILITIES. 
          ROGER THEN YEAH, TWO, TWO QUESTIONS. 
          UM, WITH THE LAND USE ALTERNATIVES, WILL THERE ALSO BE ALTERNATIVES FOR THE CENTRAL BUSINESS DISTRICT MORE DETAILED OR IS IT ALL PART OF THE LAND USE GENERAL PLAN? LIKE A KIND OF GET DOWN INTO LIKE A SPECIFIC PLAN LEVEL? WELL, JUST, JUST MORE DETAILED IN TERMS OF WHAT THE DOWNTOWN NEEDS TO BECOME OR WHAT THE POLICIES ARE AND WHAT THEY'RE TRYING TO, TO CREATE, UH, WHICH IS MORE, MUCH MORE DETAILED THAN A GENERAL. 
          JUST A QUESTION, RON, YOU WANNA YEAH, THAT'S A GREAT, THAT'S A GREAT QUESTION. 
          UH, GOOD EVENING. 
          I'M RON WHITMORE. 
          I'M A PRINCIPAL WITH RAYMOND ASSOCIATES AND PROJECT MANAGER FOR THE PETALUMA GENERAL PLAN UPDATE. 
          WE, AS, AS YOU MAY KNOW, THE CURRENT GENERAL PLAN HAS A SIGNIFICANT SECTION OF ONE OF THE CHAPTERS DEVOTED SPECIFICALLY TO SUB AREAS IN THE CITY. 
          AND I THINK THAT MAY BE WHAT YOU'RE REFERRING TO. 
          WE DO INTEND TO DO THAT IN THIS GENERAL PLAN UPDATE. 
          WE'VE BEEN WAITING TO WORK ON THE POLICIES FOR THOSE SUB AREAS UNTIL WE GET THROUGH SOME INITIAL REVIEW OF BOTH THE LAND USE POLICY FRAMEWORK AND THROUGH THE LAND USE ALTERNATIVES PROCESS, SO THAT WE CAN TAKE THAT THEN MORE FOCUSED AREA, SPECIFIC LOOK TO MAKE SURE THERE ARE POLICIES THAT ARE VERY FOCUSED ON AREAS THAT HA THAT HAVE UNIQUE CHARACTERISTICS DEMOGRAPHICALLY, ECONOMICALLY FROM A HOUSING PERSPECTIVE, ET CETERA. 
          SO IS THAT, IS WAS, DOES THAT ANSWER YOUR QUESTION? YEAH, YEAH. 
          THE, THE OTHER QUESTION IS, UM, IN THE OUTLINE IT'S LAND USE AND COMMUNITY CHARACTER AND THEN AS WE GET FURTHER IT'S LAND USE AND NOTHING ELSE IS MENTIONED ABOUT COMMUNITY CHARACTER. 
          I, I, THE QUESTION IS, IS COMMUNITY CHARACTER PART OF THE LAND USE STUDY? AND IS WILL THAT BE PART OF THE DOWNTOWN, UH, STUDY? SO IN OUR CURRENT, IN, IN OUR CURRENT GENERAL PLAN, THE COMMUNITY CHARACTER SECTION, I BELIEVE IS THE SUB AREAS IN OUR CURRENT GENERAL PLAN. 
          AND SO THAT'S, THAT'S EXACTLY WHAT IT'S DOING. 
          IT'S TAKING IT DOWN KIND OF A, A, A SLIGHTLY MORE FOCUSED DISCUSSION OF EACH OF THE SUB AREAS AND WHAT MAKES THEM, WHAT GIVES THEM THE CHARACTER THAT THEY HAVE OR THE DESIRED CHARACTER. 
          AND SO WE ARE GOING TO BE LOOKING AT DOING SOMETHING SIMILAR AND THE CBD WILL BE ONE OF THE SUB AREAS. 
          YEAH, I THINK NOW IT'S THE DOWNTOWN CORE I THINK IS WHAT IT'S, IT'S IDENTIFIED AS IS ONE OF THE SUB AREAS. 
          OKAY. 
          THANK YOU JESSICA. 
          THANK YOU. 
          UH, FIRST OF ALL, MUZZLE OV TO STAFF AND THE CONSULTANTS. 
          YOU GUYS HAVE DONE A LOT OF WORK AND TO THE, UH, GPAC AS WELL. 
          LOTS AND LOTS OF INPUTS CLEARLY. 
          AND I THINK WE'VE ALL HAD THE EXPERIENCE OF TRYING TO LIKE EDIT A TERM PAPER AS A TEAM  AND IF BE LIKE, I'M ON B ONE AND YOU'RE ON B TWO AND 2.2. 
          SO I JUST WOULD LOVE TO HEAR A LITTLE BIT MORE ABOUT HOW WE CAN, UM, BE AS HELPFUL AS WE CAN. 
          OBVIOUSLY WE AREN'T HERE TO BE THE EDITORS OF THIS, YOU KNOW, MASSIVE PROJECT THAT YOU GUYS AND OTHERS ALL HAVE WORKED SO HARD ON. 
          AND WE'RE NOT INTENDING TO BE THE, YOU KNOW, LAYING THE HAMMER DOWN , UM, WITH BIG RED PENS. 
          SO I JUST WOULD LOVE TO HEAR MORE ABOUT HOW WE CAN SORT OF LIKE BE MOST HELPFUL IN OUR INPUTS TO WHAT IS ALREADY MANY INPUTS. 
          MM-HMM, . 
          SO ONE OF THE THINGS AND, AND WE'RE REALLY LOOKING TO FOCUS THE WAY WE RECEIVE INPUT AND, AND SOME OF THIS, UH, THE BLUEPRINT FOR CARBON NEUTRALITY, WE RECEIVED OVER A THOUSAND COMMENTS, MAYBE EVEN MORE THAN THAT, MAYBE A THOUSAND COMMENTS BEFORE CCBS, I, I CAN'T REMEMBER, BUT A LOT OF COMMENTS. 
          AND THEY KIND OF RANGED FROM, YOU KNOW, A COMMENT LIKE WE NEED, WE NEED A LEAF BLOWER, UM, ORDINANCE TO LIKE VERY SPECIFIC WORDING OR SOMETHING. 
          SO ONE OF THE THINGS WE ARE TRYING TO DO, AND WE, IF WE HAVE NOT ALREADY, I THINK IT WENT OUT, BUT I'M NOT SURE PROVIDE SOME LIKE FORMS THAT WE'RE HOPING TO GET PEOPLE TO FOLLOW THE FORMAT OF THOSE COMMENT FORMS, UM, BECAUSE IT MAKES IT SO MUCH EASIER TO SORT AND FOCUS AND, AND ADDRESS THOSE COMMENTS. 
          UM, SO THAT IS ONE THING THAT WE HAVE DONE IN KIND OF PREPARATION FOR THIS AND THE COMMENT FORMS THAT THE, THAT THE PUBLIC WILL HAVE WILL BE SIMILAR TO JUST KIND OF LEVEL, LEVEL THE LEVEL OF DETAIL, UM, THAT, THAT WE'RE RECEIVING. 
          SO THAT IS ONE THING TO 
          [00:25:01]
KIND OF STAY ON COURSE WITH THOSE FEEDBACK FORMS WOULD BE VERY HELPFUL. 
          UM, ANYTHING TO ADD TO THAT, RON? APOLOGIZE IF YOU'VE MENTIONED THIS ALREADY. 
          I WAS TALKING WITH, UM, YOU FOR A SECOND THERE. 
          BUT YEAH, ONLINE THERE WILL ALSO BE AN OPPORTUNITY TO PROVIDE VERY GOAL AND SPECIFIC GOAL, GOAL AND POLICY SPECIFIC FEEDBACK AND WE ENCOURAGE PEOPLE IF THEY WANNA GET INTO THAT LEVEL OF DETAIL TO USE THAT ONLINE FORM. 
          FOR, FOR THAT I'LL SAY I, I DO HAVE A FEW QUESTIONS REVOLVING AROUND AD HOCS, BUT I'LL SAVE THAT FOR ONCE WE GET TO THE ITEM. 
          OKAY. 
          IF THERE ARE NO OTHER QUESTIONS AT THIS POINT, I THINK WE SHOULD MOVE STRAIGHT INTO THE PRESENTATION, SO THANK YOU. 
          OKAY. 
          SO I WILL TURN IT OVER TO YOU RON. 
          OKAY. 
          THANK YOU VERY MUCH HEATHER FOR THAT OVERVIEW AND THE INTRODUCTION TO THE POLICY FRAMEWORKS. 
          THANK YOU COMMISSIONERS FOR MAKING TIME FOR US THIS EVENING FOR SEVERAL WEIGHTY TOPICS. 
          UM, WE REALLY APPRECIATE THE OPPORTUNITY TO HAVE A STUDY SESSION WITH YOU. 
          JUST QUICKLY, I KNOW HEATHER ALREADY COVERED THIS, BUT JUST A QUICK, UM, REMINDER, WE'RE NOW DIVING INTO THE LAND USE ALTERNATIVE DISCUSSION. 
          WE'RE GONNA PROVIDE A FAIR AMOUNT OF CON CONTEXTUAL INFORMATION FOR YOU, WHICH IS PART OF THE REASON WE HAVE SEVERAL MEMBERS OF OUR TEAM HERE WITH US TONIGHT. 
          AND THEN WE'RE GONNA GO INTO SOME DETAIL WITH YOU ON INTRODUCING SOME OF THE PROPOSED AREAS OF, OF CHANGE, UM, DIFFERENT 15 MINUTE CENTERS THAT WE'RE CONSIDERING. 
          UM, SHARE SOME INITIAL ACCESSIBILITY ANALYSIS WE DID OF THOSE AREAS OF CHANGE TO SHOW YOU WHAT WE ANTICIPATE TO BE THE DIFFERENCES THEY MAKE IN, UM, NON-MOTORIZED ACCESS. 
          AND THEN GO THROUGH EACH OF THE AREAS WITH YOU. 
          SHARE A BIT ABOUT SOME OF THE DRIVERS AND UM, THE OPTIONS THAT WE PLAN ON PRESENTING TO THE PUBLIC. 
          I'M NOT GONNA GO INTO THESE IN GREAT DETAIL, BUT JUST TO REINFORCE HOW MUCH INFORMATION AND INPUT HAS GONE INTO INFORMING THESE. 
          UM, OH, EXCUSE ME, SORRY. 
          UH, FIRST WHAT ARE LAND USE DESIGNATIONS? UM, YOU'RE ALL PLANNING COMMISSIONERS, SO I ASSUME YOU'RE VERY FAMILIAR WITH THE GENERAL PLAN LAND USE POLICY MAP. 
          IN A SIMPLE NUTSHELL, GENERAL PLAN, LAND USE ALTERNATIVES ARE ALL ABOUT CONSIDERING DIFFERENT OPTIONS FOR CHANGES IN THAT GENERAL PLAN LAND USE POLICY MAP CURRENTLY, UH, I MEAN THE MAP IS USED PRIMARILY FOR TWO PURPOSES. 
          IT DEFINES PERMITTED USES WITHIN DIFFERENT PARTS OF THE CITY, TYPICALLY AT A LARGE SCALE. 
          DISTINGUISHING RESIDENTIAL FROM COMMERCIAL, FROM INDUSTRIAL, FROM OPEN AND OPEN, UH, SPACE AND PARKS AND PUBLIC FACILITIES, UM, DESCRIBES THE GENERAL CHARACTER. 
          AND THEN PERHAPS MOST IMPORTANTLY FROM A DEVELOPMENT PERSPECTIVE DEFINES THE ALLOWABLE DENSITY OR INTENSITY AS THE CASE MAY BE. 
          SO IT'S REALLY A FOUNDATIONAL PIECE OF THE GP, WHICH IS WHY WE PUT SO MUCH TIME AND EFFORT INTO CONSIDERING DIFFERENT AREAS IN WHICH WE MIGHT CHANGE THAT DESIGNATION AND WHAT THAT CHANGE, WHAT CHANGE OPTIONS WE SHOULD BE LOOKING AT. 
          AND SO MORE SPECIFICALLY, THIS MAP IS THE AREAS OF CHANGE WE'RE CURRENTLY CON UH, CONSIDERING IDENTIFYING PLACES IN THE CITY, UM, WHERE WE THINK CON UH, WE SHOULD CONSIDER OPTION, UH, OPTIONS FOR CHANGING THE GENERAL PLAN. 
          LAND USE SHOWS THE CURRENT LAND USE, UM, ON THE MAP, UM, BUT THEN ALSO DISTINGUISHES THE DIFFERENT AREAS. 
          AND, AND, AND FROM A CITYWIDE PERSPECTIVE THE TYPES OF CHANGE WE'RE CONSIDERING. 
          WE'LL GO INTO THIS MUCH MORE DETAIL. 
          UM, BUT I DO WANT TO MAKE ONE NOTE HERE IS AS WE'VE GONE THROUGH THIS PROCESS, IN, IN SOME INSTANCES IN A GENERAL PLAN UPDATE, CITIES WILL CONSIDER TWO OR THREE OR FOUR DIFFERENT CHOICES ABOUT THE NATURE OF THEIR FUTURE SETTLEMENT PATTERNS. 
          FOR INSTANCE, UM, PETALUMA COULD CONSIDER A GROW OUTSIDE OF THE CITY BOUNDARIES APPROACH OR INTENSIFYING THE CORE APPROACH OR A HYBRID OF THOSE TWO AS WE'LL EXPLAIN A BIT LATER. 
          WE DID CONSIDER THOSE INITIALLY TO PLAY WITH SOME IDEAS. 
          UM, BUT AT THIS POINT, BASED ON EVERYTHING WE LEARN FROM AN ECONOMIC PERSPECTIVE, A TRANSPORTATION PERSPECTIVE, A LAND USE PERSPECTIVE, ALL INDICATIONS SUGGEST THAT WE SHOULD REALLY FOCUS ON SOME VERY CENTRAL AREAS OF THE CITY. 
          AND SO RATHER THAN CONSIDERING DIFFERENT SETTLEMENT PATTERNS IN THE CITY, WE'RE REALLY JUST CONSIDERING DIFFERENT OPTIONS FOR INTENSIFICATION WITHIN THESE, UH, UH, CORE CORRIDOR IN 15 MINUTE CENTER AREAS IDENTIFIED ON THIS MAP. 
          AND WE'LL TALK MUCH MORE ABOUT THAT, BUT, BUT 
          [00:30:01]
I DID WANNA DRAW YOUR ATTENTION TO THAT DISTINCTION, WHICH IS DIFFERENT THAN HOW IT'S DONE SOMETIMES IN GENERAL PLAN UPDATE PROCESSES AS AN EXAMPLE. 
          AND THIS IS FROM THE WASHINGTON CORRIDOR. 
          UM, WE ARE LOOKING AT NO CHANGE OPTION. 
          UM, AND THAT'S OFTEN THE CASE WHERE YOU JUST KEEP THINGS AS IS. 
          AND THEN THE ALTERNATIVE TWO IN THIS CASE WOULD BE A SLIGHT INTENSIFICATION IN THIS CASE INTENSIFYING TO ALLOW UP TO FIVE STORIES. 
          UM, AND THEN A STEP DOWN AND THEN A FURTHER INTENSIFICATION WOULD BE OPTION THREE, UM, UP TO SIX STORIES AND A FIVE STORY STEP DOWN. 
          SO, SO IT'S, IT'S ALTERNATIVES WITHIN A CERTAIN AREA OF CHANGE DISTINCT FROM CHOOSING BETWEEN INTENSIFYING ON THE WASHINGTON CORRIDOR AND MORE CENTRALIZED IN THE CENTRAL BUSINESS DISTRICT. 
          FOR INSTANCE, THIS IS HIGHLIGHTING WHAT HEATHER DISCUSSED EARLIER, BUT REALLY SHOWING THE LAND USE ALTERNATIVES COMPONENT OF THIS MULTI-LAYERED PLANNING PROCESS. 
          UM, AND THIS, AND JUST HIGHLIGHTING THAT THE END PRODUCT HERE IS REALLY THIS UPDATED GENERAL PLAN LAND USE POLICY MAP. 
          WE HAVE BEEN WORKING ON THIS FOR SOME TIME AND TALKING ACTIVELY ABOUT IT IN PUBLIC FORUMS FOR SEVERAL MONTHS NOW. 
          WE INITIALLY BROUGHT SOME IDEAS TO CITY STAFF BACK IN THE FALL AND THEN HAD TWO MEETINGS WITH THE GENERAL, UH, PLAN ADVISORY COMMITTEE, ONE IN NOVEMBER AND ANOTHER IN JANUARY. 
          UH, EXCUSE ME, YES, JANUARY. 
          UM, TO TALK SPECIFICALLY ABOUT THESE GENERAL PLAN LAND USE CHANGES, BOTH THE AREAS THAT WE FOCUSED ON AS WELL AS THE TYPES OF CHANGE THAT WE'RE CONSIDERING IN EACH OF THEM. 
          DO WANNA MAKE SURE WE'RE ALL CLEAR ABOUT WHERE WE'RE GOING FROM HERE. 
          AND SO WE'RE TONIGHT AT THE APRIL 9TH PLANNING COMMISSION MEETING, WE'RE GONNA HAVE A SIMILAR PRESENTATION AND WORKSHOP WITH THE CITY COUNCIL ON APRIL 29TH. 
          THIS IS REALLY CRITICAL FOR US, 'CAUSE FOR US IT'S AN OPPORTUNITY TO GET SOME, UM, CONFIRMATION, UM, FROM YOU AND FROM, UM, OUR ELECTED LEADERS, UH, THAT WERE ON THE RIGHT TRACK. 
          'CAUSE FROM THERE WE WANTED TO PREPARE A BRIEFING BOOK THAT GOES INTO MUCH MORE DETAIL ABOUT WHERE THESE ALTERNATIVES CAME FROM, WHAT WE KNOW ABOUT THEIR DIFFERENCES AND TRADE-OFFS, SO THAT AS A PLATFORM FOR BROADER COMMUNITY CONVERSATION AND REVIEW OF THOSE LAND USE POTENTIAL LAND USE CHANGES. 
          SO WE CAN THEN PRE PREPARE A PROPOSED PREFERRED LAND USE MAP, WHICH WE THEN BRING BACK TO YOU AGAIN FOR YOUR FORMAL RECOMMENDATION TO TAKE THE COUNCIL FOR THEM TO SELECT A PR A A, A NEW GENERAL PLAN LAND USE DESIGNATION MAP FOR THE GENERAL PLAN. 
          AND AS HEATHER NOTED EARLIER, THAT'S REALLY A PRETTY CRITICAL POINT IN THE PLANNING PROCESS. 
          'CAUSE FROM THERE WE HAVE MOST OF WHAT WE NEED TO INITIATE THE CQA PROCESS. 
          THE EIR, WHICH IS, UH, THEN, THEN GETS US MOVING ON A, ON A, A SPECIFIC TRACK FOR GP ADOPTION. 
          OKAY. 
          SO I'M GONNA SUMMARIZE HERE KIND OF WHERE WE LANDED AS KIND OF A PREVIEW AND PREVIEW FOR YOU. 
          ALSO THE KEY QUESTIONS THAT WE'RE REALLY INTERESTED IN YOUR FEEDBACK ON TONIGHT. 
          UM, SO HERE'S KIND OF THE HIGH LEVEL KIND OF BUBBLE, UM, CONCEPTUAL MAP OF WHERE WE'VE LANDED AFTER ALL THIS WORK. 
          SO GENERALLY AT A CITYWIDE SCALE, WE ARE SHIFTING DEVELOPMENT AWAY FROM RIVER ADJACENT GREENFIELD AREAS AND TO THE CORE, SOME KEY CORRIDORS, THE POTENTIAL CORONA STATION AND, UH, POTENTIAL 15 MINUTES CENTERS IN VARIOUS PLACES AROUND THE CITY. 
          THESE ARE IDENTIFIED IN THE DIFFERENT COLORS THAT CORRESPOND WITH THE CO UH, COLORS ON THE TEXT OF THE SLIDE, AS HEATHER MENTIONED, WE'RE NOT IGNORING THE PRIMARILY SINGLE FAMILY RESIDENTIAL REST OF THE PARTS OF THE CITY. 
          BUT, UM, IN TERMS OF CHANGES IN THE GENERAL PLAN LAND USE MAP, WE THINK THESE ARE THE AREAS THAT ARE THE BEST CANDIDATES. 
          YES, WE MAY, WE MAY END UP SUGGESTING SOME CHANGES IN LAND USE POLICY FOR SOME OF THE 15 MINUTE CENTERS, BUT WE NEED TO DO SOME ADDITIONAL ANALYSIS TO CONFIRM THAT, TO MAKE SURE WE'RE DOING EVERYTHING WE CAN IN THE GENERAL PLAN TO FACILITATE THE DEVELOPMENT AND INTENSIFICATION OF THOSE AREAS. 
          AND OUR REAL, REAL CORE QUESTION THEN FOR THE COMMUNITY IN ALL THIS IS WHAT IS THE RIGHT MIX OF USE AND INTENSITY IN EACH OF THESE AREAS? AS I MENTIONED EARLIER, WE'RE NOT ASKING THEM TO CHOOSE BETWEEN FUTURE SETTLEMENT PATTERNS. 
          IT'S HOW, HOW INTENSE WOULD YOU LIKE TO GET? WHAT, WHAT MIX OF USES IS MOST APPROPRIATE IN EACH OF THESE CRITICAL CENTERS? AND THE REST OF OUR PRESENTATION IS REALLY GONNA EXPLAIN TO YOU WHY WE LANDED ON THESE PARTICULAR AREAS FROM A LAND USE, ECONOMIC AND TRANSPORTATION PERSPECTIVE. 
          AND THESE ARE THE BIG FOUR QUESTIONS WE'RE INTERESTED IN YOUR FEEDBACK ON TONIGHT. 
          DO YOU AGREE WITH THE GENERAL APPROACH TO RESILIENCE, WHICH WE'RE GONNA SAY A BIT MORE ABOUT IN A MINUTE, BUT IT'S, IT'S, IT'S FOUNDATIONAL TO THE CITYWIDE 
          [00:35:01]
APPROACH OF DE INTENSIFYING NEAR THE RIVER AND INTENSIFYING AND CRITICAL CORE AREAS. 
          AND THAT'S THE SECOND BULLET. 
          AND THEN REALLY HAVE WE FOUND, HAVE WE GOT THE RIGHT AREAS? WE'RE VERY OPEN TO, TO QUESTIONS, THOUGHTS ON AREAS WE MAY BE MISSING OR MAY MAYBE AREAS YOU THINK THERE WE SHOULDN'T BE CONSIDERING CHANGES IN THE GENERAL PLAN LAND USE POLICY MAP. 
          AND THEN FINALLY SAYING SIMILAR QUESTION, ARE WE LOOKING AT THE RIGHT AREAS OR CENTERS IN THE CITY THAT WE SHOULD, WHERE WE SHOULD FACILITATE AN INCREASED MIX OF USE SO THAT PEOPLE DON'T HAVE TO TRAVEL SO FAR TO MEET THEIR DAILY NEEDS? WE DO HAVE LOTS OF OTHER QUESTIONS RELATED TO THE ELU EVOLUTION OF SINGLE FAMILY NEIGHBORHOODS. 
          WE JUST ANTICIPATE WE DON'T HAVE TIME FOR THOSE TONIGHT. 
          WE DO LOOK FORWARD TO TALKING WITH YOU AGAIN WHEN WE BRING THE LAND USE POLICY FRAMEWORK BACK TO YOU TO TALK A LOT MORE ABOUT THESE ISSUES. 
          UM, WHICH ARE REALLY MORE ON THE POLICY SIDE, UM, RELATED TO HOW WE, UM, SUPPORT VERTICAL MIXED USE IN SINGLE FAMILY NEIGHBORHOOD NEIGHBORHOODS. 
          WHAT DENSITY WOULD BE APPROPRIATE FOR INFILL? HOW CAN WE SUPPORT NON-RESIDENTIAL USES THROUGHOUT SINGLE FAMILY NEIGHBORHOODS? AND REALLY HOW, HOW AND HOW DENSE DO YOU THINK IT'S APPROPRIATE TO ALLOW PETALUMA SINGLE FAMILY NEIGHBORHOODS TO BECOME OVER TIME? THIS IS A, A VERY SIMILAR SET OF QUESTIONS, BUT JUST DID WANT TO BE CLEAR WITH YOU IS LIKE, WE DON'T PLAN ON BRINGING ALL THESE SAME QUESTIONS EXACTLY TO THE COMMUNITY. 
          WE THINK THE THE FOUR ON THE SCREEN HERE ARE WHAT ARE GONNA DRIVE OUR PUBLIC INPUT ON THE LAND USE AND, UH, ALTERNATIVES. 
          UM, THREE ARE SIMILAR OR THE SAME AS WHAT WE'RE DISCUSSING WITH YOU TONIGHT. 
          UM, AND THEN WE'VE ADDED THE ONE I MENTIONED EARLIER, THE REAL DRIVER, WHICH IS WHAT IS THE RIGHT MIX OF USE AND INTENSITY IN EACH, IN EACH CHANGE AREA IN THIS CITY. 
          OKAY, I'M GONNA COVER ANOTHER LAND USE FOUNDATION SECTION. 
          I THINK WE PAUSED FOR QUESTIONS 'CAUSE WE FIGURED WE WANNA COVER CERTAIN MATERIAL. 
          STOP TO SEE IF ANY CLARIFYING QUESTIONS AND THEN MOVE ON. 
          SO I'M GONNA SPEAK TO THE LAND USE FOUNDATIONS, THEN TURN IT TO DEREK AND UM, MATT FOR THE, UH, ECONOMIC AND TRANSPORTATION PERSPECTIVES. 
          AND I'M GONNA RUN THROUGH THIS REALLY PRETTY QUICKLY 'CAUSE I THINK YOU'VE SEEN MUCH OF IT BEFORE. 
          THIS IS JUST TO REINFORCE WHAT, UM, HEATHER SHARED EARLIER. 
          I NE I NARROWED, I LIMITED THIS TO THINGS THAT JUST INFORMED THE LAND USE ALTERNATIVES, BUT IT'S MUCH OF THE SAME LIST. 
          I'M GONNA COVER SOME OF THESE THINGS TONIGHT. 
          UM, SOME QUICKLY NOW AND A FEW IN A BIT MORE DETAIL LATER IN THE PRESENTATION. 
          AS YOU KNOW, IN THE FALL OF 2021, WE HAD A SIGNIFICANT AMOUNT OF PUBLIC INPUT THROUGH POPUPS, WORKSHOPS, AREA MEETINGS, SURVEYS, AND ALL OF IT'S SUMMARIZED KIND OF HERE IN TERMS OF WHAT IS, WHAT DRIVING, WHAT COMMUNITY INPUT DROVE OUR THINKING ABOUT LAND USE CHANGE IN PETALUMA. 
          I'M NOT GONNA GO THROUGH EACH OF THESE FOR YOU, BUT NONE OF THEM SHOULD BE NEW OR UNFAMILIAR. 
          WE ALSO, BASED ON THE EXISTING CONDITIONS WORK KIND OF THOUGHT ABOUT LIKE REALLY WHAT IS OUR DEVELOPMENT ENVELOPE FOR THE CITY OF PETALUMA. 
          LARGELY, YOU KNOW, YOU'RE LARGELY KIND OF A, YOU KNOW, CONSTRAINED BOTH BY YOUR TRADITION OF PROGRESSIVE LAND USE, ESTABLISHING AND MAINTAINING AN URBAN GROWTH BOUNDARY, BUT ALSO JUST BY PHYSICAL CONSTRAINTS, WHETHER THEY'RE HAZARDS, THE NEED OR DESIRE TO PROTECT HABITAT AND WILDLIFE CORRIDORS, UM, PROTECT, UH, FARMLAND. 
          AND ALSO JUST BEWARE VERY COGNIZANT OF THE IMPACTS OF FLOODING AND SEA LEVEL RISE. 
          SO, SO PHYSICALLY YOUR ENVELOPE'S A BIT LIMITED BASED ON ALL THAT. 
          WE STARTED IDENTIFYING AREAS OF DISCUSSION. 
          THIS WAS VERY MUCH INFORMED BY AREA MEETINGS WE HAD WITH THE PUBLIC EARLY ON INITIALLY JUST THINKING ABOUT THE, THE LEVEL OF EVOLUTION THAT WE MIGHT SEE AND ALSO KIND OF CONSIDERING FOUR DIFFERENT AREAS WHERE WE THOUGHT UGB EXPANSION MIGHT BE APPROPRIATE. 
          AS YOU'LL SEE, WE NARROWED THAT DOWN TO JUST ONE. 
          BUT YOU CAN KIND OF, WE SHARE THIS TO SHOW YOU HOW WE WERE THINKING INITIALLY ABOUT LIKE WHERE WE EXPECT TO SEE CHANGE OR WHERE IT MIGHT BE APPROPRIATE, THAT THEN GOT INTEGRATED WITH LOTS OF OTHER THOUGHTS ABOUT MOBILITY, UM, UH, EXPANSION AREAS, NEIGHBORHOOD CHARACTER AND DESIGN, FLOODING, SEA LEVEL RISE AND SUSTAINABILITY. 
          LOTS OF OTHER FACTORS AND TRIED TO LAYER THAT ALL TOGETHER TO THINK ABOUT, IDENTIFY A KEY STRATEGIES DIAGRAM TO SEE HOW ALL THE DIFFERENT ASPECTS OF A GENERAL PLAN SHOULD INFLUENCE OUR LAND USE THINKING. 
          WE DISCUSSED THESE ALL WITH THE GPAC IN EARLY 2022, AND THEN WE SHIFTED INTO A, UH, WHAT IF SCENARIO PHASE WHERE WE WANTED TO PLAY WITH SOME DIFFERENT SETTLEMENT PATTERNS AND SEE WHAT WE GOT. 
          AND SO WE USED A TOOL CALLED URBAN FOOTPRINT TO DO THAT. 
          TO, TO DO IT WELL. 
          WE WANTED TO DO AN APPLES TO APPLES COM COMPARISON. 
          SO WE CAME UP WITH SOME INITIAL PROJECTIONS OF HOW MANY HOUSING UNITS WE'D WANTED TO PLAN FOR. 
          UM, AND ROUGHLY CAME UP WITH 5,000 THROUGH 2045, 2000 WERE IN THE PIPELINE. 
          SO WE BASICALLY DID THREE SCENARIOS WHERE EACH ACCOMMODATED 3000 HOUSING UNITS. 
          AS A SIDE NOTE, WE ALSO NEED 
          [00:40:01]
KNOW WE NEED TO ACCOMMODATE A CERTAIN AMOUNT OF NON-RESIDENTIAL DEVELOPMENT AS WELL. 
          WE DIDN'T PLAY WITH THAT SIDE OF IT IN THESE PARTICULAR WHAT IF SCENARIOS. 
          SO WE DID THREE, AND THIS IS MORE AKIN TO YOUR TRADITIONAL LAND USE ALTERNATIVE PROCESS. 
          WE LOOKED AT, UM, CAN WE GET ALL 3000 UNITS THROUGH A VERY INTENSE CORE? AND WE, WE SHOW THAT WE COULD LARGELY IN THIS CENTER AREA AROUND THE CITY, UM, AND IN SOME REDEVELOPED SHOPPING AREAS. 
          THEN WE ALSO LOOKED AT AN OPTION WHERE WE PUT MOST OF IT IN THE CORRIDORS AND THEN A THIRD OPTION WHERE WE ACTUALLY PUT ALL FUTURE HOUSING DEVELOPMENT OUT OF THE CORONA SMART STATION. 
          UM, WHAT WAS INTERESTING IS EXERCISE IT, IT TOLD US A LOT ABOUT THE PROS AND CONS OF EACH, BUT ALSO DEMONSTRATED FOR US THAT THE CITY HAS ENOUGH CAPACITY OR COULD HAVE ENOUGH CAPACITY TO ACCOMMODATE THAT PROJECTED GROWTH THROUGH, THROUGH, THROUGH ANY ONE OF THESE THREE. 
          WHICH MEANS WE HAVE A LOT OF FLEXIBILITY TO DECIDE WHERE DO WE REALLY WANT THAT FUTURE GROWTH. 
          UM, AND DON'T NEED TO FEEL SO CONSTRAINED BY LIKE REALLY NEEDING TO SQUEEZE OUT AS MUCH ADDITIONAL CAPACITIES WE CAN FIND. 
          THAT'S NOT REALLY THE CHALLENGE THAT THE CITY IS FACING. 
          WE THINK THERE'S OPPORTUNITIES TO, TO CREATE THE CAPACITY THAT SHOULD ACCOMMODATE FUTURE GROWTH THROUGH A VARIETY OF DIFFERENT OPTIONS, WHICH WHY, WHICH IS WHY WE WANT TO GO TO THE COMMUNITY WITH OPTIONS. 
          REALLY THE QUESTION DRIVING QUESTION, LIKE HOW INTENSE DO YOU THINK IT'S APPROPRIATE FOR THIS PLACE SO THAT WE CAN GET THAT RIGHT AND THEN DISTRIBUTE THIS GROWTH AS APPROPRIATE ACROSS THE CITY LANDSCAPE. 
          LITTLE CAVEAT HERE. 
          SO SINCE WE DID THAT, THERE'S BEEN SINCE BEEN SOME UPDATED, UM, PROJECTIONS FOR THE CITY AND SOME LOCALITIES, MORE AND MORE PEOPLE ARE THINKING THAT THE CITY AND EVEN MAYBE SONOMA COUNTY MIGHT LOSE POPULATION OVER THE PLANNING HORIZON FOR THIS PLAN. 
          NONE OF US REALLY KNOW. 
          UM, BUT IT DOES AGAIN, RELIEVE SOME OF THE PRESSURE. 
          SOMETIMES WE FEEL IN THESE PLANNING PROCESSES WHERE WE FEEL LIKE, OH MY GOODNESS, WE BETTER MAKE SURE WE HAVE PLENTY OF CAPACITY TO ACCOMMODATE ALL THIS PROJECTED GROWTH. 
          WE CAN BE A LITTLE MORE RELAXED ABOUT THAT I THINK, AND REALLY FOCUS MORE ON WHAT IS THE RIGHT INTENSITY AND MIX OF USE IN DIFFERENT PARTS OF THE CITY OF PETALUMA. 
          AND WE WILL TEST TO MAKE SURE IT DOES PROVIDE SUFFICIENT CAPACITY, BUT THAT SHOULDN'T BE THE DRIVER FOR THESE CONVERSATIONS. 
          UM, AND THEN AT THE SAME TIME WE'RE ALSO DOING THE HOUSING ELEMENT. 
          I KNOW YOU WERE INTIMATELY INVOLVED IN THAT AND OBVIOUSLY THE IDENTIFICATION OF OPPORTUNITY SITES AND THE CONFIRMATION OF PIPELINE PROJECTS, UM, INFLUENCED HEAVILY OUR THINKING ABOUT FUTURE LAND USE CHANGE AS WELL. 
          LUCKILY, UM, THE CITY DID NOT HAVE TO REZONE TO ACCOMMODATE ITS ARENA. 
          AND SO, UM, WE USE THIS MORE IN TERMS OF UNDERSTANDING WHERE WE ANTICIPATE GROWTH. 
          AND THEN IN ADDITION TO THAT, WHERE THE WHERE ELSE THE CITY MIGHT WANT TO GROW. 
          YOU'VE SEEN THIS INFORMATION BEFORE, SO I'M GONNA JUST COVER IT VERY QUICKLY. 
          YOU'RE FAMILIAR WITH THIS FLOOD MAP, WHICH WAS BASED ON RECENT MODELING THE CITY COMMISSIONED. 
          UM, THIS IS THAT 3.4 FOOT END OF CENTURY LOW PROBABILITY SLR MAP THAT, UM, WE THOUGHT WAS THE MOST APPROPRIATE TO INFORM OUR THINKING OF A LONG RANGE PLAN FOR THE CITY OF PETALUMA. 
          WE WORKED HARD WITH, UM, SHERWOOD, WHO WAS VERY INVOLVED IN THE FLOOD MODELING TO THINK THROUGH WHAT DOES THIS ALL MEAN FROM A LAND USE POLICY POLICY PERSPECTIVE, AND CAME UP WITH THIS, UH, FIVE POINT FRAMEWORK FOR THINKING ABOUT THAT. 
          AND I'LL SHOW YOU A MAP THAT, UM, INDICATES THESE AREAS IN A SECOND. 
          BUT WE REALLY HAVE KIND OF AN AVOID, PROTECT, ADAPT, AND ACCOMMODATE AND REALIGN APPROACH. 
          WE'RE THINKING THERE ARE SOME AREAS IN THE CITY WHERE IT'S APPROPRIATE JUST TO TRY TO AVOID PROJECTED FLOODING AND SEA LEVEL RISE, PARTICULARLY IN THE, UM, UPPER STRETCHES OF THE, UH, PETALUMA RIVER AREA. 
          THERE ARE OTHER AREAS THAT WE KNOW MAY BE IMPACTED BY FUTURE SEA LEVEL RISE AND FLOODING THAT WE THINK JUST NEED TO BE PRO PROTECTED. 
          AND THAT'S BEEN THE APPROACH FOR MOST CITIES FOR, UM, SEVERAL DECADES. 
          UM, AND, AND, UH, PETALUMA HAS A LONG HISTORY OF DOING THAT AND WE THINK IT'S VERY APPROPRIATE TO CONTINUE THAT IN CERTAIN PARTS OF THE CITY, PARTICULARLY IN THE CORE. 
          UM, YOU HAVE SUCH HIGH VALUE AND IMPORTANT HISTORIC ASSETS IN THE CITY CORE THAT EVEN THOUGH PARTS OF IT ARE PROJECTED TO BE IMPACTED BY FLOODING AND SEA LEVEL RISE, THAT IT'S WORTH THE INVESTMENT TO PROTECT THAT CORE. 
          OTHER AREAS WHERE, UM, FLOODING MAY, MAY LITTLE, LITTLE HARDER TO PROJECT WHERE, BUT IT MAY BE POSSIBLE WHERE AN ADAPTATION OR ACCOMMODATION APPROACH MAY BE MORE APPROPRIATE, WHERE THE ONUS, AS HAS HISTORICALLY BEEN THE CASE IS PUT ON THE LANDOWNER OR DEVELOPER TO DO SITE SPECIFIC IMPROVEMENTS THAT ACCOMMODATE THE FLOODING. 
          AND THEN THERE'S THIS OPEN QUESTION OF WHETHER THERE ARE CERTAIN PARTS OF THE CITY WHERE WE ACTUALLY MAY NEED TO, UM, DEINTENSIFY OR REALIGN USES. 
          UM, BECAUSE EITHER THERE, UM, THERE'S NOT A TREMENDOUS AMOUNT OF HIGH VALUE DEVELOPMENT THERE CURRENTLY OR PROJECTED TO BE THERE AND THE EXPENSE OF PROTECTING IT WOULD BE PROHIBITIVE. 
          [00:45:02]
AND SO HERE ARE THE AREAS UPSTREAM CORE CORRIDORS, 15 MINUTE CENTERS AND CORONA AREA WITH THEIR ASSOCIATED SUGGESTED STRATEGY AND SECONDARY STRATEGY. 
          AND HERE'S HOW IT'S, UH, THEN DISPLAYS ON A MAP AREA. 
          ONE BEING THE UPPER PART OF THE RIVER, AS I MENTIONED, IS THE AVOID AND REALIGN PRO PROTECT AND ADAPT IN THE AREAS HIGHLIGHTED IN THE BLACK, THE HEAVY BLACK, UM, INK, PRIMARILY THE CORE NEAR THE RIVER AND THE DOWNTOWN AREA AND THE EXISTING DEVELOPMENT, UH, THE OUTLETS. 
          OTHER AREAS MORE, UH, MORE APPROPRIATE FOR ADAPTATION DON'T REQUIRE SIGNIFICANT FLOOD PROTECTION INVESTMENTS. 
          AND THEN A FEW AREAS WHERE WE MIGHT WANNA JUST AVOID FUTURE INTENSIFICATION. 
          WE SHARE THIS BECAUSE IT INFORMED OUR THINKING ABOUT THE LAND USE ALTERNATIVES, BUT WE RECOGNIZE THERE'S A LOT IN HERE AND ARE HAPPY TO DIS DISCUSS THIS IN MORE DETAIL AS IT RELATES TO, UM, LAND USE CHOICES. 
          SO THAT'S THE LAND USE AND FLOOD RESILIENCE CONTEXT. 
          I'M NOW GONNA PASS IT OVER TO DEREK TO INTER EXPLAIN TO US HOW MARKET ANALYSIS ALSO INFORMED OUR THINKING ABOUT FUTURE LAND USE. 
          THANK YOU RON. 
          UH, MY NAME IS DEREK, BRO, I'M PRINCIPAL WITH STRATEGIC ECONOMICS. 
          UH, THANKS FOR THE OPPORTUNITY TO PRESENT HERE TONIGHT AND ALSO FOR YOUR SERVICE TO THE COMMUNITY. 
          WE REALLY APPRECIATE IT. 
          UM, SO AS RON SAID, YOU KNOW, WE, THE LATEST ALTERNATIVES ARE ALSO INFORMED BY ECONOMIC MARKET AND FISCAL ANALYSIS THAT WE'VE BEEN PERFORMING THROUGHOUT THE GENERAL PLAN PROJECT. 
          UH, YOU MIGHT RECALL THAT IN 2021, WE PUBLISHED AN ECONOMIC AND MARKET ASSESSMENT REPORT THAT'S AVAILABLE ON THE GENERAL PLAN WEBSITE. 
          AND THEN IN 2023, WE ALSO PUBLISHED REPORTS, UM, DESCRIBING THE RESULTS OF TWO ANALYSES, BOTH RELATE TO HOUSING, ONE FOCUSED ON AFFORDABLE HOUSING OPPORTUNITIES AND POLICY, AND THE OTHER ONE ON THE FINANCIAL FEASIBILITY OF HIGHER INTENSITY, UH, HOUSING DEVELOPMENT IN PETALUMA. 
          SO I'M GONNA START WITH THE SORT OF ECONOMIC AND MARKET ANALYSIS RESULTS THAT ARE RELEVANT TO THIS CONVERSATION TONIGHT. 
          AND YOU KNOW, WHAT THIS REALLY IS ABOUT IS WE, WE FOCUS ON WHAT OUR PETALUMA'S KEY STRENGTHS THAT ARE GOING TO DRIVE A LOT OF ITS FUTURE OPPORTUNITIES. 
          AND SO JUST TO PICK OUT A FEW OF THESE, YOU KNOW, THE CITY HAS A VERY HIGHLY EDUCATED POPULATION, GREAT ACCESSIBILITY ON HIGHWAY 1 0 1, UM, A BALANCE OF EXPORT AND HOUSEHOLD ORIENTED INDUSTRIES, INCLUDING A LOT OF MANUFACTURING JOBS IN THE CITY AS WELL RELATED TO AGRICULTURE, FOOD, MEDICAL DEVICES, AND A VARIETY OF SMALLER TECHNOLOGY BUSINESSES. 
          SO IN LOOKING FORWARD AT SOME OF THE OPPORTUNITIES FOR THE CITY, UM, YOU KNOW, WE'RE REALLY SEEING THAT THERE'S A WAY TO, TO SORT OF MIX IN HOUSING TO ADDRESS MULTIPLE NEEDS, UH, TO ENSURE ACCESS TO RETAIL AND SERVICES IS AVAILABLE FOR ALL RESIDENTS IN PETALUMA QUITE, QUITE READILY AND EASILY. 
          THAT INCLUDES THOSE 15 MINUTE NEIGHBORHOOD CONCEPTS, UM, LEVERAGING THE FUTURE, THE CURRENT AND FUTURE SMART STATIONS TO ATTRACT BUSINESSES AND RESIDENTS BASED ON THE ACCESSIBILITY OF THOSE AREAS, THEIR LOGICAL PLACES TO CONCENTRATE SOME FUTURE ACTIVITY. 
          UM, THERE ARE OPPORTUNITIES TO ACCOMMODATE GROWTH OF MANUFACTURING AND DISTRIBUTION BUSINESSES, ESPECIALLY IN SOME OF THE BUSINESS PARKS TO REINFORCE DOWNTOWN AND ITS ROLE AS A NORTH BAY DESTINATION FOR SHOPPING, DINING, ENTERTAINMENT AND TOURISM. 
          AND THEN ALSO TO DIVERSIFY THE USES WITHIN THE SHOPPING CENTERS IN COMMERCIAL DISTRICTS IN PETALUMA. 
          SO ON THE NEXT SLIDE, I'M GONNA GET INTO A LITTLE BIT MORE DETAIL ABOUT SOME OF THOSE IDEAS, UH, BY WALKING THROUGH EACH SORT OF MAJOR LAND USE THAT WE LOOKED AT. 
          SO ON THE HOUSING FRONT, WE FOUND THAT THERE IS STRONG DEMAND IN PETALUMA FOR BOTH SINGLE FAMILY AND MULTIFAMILY HOUSING. 
          UH, HOWEVER, THERE ARE SOME FINANCIAL FEASIBILITY CHALLENGES RIGHT NOW WITH MARKET RATE HIGHER DENSITY HOUSING. 
          WHEN YOU'RE LOOKING AT FOUR STORIES AND UP IN THE CITY AT THE CURRENT MOMENT, IT'S NOT FINANCIALLY FEASIBLE IN PETALUMA DUE TO HIGH REGIONAL CONSTRUCTION COSTS AND THEN LOWER LOCAL RENTS AND SALES PRICES PER SQUARE FOOT COMPARED TO SOME OTHER CORE BAY AREA COMMUNITIES. 
          BUT THAT'S NOT TO SAY THAT THIS OPPORTUNITY DOESN'T EXIST IN THE FUTURE. 
          AND SO IN LOOKING AT WHERE THERE MIGHT BE SOME OF THAT OPPORTUNITY, WE'RE SEEING THAT THAT LIES IN THE HIGHER, UH, IN THE INFILL LOCATIONS, UH, SUCH AS DOWNTOWN, NEAR THE SMART STATIONS AND NEAR EXISTING AMENITIES. 
          THESE ARE PLACES WHERE THERE'S GOING TO BE STRONG DEMAND FOR HOUSING IN THE FUTURE. 
          THEY'RE PLACES WHERE YOU CAN POTENTIALLY REDUCE COSTLY PARKING PROVISION ON SITE TO SOME EXTENT BECAUSE OF THE WALKABILITY AND THE TRANSIT ACCESS OF THOSE PLACES. 
          AND I DON'T WANT TO, UH, LOSE SIGHT OF THE FACT THAT THERE ARE ALSO, OF COURSE, A NUMBER OF HOUSEHOLDS IN THE CITY WHO NEED ACCESS TO DEED RESTRICTED AFFORDABLE HOUSING TO ADDRESS THE CITY'S WORKFORCE NEEDS. 
          AND SO, UH, OTHER TOOLS WE NEEDED TO ENSURE THAT THAT GETS PRODUCED ON THE RETAIL PART OF THE ANALYSIS PETALUMA'S THE RETAIL DESTINATION FOR, UH, FOR THE NORTH BAY AND SONOMA COUNTY, UH, DOWNTOWN PETALUMA REALLY IS THAT UNIQUE, THRIVING RETAIL, DINING AND ENTERTAINMENT DISTRICT. 
          BUT AT THE SAME TIME, THE CITY HAS A NUMBER OF, UH, SHOPPING CENTERS THAT MIGHT POTENTIALLY NEED WHAT WE'RE KIND OF REFERRING TO AS RETAIL PRUNING IN THE FUTURE, SOME REPOSITIONING OF THE EXISTING SHOPPING 
          [00:50:01]
CENTERS TO MODERNIZE THEM TO CREATE MORE VIBRANT, UH, DISTRICTS. 
          AND ALSO TO ADDRESS THE IMPACTS OF E-COMMERCE NOW AND IN THE FUTURE AS WE'RE SEEING SORT OF, THERE'S A SPLIT NEED HAPPENING NOW FOR DAILY NEEDS RETAIL USES. 
          AND THEN ALSO THERE'S THE MORE SORT OF E-COMMERCE PROOF, UH, SPECIALTY RETAILERS, RESTAURANTS, UH, ENTERTAINMENT, RECREATION, THOSE KINDS OF RETAILERS AS WELL. 
          SO THERE'S, THERE'S SOME NEED FOR REINVESTMENT, SOME EXISTING CENTERS POTENTIALLY MIXING IN DIFFERENT USES, INCREASING THE VIBRANCY AND CREATING SOME ADDITIONAL COMMUNITY GATHERING PLACES WITHIN PETALUMA. 
          THE OVERALL DEMAND GROWTH FOR RETAIL IS LIKELY TO BE LIMITED IN THE FUTURE. 
          THERE WILL PROBABLY BE SOME WITH HOUSEHOLD GROWTH, BUT, UH, AT THIS POINT, THE TOTAL SQUARE FEET PER PERSON NEEDED IN RETAIL IS, IS DECLINING OVER TIME BECAUSE OF THE IMPACTS OF E-COMMERCE. 
          SO IT'S ABOUT TARGETING THE TYPES OF USES INSTEAD FOR INDUSTRIAL LAND USES. 
          UH, THERE'S ACTUALLY A VERY STRONG DEMAND FOR INDUSTRIAL LAND USE IN PETALUMA, BUT WHEN I SAY INDUSTRIAL, I'M, I'M TALKING ABOUT SORT OF THE MIX OF FLEX OFFICE INDUSTRIAL BUILDINGS THAT YOU FIND IN A LOT OF THOSE INDUSTRIAL BUSINESS PARKS SUCH AS, UH, ALONG MCDOWELL BOULEVARD AND LAKEVILLE HIGHWAY AND NORTHERN AND SOUTHERN PETALUMA. 
          UM, THESE, THESE BUSINESS PARKS ARE ABLE TO ACCOMMODATE A VARIETY OF DIFFERENT USES. 
          IT'S NOT JUST OFFICE, IT'S NOT JUST LIGHT INDUSTRIAL OR DISTRIBUTION. 
          THEY CAN BRING A LOT OF THOSE USES INTO THE SAME, UH, SAME DISTRICT. 
          AND SO THESE ARE REALLY GONNA BE FUTURE GROWTH AND EMPLOYMENT GROWTH OPPORTUNITIES IN THE FUTURE. 
          UM, THERE ARE SOME CHALLENGES, THOUGH, YOU KNOW, THE GROWTH IS SOMEWHAT CONSTRAINED BY THE LACK OF OPPORTUNITY SITES AT THOSE REALLY PRIME LOCATIONS THAT ARE NEAR HIGHWAY 1 0 1 THAT PROVIDES BOTH COMMUTE ACCESS AND GOODS MOVEMENT ACCESS. 
          SO WORKING WITHIN THE URBAN GROWTH BOUNDARY IS SOMETHING THAT WE HAVE TO REALLY LOOK CLOSELY AT. 
          UH, AND THEN FOR OFFICE, YOU KNOW, HISTORICALLY PETALUMA HAS NOT BEEN AN ESPECIALLY STRONG OFFICE MARKET, ESPECIALLY SINCERE TWO THOUSANDS. 
          UH, HOWEVER, THERE WILL BE SOME DEMAND GROWTH DRIVEN BY PROFESSIONAL SERVICES, MEDICAL OFFICE TECHNOLOGY, BUSINESS HEADQUARTERS, KIND OF SOME UNIQUE OPPORTUNITIES MIGHT ARISE. 
          AND IN THE FUTURE, WHAT WE'RE REALLY THINKING ABOUT ARE THOSE OPPORTUNITIES NEAR THE SMART STATIONS WHERE YOU CAN REALLY HAVE GREAT COMMUTE ACCESS AND THEY MIGHT BE SOME HIGH POTENTIAL AREAS FOR FUTURE OFFICE DEVELOPMENT. 
          LAST BUT NOT LEAST, UH, HOTEL USES, UH, THERE'S BEEN A VERY STEADY DEMAND OVER TIME, UH, GROWTH AND DEMAND OVER TIME FOR HOTEL USES, BOTH IN SONOMA COUNTY AND PETALUMA WITH THE MARKET AND PETALUMA DRIVEN SORT OF SPLIT BETWEEN WINE COUNTRY TOURISM AND BUSINESS TRAVELERS THAT ARE ACCESSING DESTINATIONS ON HIGHWAY 1 0 1. 
          AND SO, YOU KNOW, THE STRONGEST OPPORTUNITIES THAT WE SEE, GIVEN THAT THAT BREAKDOWN OF DEMAND ARE NEAR DOWNTOWN AND SITES NEAR HIGHWAY 1 0 1, AND YOU CAN KIND OF SEE THIS PATTERN PLAYING OUT WITH WHERE HOTELS ARE IN THE CITY TODAY. 
          I'M GOING TO CHANGE DIRECTIONS HERE A LITTLE BIT. 
          SO THAT WAS ALL KIND OF ECONOMIC AND MARKET CONTEXT, AND I WANNA TALK FOR A MOMENT, MOMENT ABOUT THE CONNECTION BETWEEN LAND USE AND THE CITY'S ABILITY TO PROVIDE SERVICES. 
          THAT IS WHAT THE CONNECTION BETWEEN LAND USE AND FISCAL RESOURCES FOR THE CITY. 
          SO WHEN WE MAKE LAND USE DECISIONS AND, UH, THINK ABOUT HOW THE CITY GROWS, YOU KNOW, THAT BUSINESS AND DEVELOPMENT ACTIVITY THAT COMES ALONG WITH THAT INCREASED TAX REVENUES THAT SUPPORT CITY SERVICES, AND THEN ALSO COME WITH DEMANDS ON CITY SERVICES AS WELL. 
          AND LOOKING AT THE CITY'S, UH, PRIMARY REVENUE SOURCES WITHIN TAXES, THEY ARE PROPERTY TAX, SALES AND USE TAX. 
          THERE'S ALSO THE MEASURE U SALES TAX FUND AND THEN CHARGES FOR SERVICES. 
          THE LARGEST EXPENDITURES, UH, FROM PETALUMA'S GENERAL FUND, WHICH IS THE PRIMARY UNRESTRICTED FUND FOR THE CITY, ARE THE POLICE DEPARTMENT, FIRE DEPARTMENT. 
          SO THAT'S NOT UNUSUAL PUBLIC SAFETY. 
          AND THEN ALSO GENERAL GOVERNMENT SERVICES, THE, SO THESE DIFFERENT LAND USES REALLY CONTRIBUTE TO THOSE DIFFERENT CITY REVENUES. 
          AND SO THE TABLE ON THE RIGHT HERE SIMPLY LISTS OUT THE TAX REVENUE SOURCES AND THE PRIMARY CONTRIBUTORS BY LAND USE TO THOSE SOURCES. 
          SO OF COURSE, A LOT OF THESE COMMERCIAL USES, UH, RETAIL HOTEL, YOU KNOW, THAT'S WHERE YOU GET THE SALES TAX, THE TRANSIENT OCCUPANCY TAX. 
          UH, SO GENERALLY SPEAKING, EMPLOYMENT BASED USES GENERATE NET POSITIVE REVENUES AND RESIDENTIAL USES CAN TEND TO BE AROUND NEUTRAL, SOMETIMES NEGATIVE IMPACTS ON THE, UH, ON A GENERAL FUND FOR ANY COMMUNITY, INCLUDING PETALUMA. 
          UH, NOW IN THINKING ABOUT THE IMPLICATIONS OF THIS FOR THE ALTERNATIVES TODAY, YOU KNOW, WHAT WE'RE SEEING IS THAT BECAUSE THE ALTERNATIVES DON'T HAVE A REALLY WIDE RANGE OF TOTAL USES BUILT INTO THEM, UM, THERE'S NOT LIKELY TO BE A WHOLE LOT OF DISTINCTIONS AS WE MAKE THESE DECISIONS ABOUT WHAT HAPPENS IN THE SMALL AREAS OF THE CITY. 
          SO DOWN THE ROAD, AS THE PREFERRED ALTERNATIVE GETS SETTLED, WE WILL PERFORM A FISCAL IMPACT ANALYSIS TO LOOK AT THE NET REVENUE IMPACTS OF GROWTH ON THE CITY'S GENERAL FUND. 
          BUT AT THIS STAGE, I THINK THERE'S STILL SOME DECISIONS TO BE MADE. 
          [00:55:01]
THE OTHER POINT I JUST WANT TO EMPHASIZE IS, UH, IT IS IMPORTANT TO THINK ABOUT, YOU KNOW, WHERE THE, AND HOW MUCH, UH, NON-RESIDENTIAL USE IS BEING ACCOMMODATED BECAUSE OF THIS CONNECTION IN, IN MAKING IT POSSIBLE FOR THE CITY TO THEN PROVIDE RESIDENT SERVICES. 
          I THINK WITH THAT, I'M GOING TO TURN THIS OVER TO MATT RIDGEWAY FROM FAREN PIERCE. 
          THANK YOU, DEREK. 
          UH, MY NAME IS MATTHEW RIDGEWAY. 
          I'M A PRINCIPAL WITH FAREN PIERCE AND HERE IN THE PETALUMA OFFICE. 
          UH, AND I'M GONNA TALK TO YOU ABOUT TRANSPORTATION. 
          UH, I FEEL LIKE A LITTLE CONTEXT IS, IS HELPFUL JUST THAT IT SET IN THE GROUNDWORK THAT THINGS YOU ALREADY KNOW. 
          PETALUMA IS, UH, NOT THE CENTER OF THE SAN FRANCISCO BAY AREA, AND IT IS A PRETTY SUBURBAN LOCATION. 
          AND THEN, SO IT'S TRANSPORTATION CHARACTERISTICS ARE IN LINE WITH SORT OF THOSE TWO CONTEXT ELEMENTS. 
          UH, AND THOSE INCLUDE THINGS LIKE MOST PEOPLE DRIVE, UH, FOR MOST TRIPS IN THE CITY OF PETALUMA. 
          SO 84% OF RESIDENT, I'M, I'M SORRY, I PUT MY MY MOUTH CLOSER. 
          I'M SORRY ABOUT THAT. 
          UH, MOST PEOPLE DRIVE FOR, UH, TRIPS IN PETALUMA, 84% OF RESIDENTS, UH, PRIMARY MODE OF TRANSPORTATION, UH, IS, IS DRIVING ALONE AND 90%, IF YOU INCLUDE THOSE AT CARPOOL. 
          UM, SO, AND THAT'S REALLY JUST A FUNCTION OF THE LAND USE PATTERN THAT IS HERE. 
          IT'S A RELATIVELY LOW DENSITY LAND USE PATTERN, UH, THROUGHOUT THE CITY AND ESPECIALLY ON THE EAST SIDE OF THE FREEWAY. 
          UH, AND IT ALSO HAS SOME PRETTY SIGNIFICANT BARRIERS TO WALKING AND CYCLING THROUGH MUCH OF THE CITY. 
          UH, I, I LIVE, UH, JUST NORTH OF DOWNTOWN AND WORK DOWNTOWN AND WALK FOR MOST TRIPS, BUT THAT'S A PRETTY SMALL, UH, AREA OF PETALUMA AND I THINK ONE OF THE FEW WHERE IT'S REALLY EASY AND CONVENIENT AND, AND PLEASANT, UH, TO MAKE THAT MODE OF YOUR TRANSPORTATION. 
          NEXT SLIDE. 
          BUT THERE'S HOPE. 
          UM, THESE ARE TRIP LENGTHS FROM THE SONOMA COUNTY TRANSPORTATION AUTHORITY TRAVEL DEMAND MODEL. 
          UH, AND YOU CAN SEE THAT THE BULK OF THE TRAVEL IS, OR THERE'S A LARGE PERCENTAGE OF TRAVEL, UH, THAT ARE SHORT DISTANCE TRIPS. 
          UH, SO A THIRD OF TRIPS ARE LESS THAN TWO MILES IN LENGTH. 
          THESE ARE TRIPS THAT ARE REALLY GREAT TARGETS FOR, FOR GETTING PEOPLE TO WALK INTO BICYCLE. 
          UH, AND AS YOU INCREASE THE DENSITY. 
          SO WE'LL TALK A LOT ABOUT DENSITY TODAY. 
          AS YOU INCREASE THE DENSITY, UH, ESPECIALLY OF THE AREAS THAT RON WAS TALKING ABOUT EARLIER, UH, THOSE SORT OF CORE AREAS, YOU'LL GET MORE AND MORE SHORT DISTANCE TRIP POSSIBILITIES AND MORE OPPORTUNITIES TO HAVE PEOPLE WALK AND BIKE FOR A LARGER PORTION OF THEIR TRAVEL. 
          UM, UH, AND THEN, UM, THE OTHER REASON BEYOND JUST WANTING TO GET, UH, AT TRANSPORTATION OPTIONS WITHIN THE CITY OF PETALUMA, UH, TO REALLY FOCUS ON, UH, TRANSPORTATION AS A SOLUTION IS, UH, THAT TRANSPORTATION REPRESENTS THE LION'S SHARE. 
          TWO THIRDS OF THE GREENHOUSE GAS EMISSIONS, UH, FROM THAT ARE EMITTED IN THE CITY OF PETALUMA ARE FROM MOBILE SOURCE OR ON ROAD, UH, CON, UH, DEVICES. 
          UH, SO, UM, YOU, YOU DO HAVE A PRETTY AGGRESSIVE, UM, PLAN AROUND SE SENATE BILL SB, UH, SENATE BILL 7 43, WHICH RELATES TO, UM, LIMITING GREENHOUSE GAS EMISSIONS AND MEASURING VEHICLE MILES TRAVELED PER CAPITA, UH, AS A BASIS FOR ASSESSING TRANSPORTATION IMPACTS AS OPPOSED TO THE TRADITIONAL USE OF LEVEL OF SERVICE, UH, THAT TRIES TO GET, UM, REDUCTIONS OF VMT PER CAPITA, UH, WHICH IS A MEASURE ESSENTIALLY OF TRANSPORTATION EFFICIENCY, UH, DOWN BY 16.8%. 
          AND THAT'S A GREAT GOAL. 
          NEXT SLIDE. 
          YEAH, YOU ALSO HAVE A REALLY AGGRESSIVE SET OF POLICY OBJECTIVES THAT WERE TALKED A LITTLE BIT ABOUT TONIGHT. 
          UH, AND THEY'RE REALLY AMBITIOUS, UH, BOTH AROUND ALTERNATIVE MODES, UH, AROUND IMPROVING CONNECTIVITY, UM, BUT ALSO AROUND, UH, SORT OF OTHER PROGRAMS THAT WOULD ENCOURAGE, UH, MORE PEOPLE TO WALK AND BIKE AND TO USE, UH, TRANSIT, THE, THE MOST EFFECTIVE OF ALL OF THOSE. 
          SO THIS, THIS, UM, SLIDE PRESENTS A WHOLE BUNCH OF THOSE DIFFERENT TYPES OF STRATEGIES, BUT THE MOST EFFECTIVE OF THOSE, UH, ARE LAND USE STRATEGIES. 
          UH, IT'S, IT'S, UM, YOU CAN DO ALL YOU CAN TO ENCOURAGE PEOPLE TO USE ALTERNATIVE TRANSPORTATION MODES, BUT REALLY PUTTING LAND USE IS ADJACENT TO WHERE PEOPLE WANT TO WALK AND, AND RIDE, UH, SO THAT THEY CAN, UH, MAKE THOSE TRIPS ON SHORT DISTANCE AND SAFE FACILITIES, UH, IS REALLY THE KEY, UH, TO THE KEY AND MOST EFFECTIVE MEASURE FOR INCREASING, UH, THE AMOUNT OF PEOPLE WHO ARE WALKING AND RIDING. 
          SO YOU CAN SEE THE TOP TWO TOP LEFT OF THIS, THAT, THAT ARE BOTH HIGH IN HIGH EFFECTIVENESS, UH, AS WELL AS LOW COST ARE, ARE THINGS AROUND INCREASING, UH, THE DENSITY OF LAND USES, AND THEN DIVERSITY, WHICH IS JUST A MEASURE OF HOW MANY DIFFERENT TYPES OF USES ARE IN AN AREA, UM, SO THAT PEOPLE CAN ACCOMPLISH AS MANY TRIPS AS POSSIBLE, UH, WITHIN A SHORT DISTANCE JUST TO DRIVE HOME. 
          THE POINT ABOUT DENSITY, UH, THIS IS A GRAPH THAT ESSENTIALLY HAS THE RELATIVE VEHICLE MILES TRAVELED, UH, ON THE, ON THE LEFT AXIS. 
          AND THEN ON THE BOTTOM AXIS IS THE HOUSING UNITS PER SQUARE MILE. 
          AND, UM, UH, MATT GOYIN, WHO'S THE 
          [01:00:01]
PROJECT MANAGER FOR THIS, I'M JUST FILLING IN, HAS PLOTTED A NUMBER OF AGENCIES, UH, ALONG, UH, THIS LINE. 
          AND SO YOU CAN ESSENTIALLY SEE THAT AS THE, UM, DENSITY OF HOUSING GOES UP, UH, THE AMOUNT OF, UH, VMT PER CAPITA GOES DOWN. 
          UH, AND IT'S A PRETTY PREDICTABLE PATTERN. 
          UH, IN FACT, UH, THE ONE, THE AGENCY THAT YOU'RE PROBABLY CLOSEST TO IS THE CITY OF DAVIS, UM, WHICH IS COMPARABLE IN LAND USE DENSITY. 
          UH, AND I, I SUSPECT PROBABLY THE ERA IN WHICH IT WAS BUILT AND HAVING A, A CORE DOWNTOWN THAT'S, THAT'S VERY WALKABLE AND SO FORTH. 
          UH, AND YOU CAN SEE THAT THEY'VE BEEN PRETTY SUCCESSFUL IN DEVIATING FROM THAT SORT OF PREDICTABLE LINE AROUND THE RELATIONSHIP BETWEEN VEHICLE MILES TRAVELED AND DENSITY. 
          BUT EVEN DAVIS, UH, IS PRETTY CLOSE TO THE LINE. 
          UH, YOU REALLY, THE DENSITY REALLY IS THE DEFINING FACTOR IN, IN HOW MANY TRIPS, UH, AND SORT OF THE TRIP EFFICIENCY THAT YOU'RE LIKELY TO GET. 
          AND I THINK IT'S IMPORTANT TO POINT OUT THAT DAVIS HAS A 25% BICYCLE MODE SHARE, UH, BICYCLE MODE SHARE. 
          THAT IS IF IT ONLY ISN'T CITED IN THE UNITED STATES AS THE HIGHEST LOCATION FOR BICYCLE MODE SHARE BECAUSE IT'S SMALL ENOUGH OF AN AGENCY THAT IT DOESN'T SORT OF MAKE THE CATEGORIES OF BIG CITIES IN THE US. 
          UH, SO IT IS, UH, TO BE ENVIED IN TERMS OF ITS BIKE CULTURE AND UH, AND SO FORTH. 
          AND EVEN WITH THAT TREMENDOUS SUCCESS, UH, THEY'RE PRETTY CLOSE TO THE LINE IN TERMS OF VMT PER CAPITA. 
          UM, AND SO THE POINT BEING THAT DENSITY, DENSITY, DENSITY IS JUST SUCH A GOOD PREDICTOR OF, OF TRANSPORTATION EFFICIENCY. 
          YOU ALSO HAVE VERY SIGNIFICANT, UM, AMBITIONS AROUND, UH, CARBON NEUTRALITY. 
          AND I THINK THAT'S WONDERFUL. 
          UM, BUT I DO WANNA POINT OUT THAT THE LEVEL OF AMBITION IS, IS QUITE IMPRESSIVE. 
          UH, UH, SO YOU, YOU ARE ASSUMING, ESSENTIALLY IN ORDER TO MEET YOUR, YOUR AMBITIOUS CLIMATE ACTION GOALS, YOU'RE ASSUMING THAT YOU ARE GONNA GET 50% OF ALL TRAVEL TO OCCUR OUTSIDE OF AN AUTOMOBILE. 
          UH, AT, AT PRESENT YOU HAVE, AS WE TALKED ABOUT EARLIER, ABOUT 10% OF YOUR TRAVEL TAKING PLACE OUTSIDE OF AN AUTOMOBILE. 
          UH, AND THEN UNDER THE, UNDER THE ACTUAL CARBON NEUTRAL ALTERNATIVE, UH, YOU'RE LOOKING AT ABOUT 75% OF ALL TRAVEL IN THE CITY OF PETALUMA TAKING PLACE OUTSIDE OF AN AUTOMOBILE. 
          UM, SO I JUST, I JUST WANNA, SO THESE ARE, I'M NOT SUGGESTING THESE ARE YOUR GOALS, THESE ARE YOUR GOALS. 
          UH, I'M READING TO YOU FROM YOUR OWN REPORTS AND I JUST WANNA MAKE THE POINT THAT THESE ARE VERY AMBITIOUS. 
          UM, SO, UH, AND THE OTHER STRATEGIES THAT ARE OUT IN THAT SIDE IS JUST AROUND REIMAGINING THE DESIGN OF THE TRANSPORTATION NETWORK TO MAKE IT, UH, MORE MULTIMODAL, SAFER, HEALTHIER. 
          UH, SO THERE IS SOME THINGS YOU CAN DO AROUND DEMAND MANAGEMENT AND ALSO AROUND JUST PROVIDING SAFE, ACCESSIBLE, UH, ESPECIALLY BIKE, PET AND TRANSIT FACILITIES. 
          I THINK I'M TURNING IT BACK OVER TO RON AT THIS POINT, BUT THIS IS ESSENTIALLY THE LAND USE PROGRAM. 
          UH, AND THEN AGAIN, IT SORT OF DRIVES HOME THE POINT ABOUT WHERE IT IS DENSITY IS GONNA BE THE MOST EFFECTIVE IN TERMS OF WHAT WE CALL LOCATION EFFICIENCY AREAS WHERE YOU'RE GONNA GET THE MOST BANG FOR THE BUCK FOR NON AUTOMO, NON-AUTO MODES, UH, FROM DEVELOPING WITHIN THOSE AREAS. 
          THANK YOU BOTH DEREK AND MATTHEW. 
          AND THE ORIGINAL TITLE, THIS SLIDE WAS ALL ROADS LEAD TO, JUST TO MAKE THE SILLY SEGUE FROM THE TRANSPORTATION SPEAKER. 
          UM, BUT NO REALLY TO REINFORCE THE POINT, AGAIN, WHETHER WE LOOKED AT IT FROM KIND OF A LAND USE, COMMUNITY VISION PERSPECTIVE, FLOOD RESILIENCE, MARKET DEMAND, GETTING VMT DOWN, MAKING THE CITY MORE WALKABLE, BIKEABLE, EVERYTHING KEPT POINTING TO THESE AREAS ON THIS MAP. 
          UM, I THINK YOU'VE HEARD IT FROM DIFFERENT PERSPECTIVES. 
          WE DIDN'T, YOU KNOW, PLAY WITH THE RESULTS DERRICK HAD FOUND THREE YEARS AGO. 
          WE SIMPLY HIGHLIGHTED WHAT AT THAT TIME WAS ALREADY POINTING THIS TO THIS APPROACH. 
          UM, AND MATT'S MATTHEW'S COMMENTS REALLY SUGGESTING THAT NOT ONLY SHOULD WE KEEP DEVELOPMENT IN INFILL, BUT THE EXTENT TO WHICH YOU CAN INTENSIFY AND DENSIFY THE BETTER YOU'RE GONNA BE ABLE TO ACHIEVE THOSE AMBITIOUS CARBON GOALS. 
          SO WE'RE GONNA PAUSE HERE BEFORE WE TAKE A DEEPER DIVE INTO SOME OF THESE SPECIFIC AREAS TO SEE IF YOU HAVE ANY QUESTIONS ABOUT ALL OF THOSE FOUNDATIONAL ANALYSES AND COMMUNITY INPUT THAT DROVE US LAND COMING TO THIS CONCLUSION. 
          ROGER, UH, IN THE ECONOMIC DISCUSSION, I DIDN'T REALLY HEAR ANY ECONOMICS THAT DEFINE THE, THE 15 MINUTE RETAIL CENTERS . 
          UM, AND MY, I'M FROM A REAL ESTATE BACKGROUND ON A LARGE PROJECT WHERE THE FIRST VILLAGES, THEY BUILT RETAIL AS A CENTER OF THE COMMUNITY. 
          THEY WENT TO EUROPE AND SAID, IT WORKS IN EUROPE. 
          JUST GOTTA WORK HERE. 
          THEY ARE NOT, YOU KNOW, THE FREE VILLAGES. 
          LATER THEY STOPPED DOING THAT 'CAUSE ALL THE TRAFFIC 
          [01:05:01]
WAS AT THE CORNER OF THE INTERSECTION OF THE ARTERIAL HIGHWAYS. 
          SO I'M NOT SURE HOW REAL THAT IS OR HOW NAIVE WE ARE IN TERMS OF THINKING 15 MINUTE CENTERS ARE GONNA WORK. 
          UM, I'VE GOT A, A MARKET IN MY NEIGHBORHOOD, IT'S MOSTLY LIQUOR AND LOTTO TICKETS. 
          THERE'S ONE ON BODEGA, UH, BOULEVARD. 
          IT'S MOSTLY LIQUOR AND LOTTO TICKETS. 
          SO I'M NOT REALLY CLEAR THE REALITY BEHIND THE 15 MINUTE. 
          THANK YOU. 
          AND THAT'S A GOOD POINT. 
          UM, YOU KNOW, IF WE'RE TALKING ABOUT HAVING SOME AREAS OF THE CITY TRANSITION TO MORE OF THESE 15 MINUTE NEIGHBORHOODS, UM, WE HAVE TO HAVE A ROBUST AND REALISTIC SORT OF REAL ESTATE UNDERSTANDING AND STRATEGY BEHIND THAT. 
          AND SO, UM, I THINK EVERYTHING THAT YOU JUST RAISED IS GONNA BE IMPORTANT TO PAY ATTENTION TO. 
          I MEAN, FIRST OF ALL, AS, AS WE KNOW, THERE'S A LOT OF SHOPPING CENTERS IN WHICH PARTICULAR TENANTS HAVE CONTROL OVER WHAT HAPPENS IN THAT SHOPPING CENTER. 
          AND THERE ARE ALSO DIFFERENT LEASES THAN THOSE SHOPPING CENTERS. 
          AND THERE ARE SHOPPING CENTERS THAT DEPEND ON THEIR VISIBILITY AND THEIR AUTOMOBILE TRAFFIC ACCESS IN ORDER TO SUCCEED. 
          AND SO, YOU KNOW, WITH THE, THE EFFORT BEHIND CREATING THE 15 MINUTE NEIGHBORHOODS, WE NEED TO ALSO KEEP IN MIND, UM, BEING TARGETED ABOUT WHICH SHOPPING CENTERS MIGHT MAKE THE MOST SENSE OR WHICH LOCATIONS MIGHT MAKE THE MOST SENSE FOR THAT. 
          IF THEY ARE PLACES THAT ARE UNDERUTILIZED, UNDERPERFORMING, YOU KNOW, MAYBE THAT THESE ARE PRIVATE PROPERTY OWNERS MAKING THEIR OWN DECISIONS. 
          AND SO, YOU KNOW, THERE ARE STEPS THAT CAN BE TAKEN TO, UM, HELP THEM RE-ENVISION WHAT MIGHT BE POSSIBLE. 
          POTENTIALLY THERE ARE INCENTIVES THAT COULD BE PROVIDED, UM, BUT AT THE END OF THE DAY, WE HAVE TO MAKE SURE THAT THERE'S STILL, IF THERE'S GONNA BE RETAIL INCLUDED, THAT RETAIL WILL BE VISIBLE, ACCESSIBLE AND HAVE ENOUGH CRITICAL MASS TO STILL SUCCEED. 
          AND, UH, YOU KNOW, TO THE EXTENT WE MIGHT BE TALKING ABOUT IN SOME LOCATIONS ABOUT SOME OF THE PARKING LOTS TRANSITIONING TO OTHER USES, IT WOULD NEED TO BE OF COURSE A SITUATION IN WHICH THERE IS EXCESS PARKING THAT COULD BE REUSED FOR THOSE KINDS OF USES. 
          UM, YOU KNOW, AND THERE ARE ALSO BENEFITS TO INTRODUCING A DIVERSITY OF USES IN SOME OF THESE AREAS. 
          UM, HAVING THAT BUILT IN RESIDENTIAL BASE PROVIDES THAT WALKABLE ACCESSIBILITY ADDS ADDITIONAL ROOFTOPS TO THE AREA THAT, UM, IS WITHIN SORT OF THE, THE RETAIL TRADE AREA OF THE SHOPPING CENTERS. 
          AND SO, YOU KNOW, YOUR POINT IS VERY WELL TAKEN AND THESE ARE THINGS THAT, UH, WE'RE GONNA CONTINUE TO THINK ABOUT AND TRY TO MAKE SURE THAT WE HAVE THE RIGHT POLICY DIRECTION ON. 
          UH, SHOULD, YOU KNOW, THE 15 MINUTE CITIES CONCEPT CONTINUE TO PLAY ITSELF OUT. 
          THANK YOU, DEREK, COULD I JUST ADD BRIEFLY? THOSE ARE EXCELLENT POINTS, DEREK AND I SHOULD ADD THAT WE ALSO HAVE A RETAIL SPECIALIST ON OUR TEAM, AND HE WORKED VERY CLOSELY WITH DEREK AND OUR LAND USE FOLKS LOOKING VERY HARD AT EACH POTENTIAL 15 MINUTE CENTER. 
          AND I THINK YOU GOT THE SAT RECOMMEND OR REPORT A LOT OF DIFFERENT CENTERS WERE CONSIDERED. 
          WE LOOKED, WE DID LOOK AT THEM VERY ANALYTICALLY, BOTH FROM A LAND USE LENS, FROM A, WE ACTUALLY LOOKED AT THE CHARACTERISTICS OF EACH SHOPPING CENTER AND ITS POTENTIAL FOR DEVELOPMENT OR REDEVELOPMENT. 
          WE HAVE OODLES OF ANALYSIS SPECIFIC TO THAT. 
          UM, WE'RE NOT GONNA GO INTO THAT A GREAT DEAL TONIGHT. 
          WE'RE GONNA JUST KIND OF TOUCH THE SURFACE. 
          UM, BUT JUST SO YOU KNOW, WE, WE'VE BEEN THINKING ABOUT A LOT OF THOSE SAME QUESTIONS AND DON'T WANNA JUST ASSUME IF WE ZONE IT, THINGS WILL CHANGE. 
          WE UNDERSTAND THAT NOT ONLY DO WE NEED TO PICK THE RIGHT AREAS FROM A MARKET PERSPECTIVE, WE THEN DO NEED TO DO THE RIGHT, PROVIDE THE RIGHT ENABLING LAND USE POLICY. 
          BUT THEN WE'RE ALSO GONNA NEED TO COMPLIMENT LAND USE CHANGE AND LAND USE POLICY WITH OTHER MIXES OF INCENTIVES, PUBLIC INVESTMENTS POTENTIALLY. 
          IT'S GONNA HAVE TO BE KIND OF A HOLISTIC APPROACH IF THE CITY REALLY WANTS CERTAIN CENTERS IN THE CITY TO DEVELOP AND BECOME MORE OF A NEIGHBORHOOD HUB AND PLACE IN WHICH PEOPLE CAN MEET THEIR EVERYDAY NEEDS. 
          WE WE'RE NOT BEING NAIVE ABOUT THIS IN TERMS OF JUST ASSUMING IF WE CHANGE THE LAND USE ON THE MAP, SOMETHING MAGICAL IS GONNA HAPPEN. 
          SO THAT'S A REALLY, REALLY IMPORTANT POINT. 
          SO I APPRECIATE THE QUESTION, DARREN. 
          THANK YOU. 
          AND I WILL TRY NOT TO GET TOO LOST IN THE WEEDS AND JUST KIND OF FOCUS ON SOME OVERARCHING QUESTIONS. 
          I THINK ONE OF MY BIG ONES, YOU KNOW, WHEN WE LOOK AT THE VMT FRAMEWORKS, UH, SOME OF THE EARLY WORK ON THIS I THINK OCCURRED BEFORE SOME REGULATORY CHANGES WHEN IT CAME TO ELECTRIC VEHICLES. 
          UH, JUST IF WE KNOW, HOW ARE VMT METRICS IMPACTED BY THE UPCOMING WAVE OF KIND OF ELECTRIC CAR REGULATIONS IN CALIFORNIA? DO THESE CURRENT CALCULATIONS ASSUME GAS POWER VEHICLES, I WOULD GUESS, UM, YEAH, SO THAT'S QUESTION ONE. 
          DO WE KNOW HOW UPCOMING CHANGES TO THE COMPLEXION OF OUR VEHICLE FLEET IN CALIFORNIA CHANGES, YOU KNOW, THE IMPACTS I GUESS OF VMT AND THEN HOW THOSE METRICS DICTATE CLIMATE GOALS AND THINGS LIKE THAT? YEAH, UH, YOU, I, I THINK, UM, SO 
          [01:10:01]
VMT PER CAPITA IS JUST VEHICLE MILES TRAVEL. 
          I THINK WHAT YOU'RE GETTING AT IS GREENHOUSE GAS EMISSIONS, UH, FROM THE VEHICLE MILES OF TRAVEL. 
          UM, UH, AND YEAH, YEAH, WE DO HAVE, WE HAVE PREDICTIONS OF WHAT THE VEHICLE V FLEET WOULD MADE UP OF IN, IN DIFFERENT OF, UH, FORECAST YEARS. 
          UH, AND YOU'RE RIGHT, THERE IS IS INCREASINGLY A LARGER SHARE OF, OF VEHICLES THAT ARE ELECTRIFIED. 
          UM, THERE'S ALSO IN, UH, ASSUMPTIONS IN HERE ABOUT THE SOURCE OF WHERE THOSE VEHICLES ARE DRAWING ELECTRICITY AND WHETHER THOSE ARE CLEAN POWER PLANTS OR, OR NOT CLEAN POWER PLANTS. 
          SO WE DO TRY TO TRACK IT BACK, NOT JUST TO WHAT THE SPECIFIC VEHICLE IS EMITTING, BUT BUT WHERE IT'S ACTUALLY GETTING, ITS, ITS IN THE CA IN THE, IN THE EVENT THAT IT'S AN ELECTRIC VEHICLE WHERE IT'S GETTING ITS ELECTRICITY, UM, AND THIS AND THE, IN THE LEVEL OF GREENHOUSE GAS EMISSIONS FROM THAT SOURCE. 
          UM, SO THERE, THERE IS INFORMATION. 
          I DON'T, I DON'T HAVE THE SPECIFICS OFF THE TOP OF MY HEAD ABOUT SORT OF WHAT THOSE ASSUMPTIONS ARE, BUT THAT, THAT IS ALL BAKED IN. 
          UM, I, I WILL JUST SAY THAT THERE'S A LOT, I, I'M A BIG FAN OF ELECTRIC VEHICLES AND I THINK THEY OFFER A GREAT PROMISE. 
          UM, THEY DO NOT SOLVE SOME OF THE OTHER PROBLEMS THAT YOU NEED TO SOLVE FROM A TRANSPORTATION PERSPECTIVE IN TERMS OF JUST USE OF SPACE, UH, WITHIN AN URBAN CONTEXT. 
          UM, AND SO I THINK THERE'S A LOT OF, UH, THOUGHT THAT ELECTRIC VEHICLES ARE SOMEHOW GONNA A PANACEA FOR, FOR, UH, TRANSPORTATION AND EMISSIONS. 
          AND I WILL SAY I'M NOT A SUBSCRIBER TO THAT VIEWPOINT. 
          GREAT. 
          AND RIGHT IN THAT VEIN, I NOTICED A PIECE THERE ABOUT CHANGE, DOING LAND USE CHANGES TO SUPPORT TRANSIT AND A LOT OF HEARING, A LOT OF THE GPAC DISCUSSION AROUND THIS LAND USE TOPIC TRANSIT SEEMS TO BE AT THE CORE, ESPECIALLY WHEN WE TALK ABOUT SIGNIFICANT MODE SHIFT TRANSIT SEEMS TO BE A BIG PIECE OF THAT PUZZLE. 
          DO WE HAVE ANY ABILITY, I MEAN, WHEN I CAN'T OFF THE TOP OF MY HEAD THINK OF THE KIND OF KEY LAND USE CHANGES THAT WOULD HAPPEN THAT WOULD MAKE A TRANSPORTATION NETWORK MORE AFFORDABLE OR EASIER. 
          I MEAN, IT SEEMS LIKE IT'S JUST GONNA BE A BIG INVESTMENT TO SET THAT UP AND IT WILL HAVE BENEFITS THAT REACH SOME OF THESE GOALS. 
          UM, BUT YEAH. 
          IS THERE, DO WE HAVE ANY INFORMATION ON WHAT LAND USE CHANGES, CHANGES COULD HELP INCENTIVIZE OR HELP PETALUMA BUILD A ROBUST TRANSIT NETWORK? UH, WELL, I WOULD SAY BUILDING LAND USES ALONG YOUR TRANSIT CORRIDORS, UH, IS PROBABLY THE FIRST AND FOREMOST. 
          AND I THINK THAT'S ESSENTIALLY WHAT THE, THE, THE DIAGRAM THAT RON PUT UP, UM, SHOWS. 
          UH, SO THE MORE PEOPLE YOU CAN GET IN CLOSE PROXIMITY TO THE TRANSIT LINES THAT YOU HAVE, UH, THERE'S A REALLY GREAT PRESENTATION THAT KNOW BEFORE YOU GROW, UH, OR URBAN CHAT HOSTED, UM, UH, WITH JARRET WALKER REALLY SORT OF DRIVING HOME THIS POINT THAT ABOUT IF WE CAN GET, UH, A HIGHLY CONCENTRATED, UH, AMOUNT OF TRANSIT ON KEY CORRIDORS IN PETALUMA, THEN WE CAN START OPERATING BUS SERVICE AT 15 MINUTES OR, OR MORE FREQUENTLY. 
          UH, SO THAT YOU DON'T HAVE TO UNDERSTAND THE SCHEDULE OF THE BUS. 
          YOU JUST KNOW I'M GONNA GO OUT THERE AND I'M NOT GONNA WAIT MORE THAN 15 MINUTES FOR A BUS. 
          UM, SO I WOULD SAY THAT'S THE, THAT'S THE MOST, UH, THE SORT OF CLEAREST ONE. 
          AND, AND AGAIN, GETTING BACK TO THAT IDEA OF LOCATION EFFICIENCY, ALL THE AREAS THAT ARE IDENTIFIED IN THE GRAPH THAT, OR THE MAP THAT RON PUT UP ARE THOSE THAT ARE, THAT HAVE THAT KIND OF A LOCATION EFFICIENCY CHARACTERISTIC. 
          I WOULD, I WOULD ALSO ADD THAT THERE'S, YOU KNOW, OUTSIDE OF JUST THE LAND USE DIAGRAM, THERE'S LOTS OF THE POLICIES IN THE FRAMEWORK OF OTHER WAYS TO GET MORE PEOPLE USING TRANSIT TO IDENTIFY CHANGES IN TRANSIT, LIKE MICRO TRANSIT. 
          SO, YOU KNOW, SO YOU'RE GETTING PEOPLE ON DEMAND OR WHERE EXACTLY WHERE THEY NEED TO GO, UM, IN A, NOT ON A LONG ROUTE WHERE THEY MIGHT HAVE TO GO THE WHOLE ROUTE, BUT YOU KNOW, FROM THE FAIRGROUNDS TO DOWNTOWN, YOU KNOW, OR THOSE KIND OF THINGS. 
          SO I THINK AGAIN, IT'S THAT IT'S THAT RELATIONSHIP TO BOTH WHAT THE LAND USE DIAGRAM MIGHT SHOW AS THE ALLOWABLE LAND USES AND THEN IT BEING SUPPORTED BY ALL THE OTHER STUFF THAT WE ARE DOING PLAN TO DO, WANT TO DO, UM, TO FURTHER SUPPORT THAT. 
          AND YOU READ MY MIND WITH MICRO TRANSIT. 
          I LOVE THAT IDEA TO SERVICE A LOT OF THE NEIGHBORHOODS THAT WE HAVE. 
          UM, SO I'LL LOOK FORWARD TO THAT. 
          AND THEN, UH, JUST THE LAST QUICK QUESTION. 
          THIS COULD BE, I THINK IT'S MOSTLY ABOUT HOUSING. 
          I'M GUESSING IMPLICIT IN HERE, MAYBE THIS IS A POLICY THING WE'RE LOOKING AT CHANGING DEVELOPMENT IMPACT FEES, YOU KNOW, BASED ON NUMBER UNITS INSTEAD OF SIZE OF UNITS. 
          I THINK THAT WAS A PIECE OF LOW HANGING FRUIT, THINGS LIKE THAT I'M ASSUMING ARE GONNA BE EXPLICATED OR EXPANDED ON IN HERE. 
          YEAH, SO THERE ARE A NUMBER OF THINGS THAT WE PULLED OUT AS PROGRAMS IN OUR HOUSING ELEMENT AND THE TIMING OF THEM. 
          A NUMBER OF THEM ARE TO COORDINATE WITH THE GENERAL PLAN, THE NEW ZONING ORDINANCE. 
          UM, WE WILL BE UPDATING, WE NEED TO UPDATE ALL OF OUR NEXUS STUDIES, UM, FOR OUR IMPACT FEES. 
          UM, WE DID DO SIGNIFICANT CHANGES, UH, I THINK IT WAS LAST YEAR TO OUR DEVELOPMENT IMPACT FEES SPECIFICALLY 
          [01:15:01]
FOR, UM, AFFORDABLE PROJECTS, A HUNDRED PERCENT AFFORDABLE WHERE THERE WAS A NUMBER OF THE FEES THAT ARE NO LONGER APPLICABLE. 
          UM, WE HAVE SOME DISCOUNTS FOR, I THINK IT'S SENIOR HOUSING, UM, PROJECTS, SENIOR AFFORDABLE HOUSING WHERE REDUCED FEES, ADUS, WE, YOU KNOW, ANYTHING UNDER, I THINK IT'S 750 SQUARE FEET DON'T HAVE FEES. 
          SO WE'VE DONE THINGS INCREMENTALLY. 
          UM, BUT YOU WILL BE SEEING MORE OF THOSE, UM, COMING. 
          GREAT. 
          THANK YOU FOR THAT. 
          AND THEN THE FINAL PIECE, THIS IS JUST A COMMENT ON THE PUBLIC ENGAGEMENT PROCESS. 
          I KNOW WE HAVE THE MAY 11TH, UM, PLAN FEST. 
          UH, I WAS INSPIRED RECENTLY BY, I BELIEVE IT WAS A COORDINATION, UH, VERONICA AND KNOW BEFORE YOU GROW, I HAD DAVID BAKER ARCHITECTS IN TOWN. 
          ONE THING THEY SAID THAT STUCK MYTH WITH ME WAS MEETING PEOPLE WHERE THEY ARE WITH ENGAGEMENT. 
          DO WE HAVE ANY SMALLER STYLE CHARETTES PLANNED? HAS THE CITY MAYBE ALREADY DONE THIS, UM, REACHED OUT TO STAKEHOLDER GROUPS LIKE THE CHAMBER OR GROUPS LIKE THAT TO ELIC ELICIT, JUST KIND OF GO AND MEET PEOPLE AND ELICIT FEEDBACK? UH, OR IS ANYTHING LIKE THAT PLANNED? IT MIGHT BE TOO UNWIELDY, BUT WELL, I'LL JUST TOUCH ON SOME OF THE THINGS WE HAVE DONE. 
          WE HAVE DONE A LOT OF THAT. 
          SO WE DID, UH, WE DID QUADRANT MEETINGS, WE DID, WE WENT TO THE CHAMBER AND DID PRESENTATIONS, WE WENT TO THE FARMER'S MARKET. 
          WE UM, UH, WE WENT TO THE LIBRARY AND DID SOME THINGS. 
          UM, SO WE HAVE DONE A NUMBER OF THOSE IN ADDITION TO ONLINE OPPORTUNITIES AND BIG COMMUNITY MEETINGS. 
          AND SO REALLY TRYING TO TOUCH ON ALL OF THOSE. 
          AND THEN MAYBE RON CAN TALK ABOUT SOME OF THE FUTURE PLANNING. 
          YEAH, SO, UM, WE'RE REALLY LOOKING AT TWO NEAR TERM SETS OF ENGAGEMENT RIGHT NOW. 
          WE'RE FOCUSED ON THE POLICY FRAMEWORK SPECIFICALLY. 
          UM, AND WE'RE, BECAUSE THERE'S VERY TECHNICAL EXERCISE, WE'RE RELYING LAR NOT UNIQUELY CERTAINLY, BUT LARGELY ON THE EXPERTISE YOU HAVE IN YOUR COMMITTEES, COMMISSIONS AND BOARDS AS WELL AS IN YOUR GPAC. 
          AND THE GPAC WORKING GROUPS WERE SPECIFICALLY DESIGNED TO INCLUDE ALL THE OTHER KEY STAKEHOLDER GROUPS, INTEREST GROUPS THAT ARE FOCUSING ON ALL THE DIFFERENT TOPIC AREAS IN THE CITY. 
          WE KNOW PETALUMA IS AN EXTREMELY ACTIVE AND WELL-INFORMED COMMUNITY. 
          AND SO WE DEVISED THAT WORKING GROUP APPROACH SO THAT GPAC MEMBERS ON, WHICH WOULD BE OUTSIDE THE CAPACITY OF THE PLANNING TEAM TO DO, TO CAN REACH INTO THE COMMUNITY, CONNECT WITH FOLKS WHO ARE TRACKING ON THESE ISSUES, WHETHER IT'S THROUGH, KNOW BEFORE YOU GROWER OTHERWISE, AND GET THAT INPUT WITHIN THOSE EXISTING CONVERSATIONS. 
          SO THAT'S THE FRAMEWORK SIDE. 
          WHEN WE GET TO THE LAND USE COMMUNITY DISCUSSION, WE'RE AGAIN GONNA HAVE AREA MEETINGS AND THAT'S VERY MUCH WHERE IT APPLIES THAT GO TO WHERE THEY ARE, YOU KNOW, WE'LL GO INTO SPECIFIC COMMUNITIES, WHETHER IT'S THE CENTRAL BUSINESS DISTRICT OR SINGLE FAMILY, PREDOMINANTLY SINGLE FAMILY NEIGHBORHOODS ON THE EAST SIDE OR WHEREVER, AND TALK TO THEM AT THAT SPACE WHERE THE LAND USE CHANGE INTERFACES WITH THE POLICY AND THE POLICY FRAMEWORK AND IN THE CONTEXT OF THE PLACE THAT PEOPLE KNOW BEST THEIR OWN NEIGHBORHOODS, RIGHT. 
          UM, AND THEN WE'LL COMPLIMENT THAT ALSO WITH CITYWIDE WORKSHOPS, UM, SURVEYS, A LOT OF THE OTHER TOOLS THAT WE ARE IN THE HABIT OF USING CONSISTENTLY AS WELL. 
          DOES THAT ANSWER YOUR QUESTION? THAT DOES. 
          AND WE CAN'T COMPEL PARTICIPATION, BUT OBVIOUSLY THIS IS SOMETHING SO IMPORTANT TO SCOPE, SO VAST EVERY OPPORTUNITY WE CAN TO GET PEOPLE INVOLVED IS, IS GREAT. 
          THANK YOU. 
          UH, GO AHEAD COMMISSIONER. 
          BEFORE WE GO ON, I JUST WANTED TO ALSO POINT OUT THAT, UH, THAT THAT VERY TIGHT IMPORTANT RELATIONSHIP BETWEEN TRANSPORTATION AND LAND USE IS EVIDENCED IN THE AD HOC COMMITTEE REVIEWS WHERE THE MOBILITY TRANSPORTATION DRAFT FRAMEWORK IS BEING REVIEWED, NOT JUST BY PPAC AND THE CLIMATE ACTION COMMISSION FOR THEIR PURPOSES, BUT ALSO BY THE, UH, PLANNING COMMISSION TO LOOK AT THAT RELATIONSHIP WITH, UH, LAND USE ALTERNATIVES COUNCIL MEMBER. 
          I JUST, UM, APPRECIATED BOTH, UH, UM, DARREN AND ROGER'S COMMENTS BECAUSE, UH, 15 MINUTE NEIGHBORHOODS, I MEAN, YOU KNOW, WHEN YOU LOOK AT ONE SIDE OF TOWN TO THE OTHER, IT'S, IT'S VERY DIFFERENT. 
          AND UM, YOU KNOW, SO YOU'RE LOOKING AT, UM, HOW DO YOU DO IT ON THE EAST SIDE? AND IT'S DEFINITELY MORE COMPLEX THAN ON THE WEST SIDE BECAUSE IT'S KIND OF SET UP, UM, THAT WAY. 
          AND SO I THINK IT IS, YOU KNOW, DISCUSSION, WE'RE REALLY GONNA HAVE TO TALK ABOUT HOW YOU CAN REALLY IMPLEMENT THAT. 
          CAN YOU? AND WHERE, AND, AND THAT'S THROUGH LAND USE OBVIOUSLY, BECAUSE IT'S HARDER TO, UM, RETROFIT IN SINGLE FAMILY NEIGHBORHOODS. 
          IT'S EASIER TO RETROFIT ON THE WEST SIDE BECAUSE UM, THAT TYPE OF DEVELOPMENT WAS HERE IN THE PAST AND THOSE BUILDINGS 
          [01:20:01]
ARE STILL THERE, BUT THE BUSINESSES ARE NOT, YOU KNOW, SO, UM, SO I APPRECIATED, YOU KNOW, BOTH, UM, COMMISSIONER'S COMMENTS. 
          UM, AND THEN THE OTHER THING IS ON, YOU KNOW, LIKE THE ECONOMIC FUTURE, YOU KNOW, I MEAN IT'S, SO WHERE IS THE ECONOMICS GONNA GO AS FAR AS LIKE RETAIL AND UM, YOU KNOW, VERSUS, UM, THE NEED FOR LIKE OUR DOWNTOWN JUST TO ENHANCE THE DOWNTOWN SO WE GET MORE PEOPLE DOWN THERE FOR, UM, SO PEOPLE WILL SHOP IN OUR TOWN AND YOU KNOW, THE BALANCE BETWEEN, UM, HOTELS AND UM, ECONOMICS IN SPECIFICALLY THE DOWNTOWN IS GONNA UM, KIND OF DRIVE EVEN THE ECONOMICS FOR THE TOWN AND WHERE WE WE GO AND HOW MUCH TAX DOLLARS WE BRING IN. 
          AND UM, AND I JUST THINK WE JUST NEED TO BE OPEN TO REALLY LOOKING AT THE ECONOMICS AND THE FUTURE ECONOMICS. 
          'CAUSE IT'S SO DIFFERENT THAN IT WAS EVEN, YOU KNOW, FIVE YEARS AGO. 
          YOU CAN SEE A BIG DIFFERENCE. 
          AND YOU KNOW, PETALUMA, WE ASKED HAVE ALL THESE SHOPPING CENTERS, YOU KNOW, THAT HAVE A LOT OF VACANCIES AND THERE'S, YOU KNOW, JUST A LOT OF ECONOMIC DOLLARS THAT WE'RE PROJECTED THAT WE'RE NOT RECEIVING TODAY. 
          SO I JUST WANNA BE CAREFUL, UM, MAKING SURE THAT WE REALLY UNDERSTAND THE ECONOMICS FOR THE LONG TERM. 
          AND I KNOW THAT'S NOT ALWAYS EASY 'CAUSE IT'S CHANGING SO MUCH, BUT THAT'S IMPORTANT. 
          THANK YOU. 
          UM, BEFORE I GET INTO, I DID HAVE A FEW QUESTIONS, BUT I DID WANT TO ASK, I KNOW THERE'S MORE OF THIS PRESENTATION TO GO, BUT I KNOW YOU WANTED US TO REALLY EVALUATE THE QUESTIONS ON SLIDE 19. 
          IT'S KIND OF A GUT CHECK. 
          DID YOU WANT US TO GO INTO THAT NOW OR WAIT UNTIL THE END OF THE PRESENTATION? NO, GREAT QUESTION. 
          UM, WE ARE GONNA HOLD THOSE TO THE END OF THE PRESENTATION. 
          OKAY. 
          UM, AND JUST, UM, SO, YOU KNOW, WE HAD PLANNED A SHORT BREAK AT THIS POINT AFTER THESE QUESTIONS, A SHORT BREAK BECAUSE THE NEXT WE'RE GONNA DIVE IN. 
          TROY IN PARTICULAR IS GONNA DIVE IN INTO THE MORE, UH, MEATY SIDE OF ALL THESE LAND USE. 
          UM, GOT IT. 
          AREAS OF CHANGE IN 15 MINUTE CENTERS. 
          UM, SO IF, IF YOU'D LIKE TO TAKE THIS AFTER QUESTIONS ARE DONE, WE COULD TAKE THAT BREAK OR WE COULD CONTINUE. 
          IT'S, IT'S, WE'LL, WE'LL DO THE BREAK AFTER QUESTIONS. 
          ABSOLUTELY. 
          ALRIGHT. 
          I, I THINK I WOULD, I'VE ALREADY GOTTEN A FEW TEXTS SINCE THIS STARTED, SO, UM, BUT I DID WANT TO ASK, JUST TO DELAY THE BREAK A LITTLE BIT. 
          UM, I, I THOUGHT IT WAS REALLY INTERESTING THE, THE FINDING THAT YOU HAD AT LEAST THE ECONOMIC FINDING FOR THESE MIXED USE INDUSTRIAL AREAS AND THE INCREASED DEMAND FOR THAT. 
          WAS THERE A CAP ON THE LEVEL OF ACTIVITY? I KNOW HAVING SPOKEN WITH QUITE A FEW BUSINESS OWNERS WHO'VE LEFT, WHO HAD LIKE KIND OF LARGE FREIGHT OPERATIONS, THEY KEPT RUNNING INTO AN ISSUE OF PEDAL, YOU KNOW, THEY'D GROW THEIR BUSINESS, THEY'D GET DISTRIBUTION, THEY'D GET KIND OF THAT MIXED USE ELEMENT AND THEN RIGHT AT A CERTAIN SCALE THEY'VE GONE TO RUNNER PARK. 
          AND I'M WONDERING IS THAT SOMETHING THAT'S POPPED UP IN YOUR REVIEW FOR THE KIND OF INDUSTRIAL SITES WE NEED OR HAS IT BEEN MORE OF WHAT WE HAVE SO FAR? I DON'T THINK I HAVE A REALLY SPECIFIC ANSWER TO THAT QUESTION. 
          UH, UM, YOU KNOW, THE, IT'S NOT SURPRISING IF THERE WERE SITES AVAILABLE IN ANOTHER COMMUNITY LIKE ROANOKE PARK. 
          IF THE EXPANSION OF THOSE BUSINESSES GOT TO A POINT AT WHICH THEY SAW AN OPPORTUNITY FOR AN EXISTING PROPERTY WHERE THEY COULD MOVE INTO IT REALLY QUICKLY AND IT HAD THE SIZE AND THE CONFIGURATION THEY NEEDED AND JUST A LITTLE BIT OF RETROFIT WORK, UM, THEN IT'S A LOGICAL MOVE FOR THAT COMPANY. 
          AND SO IT, YOU KNOW, TO SOME EXTENT IT MIGHT COME DOWN TO JUST THE LIMITED SUPPLY OF WHAT'S ALREADY BUILT IN PETALUMA. 
          UM, AND WHETHER OR NOT A COMPANY IS WILLING TO MAKE THE LARGE INVESTMENT IN A LARGE SORT OF MULTI-USE CAMPUS IN ORDER TO BUILD SOMETHING FROM SCRATCH WHEN PERHAPS THERE WAS SOMETHING BUILT PREVIOUSLY IN ANOTHER COMMUNITY THAT HAS NOT BEEN VACATED AND THEY COULD, THEY COULD TAKE THAT OVER. 
          I THINK IT DOES SPEAK TO THE GENERAL SORT OF STRENGTH OF DEMAND FOR THOSE KINDS OF FLEXIBLE USE CAMPUSES AND DISTRICTS AND BUILDINGS. 
          UM, BUT YEAH, THAT'S, THAT'S ABOUT AS DETAILED AS I CAN ANSWER RIGHT NOW. 
          THAT'S FAIR. 
          UM, AND THEN FOR THE DEMAND FOR INDUSTRIAL ZONES, AND PART OF IT WAS BECAUSE HAVING MUST CONFESS, HAVING GONE THROUGH THIS AHEAD OF TIME, I FOCUS A LOT MORE ON HOUSING AND TELL UNTIL YOU TIPPED INTO THE INDUSTRIAL ZONE, UM, IS AT LEAST AT THE CURRENT MOMENT IS THE SENTIMENT TO EXPAND OFFERINGS THAT WE HAVE TO KIND OF BRANCH OUT FROM WHERE THEY ARE CURRENTLY IN THE CITY IN TERMS OF LAND USE ALTERNATIVES, OR REALLY JUST TO DOUBLE DOWN WHERE WE ALREADY HAVE THAT ZONING. 
          YOU WANT ME TO TAKE THAT ? 
          [01:25:01]
UM, WE TOUCHED ON THIS THIS BRIEFLY EARLIER, JUST NOTING THAT BASED ON DEREK'S ANALYSIS, WE KNOW WE NEED TO MAKE SURE WE HAVE ENOUGH CAPACITY FOR THAT ANTICIPATED FUTURE DEMAND. 
          IT'S BEEN AN OPEN QUESTION SINCE WE BEGAN THIS PROCESS WHERE THAT REALLY SHOULD BE, UM, THE LAKEVILLE AREAS, YOU KNOW, FOR ALL INTENTS AND PURPOSES LARGELY BUILT OUT, WE KNOW WE, WE, SO DEREK, CORRECT ME IF I SPEAK INCORRECTLY, BUT WE KNOW WE NEED, PEOPLE NEED EASY ACCESS TO 1 0 1. 
          SO THERE'S CERTAIN ONLY CERTAIN LOCATIONS WITHIN THE CITY WHERE IT'S GONNA BE APPROPRIATE TO LET PROVIDE THAT ADDITIONAL CAPACITY. 
          SO, SO WITHOUT DOING URBAN EXPANSION OUT FURTHER OUT, LAKEVILLE THAT KIND OF POINTED US TO EITHER AREAS OF THE DOWNTOWN, DOWNTOWN CORE OR OUT NEAR THE FUTURE CORONA SMART STATION, RIGHT? IT'S THAT LADDER THAT WE'RE CURRENTLY LEANING TOWARDS. 
          AND TROY WILL TOUCH ON THIS A BIT MORE WHEN TALKING ABOUT THAT AREA SPECIFICALLY. 
          UM, BUT IT'S A VERY IMPORTANT QUESTION THAT'S VERY TOP OF MIND FOR US. 
          YEAH. 
          AS YOU SAID, OFTEN WE START WITH THE HOUSING AND MAKE AND THINK ABOUT THOSE SETTLEMENT PATTERNS, BUT CANNOT FORGET THE NEED FOR ADEQUATE CAPACITY FOR NON-RESIDENTIAL USES. 
          WELL, AND IT, THE REASON WHY IT'S BEEN A LITTLE MORE TOP OF MIND FOR ME LATELY IS JUST, UH, WE'RE NOTICING IN MY DAY JOB, WE'RE NOTICING THAT WHEN WE'RE TRYING TO FIGURE OUT ECONOMIC OPPORTUNITIES FOR FOLKS THAT AREN'T, LIKE, THERE'S NOTHING WRONG WITH RETAIL, BUT IN TERMS OF INCOMES THAT YOUR CITY'S PRODUCING, WHERE FOLKS ARE LIKELY TO LIVE IN THAT CITY AND THEN WORK IN THAT CITY, THESE KIND OF JOBS, THERE'S THE MOST DIVERSITY OF JOBS OUTSIDE OF ST OFFICE PARK, WHERE REALISTICALLY WE'RE STILL SEEING HUGE COMMUTES FROM ONE COMMUNITY TO AN OFFICE, OFFICE CENTER. 
          SO IT JUST, IT CAME TO MIND WHEN WE WERE TALKING ABOUT THE GREENHOUSE GAS EMISSIONS AND THE REDUCTION IN TRANSIT, HOW, HOW GREAT IT IS IN A WEIRD WAY THAT THERE'S HIGH DEMAND FOR THAT RIGHT NOW. 
          'CAUSE IT'S A GOLDEN OPPORTUNITY FOR US ECONOMICALLY. 
          UM, I WILL NOT DWELL ON THIS ANYMORE 'CAUSE YOU'VE CERTAINLY ANSWERED MY QUESTION. 
          THE OTHER QUESTION I HAD, IT ALSO RELATED BACK TO VMT. 
          'CAUSE SB 7 43 CERTAINLY CHANGED A LOT OF THINGS FOR EVERYBODY, ESPECIALLY WHEN IT CAME TO CA AND HOW PARKING'S CONSIDERED. 
          UM, I APPRECIATED THAT IN THE PRESENTATION SO FAR. 
          YOU'VE ALREADY BROUGHT UP THE, THE FOCUS ON DENSITY, NOT FOR THE SAKE OF DENSITY, BUT FOR THE SAKE OF REDUCING TRIPS. 
          I WAS WONDERING WHEN, WHEN I SAW WHERE YOU HAD CORES ON THE MAP CORES VERSUS CORRIDORS, UH, I WAS A LITTLE PERPLEXED UNTIL YOU BROUGHT THAT UP AND I WAS JUST WONDERING IF SOME OF THE SELECTION WAS SPECIFICALLY BASED IN EITHER PROACTIVELY TRYING TO ADDRESS VMT OR TRYING TO BACKFILL BY REDUCING TRIPS IN CERTAIN AREAS BECAUSE OF EMT. 
          AND MIND YOU, IF THIS IS GONNA BE DISCUSSED IN MORE DETAIL IN THE NEXT PRESENTATION, FEEL FREE TO SAY THAT AND THEN WE CAN END IT HERE BY AREA. 
          OH, WELL THEN YOU KNOW WHAT, I'M, I'M GOOD. 
          I'LL SAVE MY QUESTIONS FOR LATER. 
          I'M GOOD. 
          AND I JUST HAVE ONE COMMENT TO MAKE. 
          AND YESTERDAY AT SCTA, WE WERE LOOKING AT SOME GRAPHS AND, YOU KNOW, PETAL IN THIS POPULATION IS DOWN ALMOST LIKE 3000. 
          AND SO, YOU KNOW, WE WERE LOOKING AT, YOU KNOW, OTHER CITIES AND SO, YOU KNOW, AS WE'RE LOOKING AT, YOU KNOW, GENERAL PLAN AND WE'RE LOOKING AT ALL THIS HOUSING AND YOU KNOW, YOU ARE KIND OF QUESTIONING WHAT IS WHERE, WHAT IS THE POPULATION GONNA DO? IS IT GONNA CONTINUE GOING DOWN OR IS IT GONNA LEVEL OFF AND THEN RISE AGAIN? AND SO I'M WATCHING THAT , YOU KNOW, TO SEE, YOU KNOW, BECAUSE IT REALLY IMPACTS, UM, DECISIONS THAT WE MAKE, YOU KNOW, SO. 
          ALRIGHT, WELL WITH THAT WE WILL TAKE A, DOES FIVE MINUTE BREAK, SOUND GOOD TO EVERYBODY WITH THAT? WE'LL TAKE A FIVE MINUTE BREAK AND WE'LL BE BACK IN FIVE MINUTES. 
          THANK YOU EVERYONE. 
          I AM GONNA CALL US BACK TO ORDER AND I'M GOING TO SAY THAT IT WAS FIVE MINUTES, EVEN THOUGH IT WAS LONGER THAN FIVE MINUTES. 
          UM, I DID WANT, BECAUSE WE DO HAVE QUITE A BIT, I'M GUESSING TO COME, COME ARE, IS ANYBODY HERE SPECIFICALLY WANTING TO GIVE PUBLIC COMMENT ON THIS ITEM? WOULD THEY APPRECIATE HAVING PUBLIC COMMENT COME A LITTLE SOONER OR IS EVERYBODY HERE FOR THE LONG HAUL? DOUG WENT OUT TO HIS CAR, HE WAS THE ONE WHO WANTED SO BACK. 
          SO THE LONG HAUL IT IS AND WE'LL GO , WE WILL GO STRAIGHT INTO THE SECOND PRESENTATION. 
          TAKE US AWAY. 
          OKAY. 
          THANK YOU. 
          UM, AND THANK YOU FOR THAT BREAK. 
          UM, JUST A LITTLE PREVIEW OF WHERE WE'RE HEADED FROM HERE. 
          SO WE'RE GONNA FINISH SOME OF THE HIGHER LEVEL PIECE FIRST. 
          TALKING 
          [01:30:01]
VERY BRIEFLY ABOUT 15 MINUTE CENTERS. 
          WE COULD SPEND AN ENTIRE SESSION JUST ON THAT TOPIC, BUT WE'RE GONNA TOUCH ON IT VERY BRIEFLY AND THEN SUMMARIZE THE, UM, DIRECTION OR RECOMMENDATIONS OR, UM, SUGGESTIONS WE GOT FROM GPAC. 
          AND THEN TAKE, I THINK BREAK FOR ANOTHER QUICK SET OF CLARIFYING QUESTIONS. 
          'CAUSE FROM THERE, TROY'S GONNA GO INTO THE SLIGHTLY MORE DETAILED AREA BY AREA EXPLANATION OF WHAT DROVE OUR THINKING ABOUT IT, CONSIDERATIONS AND THE TYPES OF POTENTIAL CHANGE WE'RE GONNA ASK THE PUBLIC ABOUT. 
          AND I THINK MIDSTREAM, BECAUSE THERE'S SEVERAL DIFFERENT AREAS, WE'LL ALSO PLAN TO PLAN TO STOP FOR QUESTIONS MIDWAY. 
          AND THEN IT'LL WRAP THAT UP. 
          AND THEN QUESTIONS AGAIN FOR CLARIFICATION AND THEN WE'LL GET INTO THE DISCUSSION. 
          IS THAT, ARE WE ALL ON THE SAME PAGE? I THINK SO. 
          I MEAN, HAVING QUESTIONS BY TOPIC I THINK IS IDEAL. 
          OTHERWISE FOLKS ARE GONNA LOSE TRACK WHERE THEY'RE GOING. 
          SO, AND, AND IF WE GO TOO LONG BEFORE BREAKING FOR QUESTIONS, DON'T HESITATE TO LET US KNOW. 
          UM, BUT, BUT IT LOOKS LIKE SO FAR WE'VE DONE A PRETTY GOOD JOB OF HITTING 'EM AT THE RIGHT TIME. 
          SO AT THIS POINT, I'M GONNA PASS IT OFF TO TROY, UH, REIN HALTER, WHO IS ONE OF OUR MOST SENIOR LAND USE SPECIALISTS IN THE FIRM WHO'S TAKEN THE LEAD ON MUCH OF THIS LAND USE WORK. 
          AND HE'LL TALK TO YOU MORE ABOUT, UM, THE 15 MINUTE CENTERS IN EACH OF THE AREAS WE'RE LOOKING AT. 
          ALL RIGHT, LET ME KNOW IF YOU, OH, YEP. 
          IT'S VERY SENSITIVE. 
          OKAY, I'LL TRY TO STAY CLOSE TO THE MIC HERE. 
          LET ME KNOW IF YOU HAVE ANY TROUBLE HEARING ME IN THE BACK. 
          UM, THANK YOU RON. 
          THANK YOU COMMISSIONERS, EXCITED TO BE HERE. 
          UM, SORRY, OF COURSE, AS A LAND USE PLANNER, THIS IS MY FAVORITE, UH, COMMITTEE. 
          UM, BUT I'M EXCITED TO BRING YOU GUYS A LITTLE BIT, UH, INTO THE INSIDE VIEW OF OUR, UH, PLANNING WORK. 
          WE'VE BEEN DOING, UH, YOU KNOW, REALLY IN EARNEST FOR THE LAST TWO YEARS OR SO, SO EXCITED TO, UM, YOU KNOW, HEAR YOUR QUESTIONS AND COMMENTS. 
          BUT REALLY WHAT WE'RE HERE TODAY IS TO KIND OF MAKE SURE THAT WE'RE ON THE RIGHT TRACK, UM, AS FAR AS THE LAND USE AREAS WE'RE LOOKING AT AS FAR AS THE CONVERSATIONS WE WANT TO HAVE WITH THE PUBLIC NEXT. 
          UM, SO AS RON SAID, I'LL BEGIN WITH A LITTLE OVERVIEW OF THE 15 MINUTE CITY. 
          WHAT DO WE MEAN BY THIS AND HOW DO WE ACHIEVE IT? SORT OF, UM, IN RESPONSE TO WHAT ROGER WAS DISCUSSING EARLIER ABOUT SOME OF THE CHALLENGES THAT WE MIGHT FACE IN TRYING TO IMPLEMENT A 15 MINUTE CITY. 
          SO WHEN WE SAY 15 MINUTE CITY, UH, WHAT WE MEAN IS A CITY THAT'S MADE UP OF WALKABLE NEIGHBORHOODS WHERE RESIDENTS CAN MEET THESE ESSENTIAL DAILY NEEDS, UH, GROCERIES, SERVICES GATHERING, HEALTHCARE, TRANSIT, ET CETERA, CAN MEET THOSE NEEDS WITHIN A 15 MINUTE WALK OF THEIR HOME. 
          AND WE THINK OF THIS AS BEING ACHIEVED THROUGH KIND OF FOUR PRONGS OR FOUR MAIN STRATEGIES. 
          THE FIRST ONE IS THE CENTERS OF ACTIVITY. 
          SO WE SAW, WE TALKED ABOUT A LITTLE BIT THAT EARLIER, BUT WE'LL REVISIT THAT AND WE'LL TALK SPECIFICALLY ABOUT THE CENTERS THAT WE'RE PROPOSING, UM, TO IMPLEMENT. 
          THE SECOND STRATEGY IS THAT OUR NEIGHBORHOODS, AS WE'VE TALKED ABOUT, EVOLVE TO INCLUDE MORE HOUSING OPTIONS, A DIVERSITY OF MIDDLE DENSITY HOUSING OPTIONS, NOT JUST LOW DENSITY HOUSING. 
          SO THAT COMPLIMENTS THE CENTERS OF ACTIVITY BY IN INFILLING AND DENSIFYING THESE NEIGHBORHOODS. 
          COMPLIMENTING THE RESIDENTIAL INCREASE IN DENSITY IS ALSO AN INCREASE IN THE TYPES OF ACTIVITIES THAT OCCUR IN THESE NEIGHBORHOODS. 
          SO RETAIL SHOPS MAKER ACTIVITIES, INFILTRATING THOSE USES INTO OUR NEIGHBORHOODS. 
          SO THAT ALSO SUPPORTS THIS IDEA OF EASIER ACCESS TO AMENITIES AND GOODS. 
          AND THEN FINALLY, WE SUPPORT THROUGH THE OTHER CHAPTERS AND THE OTHER ASPECTS OF THE PLAN, MOBILITY, FACILITIES, INFRASTRUCTURE, WE SUPPORT THE CENTERS THAT WE'VE IDENTIFIED WITH THESE OTHER NECESSARY COMPONENTS TO CREATING PLACES AND GATHERING ACTIVITY. 
          SO TAKING A LOOK AT THE MAP, THESE ARE THE CENTERS THAT WE'VE IDENTIFIED. 
          WE WILL, UM, I'LL TALK IN A SEC ABOUT THE DIFFERENT CLASSIFICATIONS. 
          WE HAVE THREE CLASSIFICATIONS OF CENTERS GOING FROM SORT OF SMALL, MEDIUM TO LARGE. 
          UM, ALL AGAIN, I'LL TALK THROUGH SOME OF THESE IN MORE DETAIL AS WE WALK THROUGH THE AREAS OF CHANGE. 
          UM, BUT I'M HAPPY TO TAKE QUESTIONS ON THE WHOLE MAP. 
          UM, I THINK SOME OF YOU ARE, WE'RE FAMILIAR WITH THE S STAT, UM, PROCESS, THE PLANNING PROCESS. 
          THIS IS IN LARGE PART BUILDING. 
          UPON THAT PROCESS, I THINK YOU'LL SEE A LOT OF THE SAME SITES REFLECTED. 
          UM, WE'VE ADDED A FEW, AND AGAIN, ADDED THE SENATE CLASSIFICATION TO TRY TO GET AT THE DIFFERENCES IN CHARACTER THAT WE WANNA SEE IN THESE CENTERS. 
          THEY'RE NOT ALL GONNA BE THE SAME TYPE OF PLACE. 
          UM, AND, AND AS WE'LL TALK THROUGH IN THE ALTERNATIVES, 
          [01:35:01]
SOME OF THESE AREAS, UM, COULD USE CHANGES IN THE LAND USE REGULATION. 
          THEY MIGHT NEED TO BE ALLOWED TO BE HIGHER OR MORE INTENSE. 
          SOME OF THESE CENTERS ALREADY HAVE THE RULES THAT THEY NEED, BUT THEY NEED OTHER THINGS LIKE THE OTHER IMPROVEMENTS, PARKS, TRANSIT, ET CETERA, TO REALLY ACTIVATE AND MAKE THESE CENTERS FULFILL THE VISION THAT I THINK ROGER WAS SPEAKING TO EARLIER. 
          SO AS I SAID, THERE'S SORT OF THREE CLASSIFICATIONS HERE THAT WE'RE PROPOSING. 
          AGAIN, OPEN TO FEEDBACK HERE. 
          THE LARGEST AND MOST SIGNIFICANT IS THE TOWN CENTER. 
          UM, WHEN WE SAY 15 MINUTES, THAT'S GENERALLY WE'RE TALKING ABOUT A THREE QUARTER MILE. 
          THAT'S ABOUT HOW FAR AN AVERAGE PERSON WALKS IN 15 MINUTES. 
          UM, THESE CENTERS MIGHT GRAB A LITTLE BIT MORE THAN A THREE QUARTER MILE BECAUSE OF THEIR SIZE AND INTENSITY. 
          UM, THE TOWN CENTER IS A, IS A MAJOR DESTINATION. 
          IDEALLY IT'S NEAR THE HIGHEST FREQUENCY OF TRANSIT. 
          IT'S GENERALLY A LARGER SCALE, UM, 3, 4, 5, MAYBE SIX STORIES. 
          UM, AND IT'S AGAIN, MORE INTENSE, MORE ACTIVE, HAS MORE HOUSING, HAS MORE EMPLOYMENT, UM, COMPARED TO THE NEXT CENTER, WHICH WE ARE CALLING A NEIGHBORHOOD CENTER. 
          THIS I THINK IS MORE OF THE CORNER STORE A GATHERING PLACE. 
          IT COULD BE A MIX OF LIVE WORK OR OTHER TYPES OF USES. 
          IT'S A SMALLER SCALE. 
          IT'S ONLY A FEW STORIES AND IT'S SMALLER IN GEOGRAPHIC SIZE AND ACTIVITY LEVEL. 
          THEN THE LOWEST LEVEL IS, UM, WHAT WE CALL A PARK OR A MINI CENTER. 
          THESE ARE EXISTING CITY PARKS OR OTHER CITY OWNED PROPERTIES WHERE THE COMMUNITY AND THE PLANNING STAFF HAVE IDENTIFIED OPPORTUNITIES TO ADD CONCESSIONS STANDS, FOOD TRUCKS, OR OTHER KINDS OF PROGRAMMING THAT WOULD ACTIVATE THESE SPACES. 
          NOT IN THE SAME WAY AS THESE LARGER CENTERS, BUT STILL AS AN IMPORTANT PART OF THE DISTRIBUTED ACTIVITY NETWORK. 
          UM, YEAH, LET'S JUST GO ON THE MAP. 
          SURE. 
          SO KIND OF JUST A QUICK OVERVIEW OF THE MAP HERE. 
          UM, WE'VE GOT NUMBER ONE UP HERE IN THE NORTH, UH, WEST THAT IDENTIFIES A POTENTIAL TOWN CENTER THAT WOULD OCCUR ALONGSIDE, UH, A POTENTIAL EXPANSION OF THE UGB FOR A CORONA TOD STATION AREA. 
          UH, NUMBER TWO IS A NEIGHBORHOOD CENTER AT THE LEGHORN MARKETPLACE. 
          NUMBER THREE IS AGAIN A NUMBER NEIGHBORHOOD CENTER AT THE DEER CREEK VILLAGE. 
          NUMBER FOUR IS A LARGER TOWN CENTER AT WASHINGTON SQUARE ADJACENT TO MCDOWELL ELEMENTARY. 
          NUMBER FIVE, A NEIGHBORHOOD CENTER AT, UH, ADJACENT TO CASA GRANDE HIGH SCHOOL IN THE VACANT PROPERTY. 
          UH, NUMBER SIX IS THE LUCKY'S SITE, THE TOWN AND COUNTRY SHOPPING CENTER, AND THE SURROUNDING MAGNOLIA AND BOULEVARD  BOULEVARD INTERSECTION AREA. 
          THAT'S A LARGE TOWN CENTER POTENTIAL. 
          UH, NUMBER SEVEN IS THE WASHINGTON AND LAKEVILLE OR THE DOWNTOWN SMART STATION SITES THAT, UM, HAVE YET TO BE DEVELOPED THAT WE SEE AS A POTENTIAL MAJOR TOWN CENTER. 
          SIMILARLY, THE RIVER PLAZA, ANOTHER, UM, EXISTING SHOPPING CENTER THAT HAS BIG POTENTIAL THAT WILL TOUCH ON LATER IN THE LAND. 
          USE ALTERNATIVE DISCUSSION. 
          NUMBER NINE, A SMALLER NEIGHBORHOOD CENTER AT THE LOCATION OF THE CREAMERY, WHICH IS THE INTERSECTION OF WESTERN AND BAKER NUMBER 10, THE, UH, SCHOOL DISTRICT'S OFFICE, UH, LOCATED ON THE WEST SIDE. 
          AGAIN, ANOTHER SMALLER NEIGHBORHOOD CENTER, UH, NUMBER 11, UH, A NEIGHBORHOOD CENTER AT THE SITE OF THE EXISTING BOWLING ALLEY AND THE ADJACENT VETERANS CENTER. 
          AND NUMBER 12, A FUTURE NEIGHBORHOOD CENTER ALONG WITH, UH, A REDEVELOPMENT OF THE, UH, RIVER PARK SITE, THE FORMER CANNELL SITE. 
          SO AGAIN, WE'LL WE'LL TOUCH ON SOME OF THESE AS WE GO THROUGH THE LAND USE AREAS. 
          'CAUSE THERE'S A STRONG RELATIONSHIP HERE BETWEEN, UM, THE DECISIONS WE MAKE FROM A LAND USE PERSPECTIVE AT EACH OF THESE AREAS AND HOW THIS KIND OF FITS TOGETHER TO AN OVERALL STRATEGY OF A 15 MINUTE SET. 
          CITY CHAIR. 
          HOOPER, I HAVE A QUICK QUESTION. 
          UM, IT SEEMS LIKE THERE'S A CENTER THAT'S MISSING AND IT'S ON THE CORNER OF CASA GRANDE AND MCDOWELL. 
          THERE'S AN OLD LITTLE SHOPPING CENTER THERE AND I'M WONDERING WHY THAT WASN'T INCLUDED FOR SOME TYPE OF REDEVELOPMENT. 
          SURE. 
          CHAIR, WOULD YOU LIKE US TO, THAT'S REALLY CENTRAL TO DISCUSSION WE WERE HOPING TO HAVE WITH THE PC. 
          DO YOU WANT US TO ADDRESS THAT NOW OR SAVE IT? I CAN HOLD OFF AS LONG AS IT'S GOING TO BE ADDRESSED DOWN THE ROAD. 
          YEAH, THAT'S ONE OF THE CENTRAL QUESTIONS WE HAVE FOR THE COMMISSION IS ARE THESE THE RIGHT CENTERS? RIGHT, OKAY, I SEE WHAT YOU'RE SAYING. 
          GOT IT. 
          ALRIGHT, FAIR ENOUGH. 
          JUST JUMPING AHEAD. 
          THAT'S ALLOWED. 
          I NEVER MYSELF THAT'S ALLOWED. 
          OKAY, SO THEN LET'S JUST BACK UP A SEC HERE IN THE PROCESS, UM, AS RON AND, UM, HEATHER EXPLAINED EARLIER, 
          [01:40:01]
WE'VE BEEN AT THIS ALTERNATIVE WORK FOR, FOR SOME TIME AND WE HAD TWO OR THREE MEETINGS WITH THE GPAC THIS LAST FALL AND WINTER TO SOLICIT THEIR INPUT AND THEIR FEEDBACK ON OUR PROPOSED ALTERNATIVES. 
          SO WHAT YOU SEE HERE IS, UM, KIND OF THE PRODUCT OF SOME DISCUSSION AND FEEDBACK THAT WE RECEIVED, THE GPAC AND I'LL WALK THROUGH, UM, SOME OF THEIR, UM, SOME OF THEIR IDEAS. 
          BUT FIRST I'LL JUST TALK ABOUT THE AREAS THAT WE'VE IDENTIFIED FOR, FOR, FOR LAND USE, ALTERNATIVE CHANGE. 
          THE FIRST ONE HERE, WE'VE CALLED THE UPSTREAM AND THE DOWNSTREAM RIVER ADJACENT AREAS. 
          SO YOU SEE OBVIOUSLY THE AREA HERE THAT'S, UM, UPSTREAM OF THE WEIR TO THE CITY LIMITS, AND THEN THE AREA DOWN SOUTH OF LAKEVILLE HIGHWAY OVER BY THE MARINA. 
          SO THOSE ARE THE TWO AREAS IN THE UPSTREAM AND DOWNSTREAM AREAS. 
          THE CORE, WHAT WE CALL THE CORE HERE. 
          UM, WE INCLUDE PARTS OF THE HISTORIC DOWNTOWN, PARTS OF THE DOWNTOWN SMART STATION, ADJACENT AREAS, THE HISTORIC AGRICULTURAL INDUSTRIAL PARCELS, WHICH I'LL GET INTO. 
          AND THEN THE RIVER PARK SITE, THE CANNELL SITE ON THE EAST SIDE THERE. 
          THE CORRIDORS THAT WE'RE FOCUSING ON ARE, I THINK, I THINK NO ONE SHOULD BE SURPRISED BY THIS, THE SOUTH AND NORTH PORTIONS OF PETALUMA BOULEVARD. 
          UM, AND THEN THE EAST WASHINGTON CORRIDOR, ALL OF THESE SORT OF WITHIN A CORE AREA. 
          THE 15 MINUTE CENTERS, AS I KIND OF DISCUSSED EARLIER, WE HAVE ACROSS THE CITY WE HAVE LEGHORN, MARKETPLACE, WESTERN AND BAKER CASA GRANDE, THE BOWLING ALLEY, AND THE VETERAN CENTER, THE SCHOOL DISTRICT OUTLET, THE OUTLETS, THE LUCKY, THE TOWN AND CENTER, AND THEN THE WASHINGTON SQUARE IN PLAZA NORTH. 
          AND THEN THE FIFTH AREA IS THE POTENTIAL CORONA STATION, UM, UGB EXPANSION AND THE SURROUNDING AREAS THAT MIGHT BE INFLUENCED BY FUTURE DEVELOPMENT NEAR THE STATION ON MCDOWELL. 
          SO WHEN WE TAKE A LOOK AT ACROSS THESE VARIOUS AREAS, WHAT WE'RE ASKING THE KIND OF COMMITTEE AND THE COMMUNITY TO CONSIDER HERE IS THAT WHAT WE, WHAT WE SEE AS THE SORT OF THE FOUNDATIONAL STRATEGY HERE IS THAT THE CITY HAS A FEW AREAS THAT ARE NEAR THE RIVER AND THAT WE THINK ARE BEST USED FOR NOT FOR DEVELOPMENT, BUT RATHER FOR OPEN SPACE AND FLOOD RETENTION. 
          SO THE, THE, THE KEY STRATEGY THERE IS TO DEINTENSIFY, THE ALLOWED LAND USES THE AREAS WHERE WE WOULD CONSIDER A GREATER INTENSITY OF LAND USE AND A GREATER MIX OF LAND USES ARE THOSE THREE DIFFERENT AREAS, WHICH WE'VE DISCUSSED THE CORE, THE CORRIDORS AND THE CENTERS. 
          AND AS RON WAS SORT OF ALLUDING TO EARLIER, WE DON'T FEEL LIKE IT'S NECESSARY TO DO IT IN ALL OF THESE AREAS. 
          I THINK WE CAN ACHIEVE THE GOAL. 
          ALL OF THESE DEVELOPMENT IN ALL OF THESE AREAS GENERALLY SUPPORTS THE GOAL OF THE CITY, WHICH IS THE REDUCTION OF EMT, THE REDUCTION OF GHG, THE INFILL OF THE CORE AND THE CENTRAL AREAS, THE ACTIVATION OF KEY CENTERS. 
          SO THE QUESTION IS NOT REALLY HOW DO WE FIT AS MUCH DEVELOPMENT AS POSSIBLE IN THESE AREAS, BUT WHAT IS THE CHARACTER AND THE TYPE OF QUALITY OF LIFE WE WANNA SEE IN EACH OF THESE AREAS? KEEPING IN MIND THAT INTENSIFICATION MIGHT SUPPORT THAT GOAL ON THIS. 
          AT THE SAME TIME, THEN LOOKING BEYOND THE CORE, THE CORRIDORS AND THE CENTERS AND WHAT MIX OF ALTERNATIVES IN THAT AREA WE MIGHT CONSIDER. 
          WE THEN KIND OF HAVE THIS SIDE QUESTION, WHICH IS WHAT TO DO ABOUT THE LAND USE ADJACENT TO A FUTURE SMART STATION, AND HOW DO WE LEVERAGE THAT SMART STATION FOR POTENTIAL DEVELOPMENT POTENTIAL TRANSIT ORIENTED DEVELOPMENT. 
          SO THOSE ARE KIND OF OUR KEY AREAS. 
          AND THEN AS FAR AS THE, THE GPAC HAD SOME VERY CLEAR, UM, AND CONSISTENT INPUT FOR US AND SORT OF GOING AREA BY AREA, STARTING WITH THE UPSTREAM AREA HERE, THERE WAS A STRONG, UH, CONSENSUS TO PRESERVE AN OPEN SPACE BUFFER AROUND THIS RIVER PORTION HERE. 
          AND SIMILARLY STRONG SUPPORT FOR, UM, A COMMUNITY GREENWAY AND PARKWAY CONCEPT THAT HAS BEEN CIRCULATED. 
          MOVING TO THE CORE, UM, THERE WAS A VERY STRONG AGREEMENT, WHICH AGAIN WE POINTED TO IN OUR RESILIENCE SORT OF FRAMEWORK, WHICH IS THAT THE DOWNTOWN IS AN AREA THAT SHOULD BE PROTECTED AND SHOULD BE INVESTED WITH ADAPTATION IMPROVEMENTS AND PROJECTS. 
          UM, WE HAD POTENTIALLY PROPOSED, UH, LAND USE CHANGE DISCUSSION IN THE WAREHOUSE AREA. 
          THE INPUT FROM THE GPAC WAS ESSENTIALLY TO LEAVE THAT AREA ALONE, THAT THE SORT OF SMART PLAN, SMART CODE, AND CENTRAL POLYA SPECIFIC PLAN ARE ADEQUATELY, UM, REGULATED IN THAT AREA. 
          AND WE SHOULDN'T LOOK AT THAT. 
          ANY CHANGES IN THE WAREHOUSE DISTRICT. 
          LOOKING AT THE PETALUMA BOULEVARD NORTH AREA, THERE WAS AGAIN, AGREEMENT THAT WE SHOULD TALK TO THE COMMUNITY ABOUT POTENTIALLY 
          [01:45:01]
INTENSIFYING THE LUCKY SITE, AND ALSO ASKING ABOUT SOME OF THE LOWER INTENSITY MIXED USE ZONED AREAS AROUND THE MAGNOLIA INTERSECTION. 
          AS WE'VE IDENTIFIED HERE IN THE PICTURE, MOVING TO MIDTOWN, THE GPAC, UH, WAS SUPPORTIVE OF DISCUSSING THE CORRIDOR, THE EAST WASHINGTON CORRIDOR WITH THE COMMUNITY, AND SIMILARLY DISCUSSING THE FUTURE, UM, CHARACTER AND DEVELOPMENT AT THE WASHINGTON SQUARE SHOPPING CENTER MOVING TO THE DOWNSTREAM AREA. 
          UM, THERE WAS A LOT OF INTEREST AND EXCITEMENT IN KIND OF DISCUSSING THE FUTURE DEVELOPMENT AND CHARACTER OF THE, WHAT WHAT WE CALL THE FORMER CANNELL, BUT IS NOW THE RIVER PARK, UM, OWNED SITE. 
          THERE WAS, UH, CONSENSUS TO LEAVE THE AREAS ALONE THAT ARE, UM, SHOWN HERE IN THE PURPLE NORTH OF THE LAKEVILLE HIGHWAY AREA. 
          THE GPAC THOUGHT THAT LAND USE REGULATIONS THERE WERE GOOD AS THEY ARE. 
          AND THEN MOVING TO THE POTENTIAL UGB EXPANSIONS, THERE WAS INTEREST IN TALKING ABOUT AND EXPLORING THE CONCEPT OF EXPANSION NEAR THE STATION. 
          UM, YOU KNOW, IN LARGE PART TO SUPPORT TRANSIT AND, UM, DEVELOP NEAR THE STATION. 
          WE GOT STRONG CONSENSUS TO NOT CONSIDER, UM, A UGB EXPANSION IN THE AREA BY THE SOUTHERN, UH, LAKEVILLE HIGHWAY AREA HERE, WHICH YOU CAN SEE KIND OF AT THE EDGE, THE EASTERN EDGE OF THE CITY. 
          UM, SO WE HAD FLOATED THAT SORT OF CONCEPT BY THE GPAC AND THERE WAS SORT OF UNANIMOUS, UM, CONSENT TO TAKE THAT OFF THE TABLE FOR DISCUSSION WITH THE PUBLIC. 
          SORRY, SORRY. 
          SO, UM, WE THOUGHT IT WOULD BE HELP. 
          WE, WE HAD ORIGINALLY PLANNED ON DOING MORE, UM, DETAILED ECONOMIC AND TRANSPORTATION ANALYSIS OF ALTERNATIVES, UM, LATER, SLIGHTLY LATER IN THE PROCESS. 
          BUT THOUGHT GIVEN THE, GIVEN THAT WE ARE FAIRLY CLEAR ABOUT THE AREAS IN WHICH WE THINK WE'D LIKE TO INVITE CONVERSATION AROUND CHANGE, WE THOUGHT IT'D BE HELPFUL TO DO SOME OF THAT NOW. 
          AND SO LUCKILY FAIR AND PEERS, UH, ON PRETTY, IN PRETTY SHORT ORDER WAS ABLE TO DO SOME ACCESSIBILITY ANALYSIS FOR US TO TEST REALLY WHAT WOULD HAPPEN IF WE COMBINED THE PLANNED IMPROVEMENTS IN THE BIKE AND PET NETWORK, UH, CONSIDERED IN THE ACTIVE TRANSPORTATION PLAN WITH INTENSIFICATION IN THESE AREAS THAT TROY JUST IDENTIFIED. 
          SO AT THIS POINT, I'M GONNA TURN IT BACK OVER TO MATTHEW AND HAVE HIM EXPLAIN A LITTLE BIT ABOUT THE METHODOLOGY USED, BUT MOST IMPORTANTLY, UH, SUMMARIZE FOR YOU THE FINDINGS OF THAT ACCESSIBILITY ANALYSIS. 
          AND I THINK THIS CAN BE PRETTY QUICK. 
          UM, AND I'LL TRY TO SPEAK DIRECTLY INTO THE MIC. 
          APOLOGIES FOR NOT DOING SO EARLIER. 
          UM, THE GREEN DOTS ARE THE ACTIVITY CENTERS THAT TROY JUST WENT OVER. 
          AND, AND THEN YOU'LL SEE THAT THERE'S A SORT OF A, UM, EXPLOSION OF BLUE GOING, UH, OUT FROM A AROUND THOSES. 
          THOSE ARE ESSENTIALLY SHOWING THE AREAS, UM, THAT ARE ESSENTIALLY WITHIN THE, WITHIN A WALKING DISTANCE, UH, TO THOSE ACTIVITY CENTERS. 
          AND, AND YOU CAN SEE BECAUSE YOU HAVE A PRETTY GOOD GRID OF STREETS, ESPECIALLY, UH, WEST OF THE FREEWAY, UM, THAT THERE, THERE'S A PRETTY HIGH LEVEL OF ACCESSIBILITY TO MANY OF THOSE LOCATIONS THAT AGAIN, REINFORCES THAT THESE ARE THE, UH, GOOD LOCATIONS TO, TO FOCUS ON INTENSIFYING LAND USE. 
          AND THERE'S NOT A LOT OF CHANGE THAT'S INTRODUCED, UM, UH, AS A RESULT OF, UH, NETWORK CHANGES. 
          THE CAULFIELD, UH, BRIDGE MAKES A BIG DIFFERENCE IN TERMS OF IMPROVING ACCESSIBILITY IN, IN ONE OF THE ACTIVITY CENTERS ON THE SOUTHERN PORTION. 
          BUT BY AND LARGE, THE, THE INCREASED AREA OF BLUE FROM THE LEFT, WHICH IS 2019, AND THE RIGHT, UH, WHICH IS 20 A PROJECTION OF 2040 IS, UH, RE RELATED MORE TO THE INTENSIFICATION OF THE LAND USE PROGRAM THAN IT IS TO ANY NETWORK CHANGES THAT WOULD TAKE PLACE, UH, WITHIN THOSE AREAS. 
          NEXT SLIDE. 
          SO THAT, THOSE SLIDES REALLY, AND I'M GONNA ASK YOU TO JUST SORT OF FLIP BACK AND FORTH TO JUST FOR A SECOND IF YOU DON'T MIND THOSE, UM, THOSE SLIDES. 
          UM, THIS ONE IS REALLY JUST ABOUT CAN YOU GET THERE FROM HERE, BUT WITH, WITH NO RECOGNITION ABOUT WHETHER IT IS A PLEASANT EXPERIENCE TO GET THERE FROM HERE. 
          UH, AND THEN THE SECOND SLIDE, UH, WE'RE OVER OVERLAYING THE, THE CONTEXT OF WHAT IS THE LEVEL OF TRAFFIC STRESS IS THE WAY THE TERM THAT'S USED, UH, FOR CYCLING. 
          IT'S ESSENTIALLY A FOUR POINT SCALE, UH, AND, UH, THE ONE AND TWO ON THAT SCALE ARE CONSIDERED COMFORTABLE PLACE TO PLACES TO RIDE. 
          UH, AND THEN THE THREE AND FOUR ON THAT SCALE ARE CONSIDERED PRETTY IN INHOSPITABLE PLACES TO RIDE. 
          UH, AND THEN THERE'S A SIMILAR SCALE CALLED PEDESTRIAN LEVEL OF COMFORT, UM, UH, FOR PEDESTRIANS. 
          AND SO THESE START TO TAKE INTO ACCOUNT THOSE THINGS AND YOU CAN SEE THAT, THAT BY AND LARGE, MOST OF THE STREETS THAT ARE IN THE SORT OF LIGHTER BLUE ARE PRETTY HOSPITABLE PLACES TO WORK TO, TO, I'M SORRY, TO TRAVEL. 
          UH, SO THEY'RE MOSTLY RESIDENTIAL STREETS, BUT THAT THERE ARE A NUMBER OF DARKER BLUE STREETS AND THEY ARE ALL THE ONES THAT YOU KNOW ABOUT, 
          [01:50:01]
UM, WHICH, WHICH ARE NOT COMFORTABLE PLACES TO, TO WALK AND RIDE AT PRESENT. 
          THOSE INCLUDE WASHINGTON LAKEVILLE, UM, UH, PETALUMA BOULEVARD IN PORTIONS, UM, UM, MCDOWELL UP ON THE TOP. 
          UH, OR MAYBE THAT'S, I'M SORRY, I DON'T THINK IT IS MCDOWELL. 
          THAT'S, UH, YES, NOT MOUNTAIN PARKWAY. 
          THANK YOU VERY MUCH. 
          UM, SO I THINK THIS POINTS OUT THAT IF YOU, IF YOU REALLY WANNA MAKE MORE PROGRESS ON SORT OF TAKING THE MAXIMUM ADVANTAGE OF THE LAND USE ACCESSIBILITY BENEFITS THAT YOU GET FROM THE INTENSIFICATION OF LAND USE AND THE ACTIVITY CENTERS, THEN THERE'S SOME WORK TO DO ON SOME OF YOUR ARTERIAL STREETS TO MAKE THEM, UM, UM, MORE COMFORTABLE PLACES TO WALK IN AND TO RIDE. 
          SO THESE ARE THE 2019, AND THEN THIS IS THE SAME EQUIVALENT JUST AS, AS THAT WAS THE LEP IN THE RIGHT, IN THAT INITIAL, UM, IDENTIFICATION OF ACTIVITY CENTERS. 
          HERE'S THE 2040, AND YOU CAN SEE THAT THERE'S A LARGE PORTION OF THE CITY THAT THEN BECOMES, UH, TRANSIT, I'M, I'M SORRY, WALK BIKE ACCESSIBLE. 
          UH, BUT AGAIN, THE BLUE, THE DARKER BLUE STREETS, UH, ARE ALL THE ONES THAT YOU KNOW, UM, WHICH ARE LESS COMFORTABLE PLACES TO WALK AND WOULD BE POINTS OF FOCUS, UM, FOR MAXIMIZING WALK BIKE POTENTIAL. 
          SO HERE'S ONE OF THOSE PROGRAMMED OPPORTUNITIES FOR CLARIFYING QUESTIONS. 
          OKAY, I'M GONNA START WITH THE COUNCIL MEMBER. 
          IT'S EASIER TO CYCLE ON THE EAST SIDE THAN THE WEST SIDE ? NO. 
          UM, UM, NO, I DON'T HAVE ANY QUESTIONS RIGHT NOW. 
          OH, DARREN, YEAH, JUST BECAUSE WE WENT OVER THE 15 MINUTE NEIGHBORHOOD CONCEPT AT THE GPAC MEETING. 
          THAT WAS A, I DON'T WANNA SAY MESSY MEETING, BUT THAT WAS A LOT. 
          AND TRYING TO DEFINE WHAT THAT CONCEPT IS IN THE PETALUMA CONTEXT, I'M ASSUMING, AND I CAN'T RECALL EXACTLY THE SLIDES FROM THAT PRESENTATION, THIS VERSION THAT WE'RE SEEING WITH THE TENANTS YOU'VE LAID OUT, I WOULD ASSUME TRIED TO BEST CHANNEL THE FEEDBACK YOU GOT THERE AND DEFINE THIS IN A PETALUMA CONTEXT. 
          AND THEN TO YOUR POINT, UM, DEREK, HOW MUCH OF THIS HAS BEEN INFORMED OR WILL BE INFORMED, I GUESS, BY FEASIBILITY ANALYSIS AND IMPACTS? I MEAN, SOME OF THIS IS GONNA HAVE TO JUST BE CHANGES THAT INVITE MARKET DEMAND AND TRY TO INCENTIVIZE SOME CHANGES THERE. 
          UM, BUT IS THAT ALREADY BAKED IN HERE? IS THAT FORTHCOMING? UH, FOR THIS 15 MINUTE NEIGHBORHOOD CONCEPT? IT'S DEFINITELY PART OF THE WORK THAT WE'RE DOING. 
          AND, UM, UH, WHEN WE GO THROUGH THE NEXT SET OF SLIDES, UH, THERE WILL BE SOME MARKET ASSESSMENT OF THE CHALLENGES, OPPORTUNITIES AND POTENTIAL STRATEGY SOLUTIONS FOR SOME OF THOSE 15 MINUTES, UH, NODES THAT HAVE BEEN IDENTIFIED. 
          OKAY. 
          YEAH. 
          'CAUSE ONE CLEAR THING I SAW, IS IT DEFINED AS, AS YOU KNOW, WITHIN WALKING DISTANCE WHERE THERE WAS A DISCUSSION OF, YOU KNOW, DOES IT HAVE TO BE, UH, IS SOMETHING SERVED BY TRANSIT, DOES THAT ENTER IT INTO A BROADER 15 MINUTE NEIGHBORHOOD? UM, SO YEAH. 
          UH, THANK YOU ROGER. 
          YEAH. 
          UM, WITH THE CORRIDOR INTENSIFICATION, UM, YOUR MICROPHONE, EXCUSE ME, WITH, WITH THE CORRIDOR INTENSIFICATION, UM, PUBLIC CORRIDOR INTENSIFICATION, DOES THAT COME WITH IMPROVEMENT OF THE QUALITY OF THE CORRIDOR? BECAUSE YOU MENTIONED WASHINGTON AND LAKEFIELD COMFORTABLE TO WALK IN. 
          I DISAGREE ENTIRELY. 
          UM, IS THE, YOU KNOW, LACKING STREET SHADES, STREET TREES, LACKING SENSE OF PLACE, LACKING ENVIRONMENT THAT'S CONDUCTIVE TO WALKING AND TO TO TO, UH, SO I MEAN, HOW DO CITY IMPROVEMENTS, CORRIDOR IMPROVEMENTS, BEAUTIFICATION OF THE STREETS GO ALONG WITH INTENSIFICATION OF LAND USE? I APOLOGIZE THAT I WASN'T CLEAR ABOUT THAT. 
          UH, WHAT WE WERE INDICATING THAT THE DARKER BLUE INDICATES THAT THOSE ARE NOT HOSPITABLE STREETS. 
          SO LAKEVILLE WASHINGTON ARE ESSENTIALLY INHOSPITABLE PLACES TO WALK AND BIKE AT PRESENT FOR, SO THE REASON, HONESTLY, THE ASSESSMENT OR LEVEL OF TRAFFIC STRESS DOESN'T TAKE INTO ACCOUNT THINGS LIKE SHADE, WHICH I, I AGREE WITH YOU. 
          THAT IS A BIG IMPACT. 
          IT'S REALLY MORE ABOUT, UH, THE VOLUME AND SPEED OF TRAFFIC THAT YOU'RE TRAVELING NEXT TO AND HOW MUCH SEPARATION YOU HAVE FROM IT. 
          UM, AND, AND I AGREE WITH YOUR ASSESSMENT THAT THOSE ARE NOT COMFORTABLE PLACES TO WALK AT PRESENT, BUT, BUT IN THE MA IN THE GENERAL PLANT, IS THERE A, A, A COMPONENT THAT GOES ALONG WITH THE INTENSIFICATION OF THE CORRIDORS TO IMPROVE THE QUALITY OF THE CORRIDOR? YES,  IS THE SHORT ANSWER. 
          UM, BUT IT, IT WILL HAVE IT, IT WILL HAVE THINGS LIKE MAYBE THERE WILL BE A PROGRAM ABOUT FOCUSING ON WASHINGTON, LIKE IDENTIFYING WHAT THOSE KEY, AND, AND RON, IF I  SPEAK, 
          [01:55:01]
PLEASE, UH, LET ME KNOW. 
          BUT IDENTIFYING FOR INSTANCE, WASHINGTON LOT OF DISCUSSION ABOUT WASHINGTON, THAT IT'S NOT PLEASANT TO WALK OR BIKE. 
          UM, AND SO WHAT DO WE NEED TO DO? SO THERE MIGHT BE A PROGRAM THAT SAYS PRIORITIZE, UH, YOU KNOW, A, A REDESIGN OF WASHINGTON. 
          I DON'T THINK THERE IS GOING TO BE A FULL REDESIGN OF WASHINGTON IN THE GENERAL PLAN. 
          IS THAT CORRECT? UH, THAT IS CORRECT. 
          I, I'M ACTUALLY PULLING UP THE TRANSPORTATION FRAMEWORK. 
          I, 'CAUSE I KNOW IT SPEAKS SPECIFICALLY TO THIS, BUT UM, YES, I, I DON'T, YEAH, IT'S NOT GONNA GO INTO THAT LEVEL OF DETAIL, BUT IT, I THINK IT DEFINITELY CALLS FOR THE NEED FOR THAT, RIGHT? BUT IT'S GONNA HELP US PRIORITIZE WHAT STREETS ARE MOST IMPORTANT. 
          WE CAN'T DO ALL OF THEM AT THE SAME TIME. 
          WHAT STREETS ARE MOST IMPORTANT FOR US? WHAT ARE THOSE KIND OF MISSING, MISSING LINKS IN OUR CONNECTIVITY FOR BIKE AND PED? AND HOW DO WE PRIORITIZE THOSE AND WHAT DOES THAT INVOLVE? AND I, I GUESS THAT ALSO LINKS TO, UH, IF THE, IF THE CITY IS, GETS MORE INVOLVED IN IMPROVING THE CORRIDORS, UH, THERE'S, THERE'S A BIG WHOLE MAINTENANCE RESPONSIBILITY AND STREET TO RESPONSIBILITY THAT WE DON'T HAVE NOW. 
          UH, CITY DOES NOT TAKE CARE OF STREET TREES TYPICALLY EXCEPT FOR DOWNTOWN. 
          SO THAT'S A, THAT'S A HUGE CHANGE TO, TO SAY WE'RE GONNA PROVE THE CORRIDOR, BUT WE'RE ALSO GONNA TAKE OVER MAINTENANCE OF THE CORRIDOR. 
          WELL, THAT'S A DIFFERENT, THAT'S A DIFFERENT CONVERSATION TOO. 
          AND WHEN YOU'RE TALKING SPECIFICALLY ABOUT STREET TREES, THAT THAT'S A DIFFERENT CONVERSATION IN TERMS OF, RIGHT NOW, THE WAY THAT OUR, OUR ORDINANCE IS SET UP AS I AS YOU KNOW, IS THAT THE RESPONSIBILITY TO MAINTAIN STREET TREES IS A RESPONSIBILITY OF THE ADJACENT PROPERTY OWNER TO MAINTAIN THE TREES IN FRONT OF THEIR, OF THEIR, THE STREET CHASING. 
          WILL. 
          WILL THAT CONTINUE YOU THINK? UH, IT, I DON'T THINK THERE'S ANY PROPOSED CHANGE SPECIFICALLY TO THAT, AND THAT'S A, THAT'S A LARGE NUT TO CRACK, UM, IN TERMS OF HOW WE'RE GONNA DO THAT. 
          SO THE GENERAL PLAN IS NOT GOING TO SOLVE THAT. 
          UM, THE GENERAL PLAN MAY HAVE THINGS ABOUT, YOU KNOW, IN ENSURING PLANTING OF NEW TREES OR, OR, UH, YOU KNOW, SOME OF THOSE KIND OF THINGS, BUT IT'S NOT, IT'S NOT GONNA CHANGE THE CURRENT, UH, FINANCING OF THAT, OF THE WAY OUR, OUR MUNI CODE IS SET UP CURRENTLY. 
          YEAH, THAT'S WHY I ASKED THE QUESTION BEFORE. 
          THERE'S LAND USE AND SENSE OF PLACE. 
          THE SENSE OF PLACE GETS IS GETTING DROPPED HERE AND LAND USE IS BEING TALKED ABOUT. 
          BUT HOW DO YOU MAKE WASHINGTON AN ATTRACTIVE BOULEVARD THAT'S AT THAT'S ATTRACTIVE TO INVESTMENT, THAT'S ATTRACTIVE TO PEDESTRIAN. 
          YOU DON'T DO THAT BY NOT TOUCHING THE STREET TREES. 
           NO, I'M AGREEING. 
          I THINK THERE'S TWO COMPONENTS HERE THOUGH. 
          THERE IS CREATING A, LET'S SAY A DESIGN FOR WASHINGTON SO THAT AS, AS NEW DEVELOPMENT COMES IN, THEY'RE BUILDING SECTIONS OF THAT, UH, OF, YOU KNOW, MAKING SURE THAT THEY'RE DESIGNING THEIR FRONTAGE TO MATCH THAT VISION. 
          OR IS THERE A LARGER STREET PROJECT THAT'S COMING IN AND REDESIGNING A STREET, YOU KNOW, DOING A ROAD DIET. 
          I, YOU KNOW, I'M, I'M JUST KIND OF EXAMPLES. 
          THEN THERE IS ALSO THE QUESTION THAT I THINK YOU'RE BRINGING UP OF MAINTAINING THE STREET TREES ONCE, ONCE THEY'RE IN. 
          SO IT'S, THERE'S, THERE'S TWO COMPONENTS THERE. 
          OKAY. 
          MM-HMM, , JESSICA, A FEW QUESTIONS. 
          UM, I'VE BEEN IN A FEW, UH, PRESENTATIONS ABOUT 15 MINUTE CITIES AND OBVIOUSLY IT'S, IT'S GONNA KEEP COMING UP. 
          SO THIS IS PARK QUESTION, PERHAPS A REQUEST, UM, TO HAVE SOME MORE EXAMPLES OF WHAT WE'RE ACTUALLY TALKING ABOUT AND HOW BIG THESE TOWN CENTERS, NEIGHBORHOOD CENTERS AND ACTIVATED PARKS WOULD BE. 
          UM, I FEEL VERY LUCKY TO HAVE LIVED IN PLACES WHERE I DIDN'T HAVE A CAR. 
          I DIDN'T HAVE A CAR UNTIL I MOVED TO PETALUMA AND I COULD SPEND MY WHOLE WEEKEND WALKING AROUND MY NEIGHBORHOOD AND IT WAS GREAT. 
          AND IT DIDN'T LOOK LIKE SOME OF THE HORROR STORIES I THINK PEOPLE ARE IMAGINING WITH NEW GARGANTUAN VIOLENT CABINETS. 
          UM, SO I WOULD JUST ENCOURAGE A LITTLE BIT MORE EXAMPLES BECAUSE, YOU KNOW, WE, WE HAVE SOME THINGS IN TOWN THAT WE COULD POINT TO. 
          UM, BUT I, I DO WORRY THAT FOLKS GET LIKE, WELL WE HAVE DOWNTOWN, WE'RE NOT GONNA HAVE LITTLE DOWNTOWNS ALL OVER TOWN, RIGHT? THAT'S NOT GONNA BE SUSTAINABLE FOR 
          [02:00:01]
THE RETAIL MARKET, ET CETERA. 
          SO LIKE, HAVING SOME MORE EXAMPLES I THINK WOULD REALLY HELP. 
          UM, SORRY, THAT WASN'T A QUESTION. 
           A REQUEST. 
          UM, I'D ALSO LOVE TO TAKE A LOOK AT THE MAP. 
          IT WAS ON, IT WAS ON SLIDE 58 BEFORE THE BREAK. 
          UM, IT'S THE ONE THAT HAS SORT OF LIKE ALL OF THE CENTERS AS WELL AS THE CLOSE. 
          IT HAD ALL OF THEM TOGETHER. 
          NO, IT ALSO HAD THE RIVER, THAT ONE. 
          THANK YOU. 
          SO THE BLUE WE'RE SAYING TO DEINTENSIFY, BUT WE'RE ALSO PUTTING A CENTER THERE AND THAT FEELS IN CONFLICT TO ME. 
          , CAN SOMEONE SPEAK TO THAT ? YEAH, I THINK THAT'S A, OH, SORRY. 
          I WAS JUST GONNA SAY, AND CORRECT ME IF I'M WRONG, TROY, I THINK SOME OF THESE ARE ALSO ACKNOWLEDGING EXISTING CENTERS FAIR AND WHAT IS, IS ALREADY THERE AND, AND, AND BUILDING UPON THEM AND MAYBE SAYING HEY, YOU ALREADY HAVE, I THINK THAT'S PROBABLY THE OUTLETS. 
          UM, YOU, YOU ALREADY HAVE THE OUTLETS THERE. 
          ARE THERE WAYS OR PO POLICIES THAT WE CAN PUT IN PLACE TO MAKE THESE MORE USEFUL OR INCREASE, YOU KNOW, TENANCY OR MAKE, ARE THERE WAYS TO MAKE SURE THAT THE USES THAT THE NEIGHBORHOOD NEEDS ARE LOCATING IN THESE CENTERS? THAT KIND OF THING. 
          SO SOME OF 'EM ARE TRYING TO BUILD ON WHAT'S ALREADY THERE. 
          OKAY. 
          THAT'S FAIR. 
          I, I DO THINK THAT OUTLETS ARE A CHALLENGE AND A QUESTION. 
          MM. 
          UM, AND IT'S AS MUCH AN OPEN QUESTION FOR THE COMMUNITY TO TELL US WHAT THEY SEE THE FUTURE OF THAT IS. 
          I THINK, UH, IT, IT'S JUST A, A REALLY COMPLICATED QUESTION. 
          YOU KNOW, I THINK IT'S, LIKE HEATHER SAID, IT'S AN AREA THAT THE CITY HAS INVESTED IN. 
          IT'S A, AN EXISTING PROPERTY. 
          IT GENERATES SOME GOOD THINGS AND IT HAS SOME EXISTING SEA LEVEL RISE PROTECTION BUILT IN. 
          UM, SO IT'S AN ASSET THE CITY HAS TO THINK ABOUT. 
          UM, AND SO WE KIND OF WANT TO THROW IT OUT TO THE COMMUNITY AND SEE WHAT THEY THINK. 
          I THINK WE MIGHT HEAR, YOU KNOW, THE CONCERN YOU JUST EXPRESSED, AND MAYBE THAT'S WHAT WE GET BACK. 
          BUT I THINK WE JUST WANT TO SEE WHAT PEOPLE THINK ABOUT IT. 
          'CAUSE IT'S A REALLY, UM, IT'S A, IT'S A BIG QUESTION MARK FOR US. 
          OKAY, COOL. 
          UM, I'M CURIOUS TO HEAR A LITTLE BIT MORE ABOUT HOW YOU'RE THINKING ABOUT THESE CENTERS OF VARYING SIZES BEING ECONOMIC DRIVERS VERSUS COMMUNITY DRIVERS. 
          'CAUSE I THINK WE'VE ALL HEARD A LOT ABOUT THE SORT OF DIRE NEED FOR THIRD SPACES, AND I'D LOVE MORE THIRD SPACES THAT DON'T REQUIRE ME TO SPEND FIVE BUCKS TO SIT THERE  10 BUCKS, 20 BUCKS. 
          UM, SO I'M, I'M CURIOUS HOW WE'RE INTEGRATING THE SORT OF JUST LIKE COMMUNITY GATHERING, I KNOW WAS MENTIONED, UM, BUT COMMUNITY GATHERING IN A PLACE THAT ISN'T NECESSARILY, YOU KNOW, A COFFEE SHOP THAT YOU'RE GONNA FEEL PRESSURED TO BUY SOMETHING AT. 
          YEAH, I THINK WE CAN, I THINK THAT'S A, THAT NOT A SIMPLE QUESTION, BUT I THINK AN IMPORTANT ONE THAT WE CAN TEASE OUT A LITTLE BIT AS WE GO THROUGH AREA BY AREA. 
          I THINK SOME OF THE AREAS WILL LEND THEMSELVES TO MORE COMMUNITY, USES SOME MORE ECONOMIC USES. 
          I THINK WE'LL SEE SOME OF THOSE BEACON BECOME POLICIES THAT PLAY OUT INTO THE PLAN ITSELF. 
          OKAY. 
          THANKS. 
          I GOT A QUICK QUESTION. 
          CAN I ADD ONE MORE THING ON JUST ON THE 15 MINUTE, MINUTE CENTER IDEA? WE, WE GAVE EXTREMELY HIGH LEVEL SUPERFICIAL INTRODUCTION TO IT TONIGHT. 
          YOU COULD HAVE, YOU COULD DEVOTE AN ENTIRE MEETING JUST TO THIS TOPIC. 
          THERE'S AN EXTENSIVE, AN EXTENSIVE ANALYSIS WAS DONE FOR THE LAND USE POLICY FRAMEWORK. 
          THERE'S ENTIRE GOAL AREAS AND POLICIES FOCUSED SPECIFICALLY ON THIS. 
          WE ARE LOOKING FORWARD TO THE COMMUNITY CONVERSATION WHERE WE HAVE BOTH THE LAND USE POLICY FRAMEWORK IN FRONT OF US AND THE LAND USE CHOICES IN FRONT OF US SO THAT WE CAN LOOK AT THE LAND USE CHANGE ALONG WITH THE POLICY AND TALK SPECIFICALLY HOW THEY INTERSECT TO SUPPORT AND ADVANCE THESE COMMUNITY GOALS. 
          UM, TONIGHT WE BROUGHT THEM UP BECAUSE WE KNOW THEY'RE RELATED TO, AND AS TROY HAS POINTED OUT, CENTRAL TO MANY OF THE AREAS WE'RE CONSIDERING FOR CHANGE. 
          BUT, BUT YEAH, IF WE, WE DIDN'T, AND WE WOULD LIKE TO KNOW IF WE THINK, IF YOU THINK WE'VE GOT THE RIGHT ONES, BUT, UM, WE DIDN'T BRING LIKE ALL OF THE ANALYSIS WE'VE DONE TO THINK ABOUT THIS. 
          SO I UNDERSTAND WHY IT MIGHT COME ACROSS AS KIND OF SUPERFICIAL AND NOT WELL THOUGHT OUT. 
          BUT, UM, REST ASSURED IT'S THERE. 
          IT'S JUST THAT TONIGHT WE ARE ANTICIPATING A SLIGHTLY HIGHER SCALE CONVERSATION ABOUT A CITYWIDE CONSIDERATION OF AREAS WHERE WE MIGHT CONSIDER LAND USE CHANGE. 
          SO I JUST WANNA COMMENT ON THE FACTORY OUTLET. 
          YOU KNOW, WHEN I LOOK AT THE FACTORY OUTLET NOW I SEE, UM, THE GREEN, THE, WHAT'S 
          [02:05:01]
IT CALLED? THE GREENWAY, YOU KNOW, PROPOSED GREENWAY, AND YOU KIND OF TIE THAT IN TO ALMOST LIKE A NATURE BASED AREA. 
          I MEAN, IT COULD, THERE COULD BE ALL KINDS OF DIFFERENT USES THERE THAT WE ARE NOT REALLY SEEN. 
          BUT IF YOU TIE IT IN WITH THE LAND USE AND IF THERE'S THE, AND IF THE GREENWAY IS, UM, CONTINUES OR HAPPENS, AND THEN IT WOULD REALLY LOOK AT THAT CENTER COMPLETELY DIFFERENT. 
          AND SO THAT'S KIND OF A, JUST WANNA THROW THAT OUT THERE THAT, YOU KNOW, WE HAVE TO KIND LOOK AT THE LAND USE, ESPECIALLY IN THIS AREA. 
          UM, AND HOW IT COULD BE, HOW IT COULD TIE TOGETHER. 
          AND I MEAN, I'VE HAD CONVERSATIONS WITH PEOPLE OF GREAT ECONOMICS THAT WE COULD REALLY HAVE THERE, UM, JUST BECAUSE OF THE GREENWAY ITSELF, SO, AND HOW THEY TIE TOGETHER. 
          SO, UM, SO THAT'S WHERE I'M LOOKING AT, YOU KNOW, A DIFFERENT USE USES DOWN THERE AND WHETHER IT IS PEOPLE COMING IN AND TENT CAMPING OR, YOU KNOW, HIKING THAT PEOPLE WANNA DO, THERE'S ALL THESE OPPORTUNITIES ONLY BECAUSE IF YOU TIE IT TOGETHER WITH THE GREENWAY AND THEN LOOK AT THE FACTORY OUTLET, YOU DON'T HAVE TO HATE THE FACTORY OUTLET AS MUCH. 
          YOU CAN LOOK AT THE POTENTIAL OPPORTUNITIES, UM, FOR THAT PARTICULAR SITE. 
          SO I JUST WANTED TO THROW THAT OUT. 
          I HAVE JUST ONE MORE QUICK ONE CHAIR. 
          UM, ON THIS SLIDE SPECIFICALLY, I'M JUST NOTICING AS A, AS A FRIENDLY, UH, EDIT. 
          I THINK YOUR COLOR COATING'S MIXED UP ON THIS ONE. 
          YOU'VE GOT YOUR CORES AND YOUR CORRIDORS MIXED, RIGHT? AM I RIGHT? OKAY. 
          UM, HOLDING THAT ASIDE, . 
          SORRY, . 
          NO, THAT'S OKAY. 
          UM, I'M SEEING WHAT THIS MUSTARD COLOR IS CALLING CORRIDORS, BUT I BELIEVE OUR PREVIOUS SLIDES HAVE CALLED CORE. 
          THERE'S THAT SORT OF HOLE BETWEEN THEM. 
          CAN YOU SPEAK A LITTLE BIT MORE ABOUT, UH, THE DISCONNECTEDNESS OF A CORE, WHICH SEEMS MAYBE COUNTERINTUITIVE? UH, WHICH, WHERE EXACTLY DO YOU MEAN THE YELLOW, WHICH IS LIKE DOWNTOWN PLUS CANNELL FORMER. 
          OH. 
          KIND OF LIKE WHY IS THERE A GAP BETWEEN THE CORE AND SCANNELL THERE? YEAH. 
          WELL, SO MOST OF THAT IS THE THE PARK, RIGHT? THE STEAMER PARK. 
          OKAY. 
          UM, AND THEN THE, UM, SORT OF THE, THE OYSTER COVE DEVELOPMENT IS SORT OF AN ENTITLED PIECE THAT'S KIND OF MOVING ALONG. 
          SO WE DECIDED NOT TO LOOK AT THAT. 
          UM, BUT, BUT YEAH, I THINK IF WE WANTED TO SAY WHAT IS THE CORE, THEN IT WOULD INCLUDE THAT AREA. 
          UM, AS FAR AS SORT OF THE AREA WE WANTED TO FOCUS ON. 
          MM-HMM. 
          , WE WANTED TO FOCUS ON THE AREAS WITH MORE OPEN QUESTIONS. 
          SO THAT'S KIND OF WHY IT'S DRAWN LIKE THAT. 
          BUT COOL. 
          WE, WE COULD, WE COULD CONNECT THOSE TWO AREAS. 
          IT MIGHT, MIGHT TELL THE STORY BETTER. 
          OKAY. 
          GREAT. 
          THANK YOU. 
          I DID WANNA GIVE YOU CREDIT, THIS IS NOT A QUESTION, BUT AS AN ASIDE, UH, AND I EVEN WROTE THIS DOWN, THE ALICE ARE CHALLENGE AND A QUESTION QUESTION COULD PROBABLY BE A GREAT TITLE FOR THE HISTORY OF THE OUTLETS IN THE CITY OF PETALUMA. 
          UM, I'VE NEVER SEEN THAT SUMMARIZED QUITE SO BRIEFLY BEFORE. 
          UM, I WANTED TO, I, I WANTED TO START, AS I'VE, I'VE BEEN LISTENING THROUGH THIS. 
          I THINK I'VE BEEN THROUGH AT LEAST A GOOD DOZEN, 15 MINUTE NEIGHBORHOOD PRESENTATIONS, DISCUSSIONS, PROJECTS OR GROUP, WHETHER IT WAS WITH SA OR THE TRANSIT COMMITTEE OR PAC AT MULTIPLE POINTS OR NOW HERE, UH, I THINK THE STRENGTH OF IT IS HOW FLEXIBLE IT CAN ABSOLUTELY BE. 
          UM, I WILL SAY THE CHALLENGE IN THIS CASE, I UNDERSTAND WHY WE DON'T HAVE THE ANALYSIS NOW. 
          TRUTH BE TOLD, IF YOU GAVE US THE ANALYSIS NOW, WE WOULD NOT HAVE HAD TIME TO GO THROUGH THE ANALYSIS NOW. 
          SO I UNDERSTAND THAT AS WELL. 
          BUT THE CHALLENGE I HAVE IN LOOKING AT THIS NOW TO TELL YOU IS THIS WITHIN THE RIGHT BALLPARK? UH, IT, IT'S TWO CATEGORIES LIKE THE TOWN CENTERS, THAT'S AN EASY ONE TO 'CAUSE TO A CERTAIN DEGREE. 
          I'M LOOKING AT SHOPPING CENTERS, I'M LOOKING AT BIG, KIND OF BIG FISH ITEMS THROUGHOUT THE CITY OR BIG MARQUEE AREAS. 
          BUT IF WE'RE DOING THE DISTINCTION BETWEEN A NEIGHBORHOOD CENTER, IF AN ACTIVATED PARK OR MANY CENTER, UM, I ASSUME A NEIGHBORHOOD CENTER WOULD STILL COME WITH A FAIR AMOUNT OF, WE'RE STILL TALKING PROBABLY WHAT, UH, SPECIFIC LANGUAGE FOR LIKE ZONING, TEXT LANGUAGE OR IZO. 
          THERE'S STILL, IT'S MORE THAN JUST A FOOD TRUCK, BUT LESS THAN A FULL TOWN CENTER. 
          AND I CAN SEE WHERE THAT MIGHT BE EASIER TO MAP NOW. 
          BUT I'M ASSUMING AN ACTIVATED PARK OR SLASH MINI CENTER COULD BE SO MANY THINGS. 
          AND IT'S HARD TO KNOW IF WE'VE COVERED THAT WELL HERE WITHOUT THE ANALYSIS OF THE GOAL FOR THAT IN MIND. 
          BECAUSE IF I'M JUST THINKING ABOUT THAT THERE'S WHOLE SWATHS OF THIS AREA THAT ARE REALLY NOT COVERED, UH, BECAUSE MAYBE I HAVE THE WRONG GOAL IN MIND. 
          BUT FOR EXAMPLE, I LOVE THAT YOU HAVE CASA GRANDE COVERED THERE FOR THAT AREA, FOR TOWN CENTER, UH, FOR A NEIGHBORHOOD CENTER. 
          [02:10:01]
SORRY. 
          HOWEVER, HAVING SPENT A LOT OF TIME IN THOSE NEIGHBORHOODS AND THOSE CUL-DE-SACS, PLEASE TELL ME THERE WOULD BE MORE ACTIVATED MINI CENTERS IN THAT AREA. 
          IT LOOKS CLOSE BY, BUT IT'S ACTUALLY QUITE A LOT OF NAVIGATING STREETS THAT AREN'T THROUGH STREETS THAT GO INTO CUL-DE-SACS THAT DON'T HAVE AN ENDPOINT. 
          SO YOU'RE ACTUALLY TRAVELING QUITE A WAYS JUST TO GET TO SOMETHING WITH SOME SEMBLANCE OF WALKABILITY TO IT, OR, I DON'T WANNA SAY DOWNTOWN, LIKE, BUT COMMUNITY ATTACHED TO IT. 
          SAME THING ON THE WEST SIDE OF TOWN. 
          UM, I MEAN, I'M A LITTLE BIASED 'CAUSE I'M IN THIS CORNER, BUT I WOULD SAY THE SAME WOULD BE TRUE FOR CERTAIN CHUNKS OF, UH, OVER BY, SORRY, I'M JUST TRYING TO CALL OUT A STREET FOR YOU, BUT I'LL JUST STICK WITH WHERE I WAS GOING IN THE FIRST PLACE. 
          UM, GOING OFF OF LIKE I STREET AND SUNNY SLOPE, YOU'RE TELLING ME THERE'S NOT MORE AREAS THAT DOESN'T REQUIRE PEOPLE TO HAVE TO GO STRAIGHT TO DOWNTOWN TO HAVE MORE ACTIVATED ENGAGEMENT. 
          MY HOPE WOULD BE FOR THOSE SMALLER, THE SMALLEST DESIGNATION THAT OFFERS THE MOST FLEXIBILITY TO CREATE, LIKE IF WE'RE TALKING ABOUT 15 MINUTE NEIGHBORHOODS AS A FLEXIBLE CONCEPT THAT ALLOWS AT LIKE THE MOST BASIC LEVEL, SOME SENSE OF COMMUNITY THAT IS MORE THAN I HAVE TO GET IN A CAR TO DRIVE SOMEWHERE, THEN I WOULD HOPE WE COULD SEE THAT PEPPERED THROUGHOUT THE MAP AS OPPOSED TO IN THESE LIKE FEW SPOTS. 
          UH, BUT AGAIN, IT COULD BE IN THE ANALYSIS THAT THERE'S SPECIFIC REASON FOR THIS. 
          SO I, I DO WANT TO ACKNOWLEDGE THAT, THAT, SO MY QUESTION, SORRY. 
          AND I, I DO SEE THAT YOU HAVE ONE, 'CAUSE I'VE JUST GONE ON A RANT. 
          MY, MY QUESTION AT THE END OF THIS, WHAT WAS THE DESIRED OUTCOME FOR ACTIVATED PARK SLASH MINI CENTERS? LIKE DO I HAVE THE WRONG CONCEPT GOING INTO THIS, I GUESS IS WHAT I'M TRYING TO WORK OUT. 
          AND I SHOULD HAVE SAID THAT EARLIER AND NOT GONE ON A RANT. 
          BUT I I THINK THERE'S A, SORRY. 
          I THINK THAT'S A GREAT QUESTION. 
          I THINK THE CONCEPT WE WERE TRYING TO SORT OF CONNECT WITH, WITH THE ACTIVATED PARK MINI CENTER WAS THAT IT'S NOT JUST EVERY PARK. 
          'CAUSE YOU COULD CERTAINLY SAY EVERY PARK IS A DOT. 
          UM, BUT IT'S WHERE THE CITY IS PUTTING SOME RESOURCES AND SOME INTENTIONALITY TO DOING SOMETHING. 
          UM, WHICH IS MAYBE MORE LIKE WHAT YOU WERE SAYING, MORE A COMMUNITY DRIVER THAN AN ECONOMIC DRIVER. 
          THE LOWEST LEVEL IS PROBABLY MOSTLY A COMMUNITY DRIVER. 
          UM, SO I THINK THAT WAS THE GOAL. 
          AND I THINK IF WE MISSED A MARK AND DIDN'T, DIDN'T FIND ALL THE SPOTS, THEN I WOULD LOVE FOR THIS COMMITTEE AND, AND YOU FOLKS TO KIND OF PEPPER THOSE IN. 
          I THINK THAT, UM, WITH THAT, WITH THE, THE OBJECTIVE IN MIND BEING THAT THERE ARE LIMITS TO HOW MUCH SORT OF RESOURCE AND PROGRAMING CAN BE SPREAD ACROSS THE, THE CITY. 
          RIGHT. 
          BUT I THINK, UM, I THINK WE, WE CAN FIND SOME MORE SPOTS FOR SURE. 
          WELL, AND ALSO RECOGNIZING THAT SOME OF THIS ISN'T NECESSARILY, LIKE, I SEE YOUR POINT. 
          NOT EVERY PARK IS, WILL FALL IN THIS CATEGORY, BUT I CAN SEE SCENARIOS IF IT'S COMMUNITY DRIVER FOR EXAMPLE, WHERE YOU'VE GOT, YOU KNOW, A SMALL FARMER'S MARKET MM-HMM. 
          , SMALL FAIR OR A NEIGHBORHOOD GET TOGETHER OR PARTY OR YOU NAME IT, THAT'S NOT REALLY A LOT OF CITY RESOURCES, RIGHT? OTHER THAN SAYING, YES, YOU WERE ALLOWED TO COME OUT ON THIS DAY AND TAKE UP A STREET. 
          YOU KNOW, THAT SORT OF THING. 
          UM, OKAY. 
          SO IT'S GOOD TO KNOW THAT THERE'LL BE OPPORTUNITIES TO KIND OF FILL THAT MAP OUT. 
          AND THEN GOING TO A MORE POLICY SPECIFIC QUESTION, I APOLOGIZE FOR THE RANT, UH, LOOKING AT THE CORRIDORS WITH THE CURRENT DENSITY THAT'S LAID OUT THERE, UH, AND I REALIZE YOU'RE TRYING TO JUMP SLIDES, SO I'LL WAIT TILL WE GET BACK. 
          OKAY. 
          UM, FOR THE CURRENT DENSITY THAT WE HAVE THERE, LIKE OUR CARBON BLUEPRINT CALLS FOR A 40% MODE SHIFT, I CAN SEE WHERE THE CORRIDORS REPRESENT A LOT OF DENSITY POTENTIAL, AT LEAST THE WAY THIS IS LAID OUT CURRENTLY. 
          UM, DOES THE DENSITY AS IT STANDS RIGHT NOW ALLOW FOR THE TR TRANSIT FREQUENCY THAT WE WOULD NEED FOR THAT MODE SHIFT? OR ARE, 'CAUSE YOU TALKED ABOUT A LOT OF FLEXIBILITY EARLIER, AND I KNOW THAT WAS IN THE PRIOR PART OF THIS PRESENTATION, BUT THAT WE HAVE MULTIPLE OPTIONS IF WE INCLUDE UGB CORRIDORS IN THESE CORE AREAS. 
          BUT IF WE'RE TRYING TO GET THE MODE SHIFT TO MATCH, WHICH REALLY MEANS INCREASED TRANSIT, ESPECIALLY BUS TRANSIT, DOES THAT MEAN WE'RE, WE'RE REALLY GONNA HAVE TO LOOK AT HIGHER DENSITY FOR THESE CORRIDOR AREAS? OR ARE WE ACTUALLY JUST GONNA BE FINE? 'CAUSE THAT MIGHT JUST BE AN ASSUMPTION AT MY POINT, LOOKING AT THIS. 
          NO, SO I, THAT'S EXACTLY RIGHT. 
          THESE THREE AREAS HERE IS KIND OF WHAT WE'RE EXPLORING AS POTENTIAL AREAS FOR INTENSIFICATION FOR ALLOWING MORE INTENSITY THAN IS CURRENTLY ALLOWED. 
          SO THAT'S THE QUESTION IS, UM, IS ALLOWING GREATER INTENSITY SUPPORTS A LOT OF THE GOALS YOU JUST ARTICULATED, BUT ON THE OTHER SIDE, YOU KNOW, FROM A CHARACTER AND DESIGN STANDPOINT, WHAT IS THE IMPACT? SO YOU'RE 
          [02:15:01]
KIND OF JUGGLING THESE TWO THINGS AT THE SAME TIME, BUT, BUT WE'RE GONNA, WE'RE GONNA GET INTO THESE AREAS. 
          GOT IT. 
          SO I'M JUMPING, KEEP JUMPING AHEAD. 
          KEEP KEEP JUMPING. 
          ALRIGHT, , I SHOULD REALLY STOP DOING THAT. 
          , IT'S LOUD. 
          UM, LEMME MAKE, JUST MAKE SURE I DIDN'T DROP ANYTHING WHILE I WAS OFF ON MY TANGENT. 
          UM, OH, AND THIS IS JUST A PROCEDURAL QUESTION AND I'M SURE THE ANSWER IS YES, AND JUST A QUICK MOVE ON, BUT WHEN WE START, ASSUMING WE GET TO THE END OF THIS AND WE'RE IMPLEMENTING THESE VARIOUS LEVELS OF KIND OF 15 MINUTE INTENSIFICATION, UH, WILL THESE CATEGORIES BE REFLECTED IN THE EVENTUAL IZO THAT WE PUT OUT? WILL THIS GET REFLECTED IN SMART CODE OR A ZONING TEXT? I WAS JUST CURIOUS FROM A PROCEDURAL YEAH. 
          THESE WILL BE IMPLEMENTED AS ZONES. 
          I MEAN, WE WILL KIND OF, WE'RE KIND OF CALLING, SORRY, I DIDN'T MEAN TO JUMP YOU OUT THERE, BUT I, THE IDEA IS THAT WE'RE, WE'RE CONSTRUCTING THIS FRAMEWORK, WHICH IS KIND OF A CONCEPTUAL MM-HMM. 
           NARRATIVE PIECE, BUT THEN IT WILL TRICKLE DOWN INTO THE ZONING. 
          THE REASON I BRING IT UP IS BECAUSE LIKE RIGHT NOW WE DON'T HAVE A FOOD TRUCK ORDINANCE MM-HMM. 
          SO I ASSUME IF 'CAUSE FOOD TRUCK IS ONE OF THE OPTIONS THAT THAT'LL THEN BE REFLECTED IN THE CODE OF, OH, IN THESE CONDITIONS YOU CAN HAVE A FOOD TRUCK OUT HERE WHERE YOU NORMALLY WOULDN'T. 
          RIGHT. 
          YEAH. 
          THAT'D BE A GREAT FOLLOW UP ACTION TO IMPLEMENT THIS NEIGHBORHOOD. 
          YEAH. 
          OKAY. 
          THANK YOU. 
          THAT'S ALL I GOT. 
          ARE THERE ANY OTHER QUESTIONS FROM FOLKS? JUST A QUICK QUESTION ON, UM, LIKE OLDER OFFICE BUILDINGS, I MEAN, CAN, ARE THOSE, LOOK, ARE, ARE YOU LOOKING AT THOSE AS, UM, POTENTIAL REDEVELOPMENT AND POSSIBLE PART OF A 15 MINUTE NEIGHBORHOOD? I'M THINKING OF, THERE'S ONE, LIKE ON MCDOWELL, THE BLUE TOP BUILDINGS, I CALL THEM ON PROFESSIONAL DRIVE, EVEN THOUGH IT'S CLOSE TO A SHOPPING CENTER, IT'S STILL IS WITHIN A NEIGHBORHOOD. 
          AND SO I'M JUST CURIOUS. 
          YEAH, I DON'T KNOW, UH, THAT SPECIFIC SITE, BUT WE COULD TAKE A LOOK AT IT. 
          I THINK THE CHALLENGE IS THAT WE'RE LOOKING FOR SITES THAT HAVE SOME KIND OF ACTIVITY GENERALLY, CURRENTLY THAT YOU CAN BUILD UPON AND EXPAND UPON. 
          IT'S, IT'S RATHER DIFFICULT FROM A RETAIL PERSPECTIVE TO KIND OF PLUNK DOWN RETAIL WHERE IT DOESN'T CURRENTLY EXIST. 
          BUT I'D LOVE TO TAKE A LOOK AT THE OFFICE BUILDING YOU'RE TALKING ABOUT AND SEE IF THAT, 'CAUSE I WAS THERE THE OTHER DAY AND I WAS JUST KIND OF LOOKING AT IT IN A DIFFERENT LIGHT, YOU KNOW, BECAUSE IT'S, IT'S OLD, IT'S UNDERUTILIZED A LOT OF LAND AND HOW THAT COULD POSSIBLY BE REDEVELOPED. 
          UM, BECAUSE SOMETIMES, YOU KNOW, YOU CAN'T HAVE CERTAIN BUSINESSES WITHIN A SHOPPING CENTER BECAUSE THEY'LL HAVE CLAUSES IN THERE. 
          AND, AND I ALWAYS BRING UP A, LIKE JUPITER FOODS, I REALLY LIKE GOING THERE. 
          I, YOU KNOW, IF YOU GO THERE, YOU CAN GET MILK, YOU CAN GET SOME BASIC THINGS AND YOUR VEGETABLES AND, AND IT'S REALLY CLOSE EXCEPT THAT I HAVE TO DRIVE THERE. 
          AND IT WOULD BE GREAT IF YOU COULD HAVE LIKE SATELLITES AROUND MM-HMM. 
          , UM, AND MAYBE POSSIBILITY OF, UM, THOSE TYPES OF LOCATIONS. 
          GREAT, GREAT IDEA. 
          SO WE KNOW WE NEED TO COME BACK AT SOME POINT WITH MUCH MORE DETAIL ABOUT THE RATIONALE BEHIND AND THE CONSIDERATIONS OF PROS AND CONS OF DIFFERENT 15 MINUTES CENTERS IN THE CITY. 
          WE ARE GONNA TOUCH ON A BIT MORE IN THE CONTEXT OF EACH SUB AREA TONIGHT. 
          UM, PERFECT. 
          BUT CAN CERTAINLY ACCOMMODATE THAT IN THE FUTURE IF HELPFUL. 
          SO THANK YOU. 
          THAT WOULD BE, AND I THINK, I THINK WE'RE READY FOR THE NEXT STEP. 
          SORRY. 
          ALL RIGHT. 
          SO NOW WITH THE KIND OF OVERVIEW IN MIND, UM, I'M GONNA GO AHEAD AND WALK THROUGH THESE FIVE AREAS WE'VE IDENTIFIED, UM, KIND OF DESCRIBING SOME OF THE KEY CONSIDERATIONS IN EACH AREA, AND THEN HIGHLIGHTING SOME OF THE KEY QUESTIONS, UM, FROM A LAND USE AND CHARACTER PERSPECTIVE THAT WE, UM, YOU KNOW, WE INTEND TO BRING TO THE PUBLIC AND FOR, AND ALSO ARE HOPING FOR YOU ALL TO WEIGH IN ON. 
          UM, SO AS I GO THROUGH, I'LL HAVE DEREK KIND OF PERIODICALLY INTERJECT THE MARKET AND ECONOMIC CONSIDERATIONS IN EACH AREA. 
          SO WE, WE TRY TO INTEGRATE THAT PIECE IN, INTO THIS LAND USE PIECE. 
          UM, I'LL STOP FOR QUESTIONS, SORT OF CLARIFYING QUESTIONS AFTER AREA THREE AND AREA FIVE. 
          UM, AND THEN WE'LL HAVE, I THINK, PUBLIC COMMENT AND THEN WE CAN HAVE A FULL DISCUSSION OF OUR DISCUSSION QUESTIONS. 
          SO THE FIRST AREA HERE, UM, AS I CALLED IT BEFORE WE, WE CALLED IT THE UPSTREAM AND DOWNSTREAM RIVER ADJACENT AREA. 
          SO YOU SEE ON THE TOP HERE, UM, WE, WE CALL THE UPSTREAM AREA, KIND OF THE AREA FROM THE DENMAN FLATS DOWN AT THE EAST HERE ACROSS THE SMART TRACK, PAST THE OUTLETS, 
          [02:20:01]
AND THEN TO THE LIVESTOCK AUCTION YARDS. 
          SO THE, ALL THESE PARCELS IN THE UPSTREAM AREA IN THE DOWNSTREAM AREA, IT'S THIS SORT OF LARGE BLOCK WE'VE IDENTIFIED SOUTH OF LAKEVILLE AND WEST OF CASA GRANDE ROAD, UM, JUST ADJACENT TO THE MARINA. 
          SO THESE SITES, UH, THESE PARCELS, I SHOULD SAY ARE AREAS THAT WE ARE GONNA CONSIDER ASKING THE PUBLIC WHETHER WE SHOULD, UM, REDUCE THE ALLOWABLE USES, REDUCE THE ALLOWABLE INTENSITY OF DEVELOPMENT ON THESE SITES. 
          UM, AND NEXT SLIDE. 
          SO THE REASON WE MIGHT DO THAT IS THESE CONSIDERATIONS, WHICH I THINK WE'RE, WE'RE ALL PRETTY WELL AWARE OF. 
          BUT, UM, THIS IS SOMETHING THAT'S RESONATED WITH THE GPAC AND WITH THE COMMUNITY IS THAT THE, THE PRIMACY OF THE ECOLOGICAL FUNCTION AND THE HABITAT, UM, FUNCTION IN THIS AREA COMBINED WITH THE CURRENT CONDITION, WHICH IS, UM, THESE PARCELS OFTEN FLOOD. 
          AND SO THERE'S A KEY NEED TO, YOU KNOW, AT MINIMUM MAINTAIN THE FLOOD CAPACITY AND IDEALLY EXPAND THE ABILITY OF THIS AREA TO RETAIN FLOOD WATER. 
          UM, THERE'S STRONG SUPPORT AND A NEED TO ENHANCE PUBLIC ACCESS AND THE GREENWAY CONNECTIONS AS WE DISCUSSED IN THIS AREA. 
          UM, ONE NOTE FROM KIND OF A TECHNICAL PLANNING, UM, PERSPECTIVE HERE IS THAT DUE TO STATE LAW, THE NO NET LAW STATE LAW IS ANY CURRENTLY ZONED PARCELS FOR RESIDENTIAL USES, ANY REDUCTION IN THAT ALLOWED ZONING MUST BE MATCHED WITH A CORRESPONDING INCREASE IN DENSITY ELSEWHERE. 
          SO IF WE REDUCE THESE PARCELS, UM, FROM WHAT THEY ARE CURRENTLY ALLOWED, SOME OF THEM CURRENTLY ALLOWED RESIDENTIAL, AND WE'VE REDUCED THAT TO NO ALLOWED DEVELOPMENT, WE HAVE TO FIND SITES IN THE CORE, THE CENTERS OF THE CENTER OR THE CORRIDORS TO UP ZONE CORRESPONDINGLY. 
          UH, WE DON'T THINK THAT'S A CHALLENGE BECAUSE AS WE SAID, THERE'S A LOT OF SITES POTENTIALLY IN THE CORE CORRIDOR AND CENTERS. 
          BUT JUST KIND OF A NOTE THAT THERE IS THIS BALANCING NO NET LOSS FUNCTION THAT WE HAVE TO KEEP IN MIND. 
          SO THE QUESTION HERE REALLY IS IN THESE PARCELS AS, AND I CAN SEE THERE'S, THERE'S A VARIETY OF ZONING ALLOWED. 
          UM, THIS ONE BIG SITE IS MEDIUM RESIDENTIAL, THE ORANGE ONE, THE RED ONES ARE COMMERCIAL SITES. 
          UM, AND THE PURPLE ARE MIXED USE. 
          SO THE QUESTION REALLY IS, WHAT SHOULD BE THE EXTENT OF THE ALLOWED LAND USES IN THESE AREAS? UM, KIND OF, SHOULD IT BE THE CURRENT LAND USES OR WOULD WE GO SORT OF SO FAR AS TO SAY THAT IT WOULD, THESE WOULD BE PARKS AND OPEN SPACES OWNED AREAS AND NO DEVELOPMENT WOULD BE ALLOWED. 
          UM, WE COULD PUT FORTH A SE A RANGE OF OPTIONS TO THE COMMUNITY SORT OF RANGING FROM CURRENT TO THIS RADICAL NO DEVELOPMENT ALLOWED. 
          UM, NEXT SLIDE AND THEN SORT OF FOLLOWING UP ON THIS LAND USE QUESTION IS THERE'S THIS LARGER AREA, UM, MOST OF WHICH IS CURRENTLY DEVELOPED. 
          UM, BUT NOT ALL OF IT IS IN ADDITION TO CHANGING SOME SPECIFIC LAND USE PARCELS TO POTENTIALLY DEINTENSIFY THE ALLOWED DEVELOPMENT, THE CITY IS PROPOSING TO, UH, SORT OF ENHANCE AND STRENGTHEN THE SET OF POLICY RULES AROUND RIVER ADJACENT DEVELOPMENT, WHICH WOULD, UM, BE, YOU KNOW, MINIMUM SETBACKS FROM THE RIVER. 
          AND THEN WE'RE ADDING THIS NOTION THAT, UM, THE MOST RECENT FLOOD AND SEA LEVEL RISE MODELING IDENTIFIES THE DEPTHS OF FUTURE FLOODING. 
          AND SO THE CITY'S POLICY WOULD BE, UM, TO NOT TO DISALLOW DEVELOPMENT IN SOME OF THE AREAS WHERE WE SEE THE DEEPEST IMPACTS OF FLOODING. 
          SO NOT ALLOWING, DEVELOPING THERE REGARDLESS OF THE ZONING ON THE PARCEL. 
          UM, SO THERE'S KIND OF TWO QUESTIONS. 
          UM, ONE, WHICH IS TO KIND OF GO IN ON THE LAND USE AND TURN THE, THE LEVER ON THE LAND USE PRETTY RADICALLY. 
          AND THEN SECONDLY, APPLYING A POLICY, UH, SETBACK THAT, UM, KIND OF PUSHES DEVELOPMENT BACK FROM THE RIVER AND FROM MORE CHALLENGING AREAS. 
          SO WE CAN KIND OF DO BOTH OF THESE THINGS AT ONCE IN THIS AREA POTENTIALLY. 
          YEAH, J JUST TO BE EXPLICIT, YOU'LL SEE THIS A LOT IN, AS TROY GOES THROUGH THESE AREA BY AREA SUMMARIES, THE DISTINCTION BETWEEN LAND USE QUESTIONS AND POLICY QUESTIONS. 
          SO THE LAND USE QUESTIONS ARE REALLY THE TYPES OF QUESTIONS WE'RE GONNA FOCUS ON WITHIN THE COMMUNITY, UH, RELATED TO THE LAND USE MAP AND POTENTIAL CHANGES TO IT. 
          WHEREAS THE POLICY QUESTIONS ARE REALLY ABOUT POTENTIAL POLICIES WE'RE CONSIDERING WITHIN THE POLICY FRAMEWORKS THAT MIGHT THEN END UP AS POLICY WRITTEN POLICIES IN THE PLAN. 
          THEY'RE HERE TOGETHER BECAUSE THEY VERY MUCH COMPLIMENT EACH OTHER, BUT WE ARE, WE ARE DRAWING THAT DISTINCTION BETWEEN DECISIONS THAT WILL FORM HOW WE MAP THINGS VERSUS DECISIONS THAT WILL MAKE ABOUT POLICY IN THE, IN THE TEXT OF THE PLAN ITSELF. 
          OKAY. 
          SO MOVING TO THE DOWNSTREAM AREA, UM, WE, AGAIN, BASED ON THE MOST RECENT MODELING, WE SEE, UH, SOME SIGNIFICANT 
          [02:25:02]
FLOODING IMPACTS FROM THE STORM SURGE, THE SEA LEVEL RISE, AND KING TIDES, UH, IN THIS AREA. 
          SO IT, AGAIN, ASSUMING THAT NO ADAPTATION OCCURS, UM, SO THIS AREA IS CURRENTLY ZONED FOR MIXED USE. 
          IT'S, IT'S NOT CURRENTLY BUILT AS MIXED USE. 
          UM, BUT SO SOMETHING WE HAVE TO BALANCE IS THAT, YOU KNOW, HAVING MIXED USE ALLOWED HERE IS POTENTIALLY A HOUSING OPPORTUNITY. 
          UM, BUT ON THE OTHER HAND, AS WE WERE DISCUSSING, THERE'S SOME, SOME LACK OF, UH, CAPACITY FOR JOB AND WAREHOUSE TYPE USES. 
          SO POTENTIALLY MAINTAINING EMPLOYMENT USES HERE COULD HELP WITH THAT, UM, NEED. 
          AND AGAIN, ANY REDUCTION IN ALLOWED DENSITY NEEDS TO BE MATCHED WITH REDUCTIONS ELSEWHERE. 
          UM, SO DEREK, YOU WANNA SPEAK A LITTLE BIT ON THE MARKET CONSIDERATIONS IN THESE AREAS? SURE. 
          UH, SO FOR EACH OF THE SUB AREAS THAT WE'RE DESCRIBING, UH, YOU KNOW, WE'VE TAKEN THE ANALYSIS THAT WE DID AT THE CITYWIDE SCALE AND, UM, HAVE SOME OBSERVATIONS ABOUT OPPORTUNITIES, CHALLENGES, AND POTENTIAL STRATEGY RESPONSES FROM SORT OF THE MARKET AND ECONOMIC PERSPECTIVE. 
          SO FOR THE DOWNSTREAM OF ADJACENT INDUSTRIAL AREA, THE OPPORTUNITIES DO LIE IN, AS TROY MENTIONED, THE MIX, FLEX RD MANUFACTURING DISTRIBUTION USES THOSE EMPLOYMENT USES. 
          UM, IT IS ONE OF THE SITES WHERE YOU CAN GROW THOSE, UM, AS WELL AS POTENTIALLY SOME FUTURE CONSOLIDATED HEADQUARTERS OPERATIONS. 
          BUT THE BIG CHALLENGES HERE ARE THAT THIS IS NOT A GREENFIELD DEVELOPMENT SITE AND THERE'S NOT, AREN'T REALLY THAT MANY OPEN, EASILY DEVELOPED GREENFIELD SITES. 
          THIS WOULD BE REDEVELOPMENT, UH, IN SOME CASES USES THAT MAY NOT GO AWAY IN THE IMMEDIATE FUTURE. 
          LIKE, UH, I BELIEVE THERE'S A SELF STORAGE SITE THERE, WHICH IS, TENDS TO BE PRETTY LUCRATIVE. 
          UM, THERE ARE ALSO SPECIFIC CONSTRAINTS, CONSTRAINTS AROUND THE, UM, FLOODING RISK AND THE IRREGULAR PARCEL SHAPES THAT MAKES EFFICIENT DEVELOPMENT A LITTLE CHALLENGING. 
          SO FOR STRATEGY RESPONSES TO THIS, UH, FIRST OF ALL, YOU GOTTA GET THE ZONING RIGHT IN THE, IN THE FIRST PLACE. 
          SO I'M SURE THE ZONING SUPPORTS DIVERSE EMPLOYMENT USES, UH, REALLY EMPHASIZING THE MAINTENANCE OF EXCELLENT CONNECTIONS TO LAKEVILLE HIGHWAY AND HIGHWAY 1 0 1 BECAUSE IT'S THAT REGIONAL ACCESS THAT REALLY MAKES THIS A VALUABLE SITE. 
          AND AT THE SAME TIME ENSURING AWARENESS OF FLOOD RISK LOCATIONS AND MAYBE REDUCING ALLOWABLE DEVELOPMENT IN FLOOD ZONES. 
          SO THERE'S ADMITTEDLY A LITTLE BIT OF, UH, SOME CROSS PURPOSES HAPPENING HERE. 
          THERE'S SOME GREAT OPPORTUNITIES. 
          YET AT THE SAME TIME, THERE'S KIND OF A NEED TO PULL BACK, UM, TO ADDRESS THE FLOODING ISSUE AS WELL. 
          YEAH. 
          SO THE QUESTION HERE IN THE DOWNSTREAM AREA, AS YOU CAN SEE, IT'S MOSTLY MIXED USE ALLOWED CURRENTLY, SHOULD THE CITY, UH, CHANGE THE ALLOWED LAND USES IN THIS LEASED LAKEVILLE AREA TO BE DE INTENSIFIED OR, UH, REALIGNED WITH LESS, UM, LESS USES ALLOWED. 
          SO THAT'S THE QUESTION HERE. 
          OKAY. 
          SO MOVING NOW INTO THE CORE, UM, WHEN WE SAY THE CORE, WE ARE TALKING ABOUT A COUPLE AREAS HERE. 
          UM, FIRST THE HISTORIC DOWNTOWN AREA, WHICH, UM, WE'LL GET INTO EACH OF THESE AREAS IN MORE DETAIL. 
          THE DOWNTOWN SMART STATION AREA, THE HISTORIC AGRICULTURAL INDUSTRIAL PARCELS, WHICH WE HAVE A QUESTION MARK FOR, UM, SINCE WE SORT OF WANTED TO BOUNCE THE IDEA OF INCLUDING THOSE PARCELS IN THIS PROCESS OFF THIS BODY. 
          UM, AND THEN AGAIN, THE RIVER PARK FORMER SCANNELL SITE, WHICH IS ON THE, ON THE RIGHT SIDE OF THE IMAGE HERE. 
          SO STARTING WITH THE HISTORIC DOWNTOWN, UM, I THINK THERE'S A LOT OF CONSIDERATIONS AND ASSUMPTIONS THAT GO INTO THIS. 
          I THINK THERE'S, UM, YOU KNOW, THERE'S, THERE'S OBVIOUSLY WE'VE TALKED ABOUT THE NEED TO KEEP THE DOWNTOWN, UM, ECONOMICALLY VIBRANT TO ACTIVATE GROUND FLOORS. 
          THERE'S, UM, OBVIOUSLY THE HISTORIC CHARACTER AND THE HISTORIC LANDMARKS THAT ARE PRESENT IN THIS AREA. 
          THE SHADING ON THIS MAP SHOWS THE EXISTING HISTORIC DISTRICTS, UM, THAT THE CITY HAS AT THE MOMENT. 
          UM, BUT WE'VE TALKED ABOUT KIND OF THE PROS OF, OF, OF DEVELOPING THIS AREA, THE WHAT, LEVERAGING THE TRANSIT LOWER VMT USING THE CITY'S ASSETS AND INFRASTRUCTURE. 
          UM, AND AGAIN, I THINK WE'VE BEEN ASSUMING THAT ANY DEVELOP IN THIS AREA IS SUPPORTED BY, UM, FLOOD AND ADAPTATION IMPROVEMENTS IN THE AREA AND THE RESILIENT BUILDING STANDARDS THAT WOULD REQUIRE THESE BUILDINGS TO BE BUILT, UM, WITH HOW ELEVATED GROUND FLOORS AND OTHER STRATEGIES THAT ARE FLOODING, UM, RESISTANT. 
          SO THE QUESTION HERE IS, AND UM, THE, THE, THE, THE AREAS THAT WE'VE CHOSEN HERE TO SORT OF ASK QUESTIONS ABOUT LARGELY ALIGN WITH THE DOWNTOWN OVERLAY CONVERSATION THAT'S BEEN HAPPENING, UM, SORT OF IN PARALLEL. 
          SO THE QUESTION IS VERY SIMPLE, UM, WHICH IS AGAIN, RELATES TO THE OVERLAY, WHICH IS WHERE, IF AT ALL, IS IT APPROPRIATE TO ALLOW TALLER BUILDING HEIGHTS THAN IS CURRENTLY ALLOWED? UM, I THINK AS SOME OF YOU'RE AWARE THAT THE CURRENT ALLOWANCE IS FOUR STORIES OF MIXED USE IN THESE PURPLE AREAS. 
          UM, AND THE QUESTION 
          [02:30:01]
IS, SHOULD THIS BE HIGHER FOR FIVE OR SIX STORIES, UH, POTENTIALLY IN THESE AREAS? AND THEN, AS RON SAID, WE KIND OF HAVE LAND USE AND POLICY, UM, HAND IN HAND IN SOME OF THESE CASES. 
          SO THE POLICY QUESTION HERE IS REALLY WELL, OKAY, UM, BESIDES THE INTENSITY AND THE HEIGHT OF THE BUILDINGS, ARE THERE SOME OTHER THINGS WE COULD DO TO INCREASE VIBRANCY IN DOWNTOWN? UM, ALLOWING OTHER LAND USE, ALLOWING OR INCENTIVIZING, UM, OTHER TYPES OF LAND USES THAT THE CITY'S LOOKING TO ADD TO MAYBE, UM, TO MAKE UP FOR SOME RETAIL THAT MIGHT BE GOING AWAY, SOME OTHER TYPES OF ACTIVE LAND USES. 
          SO THIS IS A QUESTION THAT WE COULD PURSUE AND, AND TALK ABOUT, UM, SEPARATE FROM THE QUESTION OF TALLER BUILDING HEIGHTS. 
          SO IT'S SORT OF HOW DO WE SUPPORT THE GROWTH IN THE ACTIVITY IN DOWNTOWN FROM A POLICY STANDPOINT. 
          SO MOVING TO THE SMART STATION, I THINK THAT IT'S PRETTY OBVIOUS WHY WE MIGHT WANNA LOOK AT THIS AGAIN, THE, THE TRANSIT CONNECTION, THE VMT CONNECTION, THE ACTIVITY, UM, SIMILARLY, THIS IS AN AREA THAT WOULD, WOULD HAVE TO HAVE SOME ADAPTATION IMPROVEMENTS, SOME, SOME FLOOD CONTROL IMPROVEMENTS, RESILIENT BUILDINGS. 
          AND WE WOULD EXPECT TO SEE THE RIVER TRAIL BE AND A PART OF ANY FUTURE DEVELOPMENT AT THE RIVER PLAZA. 
          SO FROM A LAND USE PERSPECTIVE, UM, CURRENTLY ALLOWED, YOU HAVE, UH, THIS LIGHT PURPLE, WHICH IS FOUR STORIES, AND THEN THE DARK PURPLE, WHICH IS UP TO SIX STORIES MIXED USE. 
          SO THE QUESTION IS, AGAIN, FAIRLY SIMPLE, IS, UM, IS IT APPROPRIATE TO ALLOW MORE HEIGHT THAN THIS CURRENT SMART CODE ALLOWS? UM, IF SO, HOW MUCH? UM, A A SORT OF FOLLOW UP QUESTION IS NOT ONLY SHOULD, COULD THE CONSIDER CITY CONSIDER ALLOWING A TALLER AND MORE INTENSE DEVELOPMENT, BUT BUT REQUIRING THAT A MORE INTENSE AND TALLER DEVELOPMENT OCCURS. 
          AND YOU COULD DO SO BY SETTING A MINIMUM HEIGHT OF STORIES OR A MINIMUM FAR. 
          UM, AND THIS COULD BE, YOU KNOW, THIS IS A TRADE OFF. 
          AGAIN, IS THE CITY WILLING TO PERHAPS WAIT UNTIL THE ECONOMICS GET BETTER FOR A TALLER, MORE INTENSE BUILDING? OR ARE WE READY TO SORT OF INVEST NOW AND JUST DO WHAT WE CAN, WE CAN DO TO SUPPORT THE SMART IN THE NEAR TERM, EVEN THOUGH THE ECONOMICS MIGHT BE, MIGHT BE FOR A SMALLER, LOWER PROJECT. 
          UM, AND THEN AGAIN, A CORRESPONDING PUBLIC POLICY QUESTION IS IRRESPECTIVE OF THE SORT OF THE SCALE OF THE, OF THE DEVELOPMENT IS SHOULD THE CITY INCENTIVIZE OR HELP THESE DEVELOPMENTS BY ELIMINATING OR REDUCING PARKING STANDARDS, REQUIREMENTS AND OTHER RETAIL AND STOREFRONT REQUIREMENTS. 
          SO AGAIN, SORT OF ON THE ONE HAND, SHOULD THE CITY MESS AROUND WITH HOW MUCH HEIGHT IS ALLOWED OR REQUIRE A CERTAIN AMOUNT OF HEIGHT? AND THEN ON THE OTHER HAND, ARE THERE OTHER THINGS, OTHER POLICIES THE CITY SHOULD DO TO HELP INCENTIVIZE FUTURE DEVELOPMENTS? AND THEN DEREK, I THINK WHAT I HAVE TO SHARE ON THIS ONE DOVETAILS REALLY WELL WITH WHAT TROY WAS JUST SAYING. 
          SO, YOU KNOW, THE OPPORTUNITIES FOR THIS AREA, JUST KIND OF ZOOMING OUT TO BOTH DOWNTOWN AND SMART, UH, THIS IS WHAT THE KEY AREA OF OPPORTUNITIES FOR HIGHER INTENSITY HOUSING, HOTELS, DINING AND ENTERTAINMENT. 
          IT'S A LOT OF ACTIVITY GOING ON IN DOWNTOWN. 
          SO ONE OF THE OPPORTUNITIES HERE MIGHT BE TO BETTER CONNECT AND INTEGRATE SOME OF THE SUB-DISTRICTS BETWEEN DOWNTOWN, THE SMART AREA AND THEN OTHER ADJOINING AREAS, UH, IN ORDER TO MAKE SURE THAT THE AREA FUNCTIONS MORE, UM, AS MORE THAN THE SUM OF ITS PARTS. 
          ESSENTIALLY THE SMART STATION ALSO POSES AN OFFICE OPPORTUNITY THAT I MENTIONED EARLIER, BUT THERE ARE SOME CHALLENGES. 
          SO AS WE REFERENCED, HIGHER INTENSITY RESIDENTIAL AND OFFICE DEVELOPMENT ARE TYPICALLY INFEASIBLE TODAY IN THE AREA. 
          SO THERE MIGHT BE KIND OF A WAITING GAME OR A NEED TO TRY TO ACCELERATE OR PROMOTE SOME OF THOSE OPPORTUNITIES. 
          UM, IF RIVER PLAZA SHOPPING CENTER IS GONNA BE INCORPORATED INTO THIS ACT ACTIVE NODE, THEN THERE ARE POTENTIALLY SOME LEASE RELATED BARRIERS OR OTHER, UH, CONDITIONS AND COVENANTS AND RESTRAINTS IN THAT SHOPPING CENTER THAT MIGHT SLOW DOWN THAT PROCESS AS WELL AS OF COURSE, YOU KNOW, THE PROPERTY OWNER WOULD HAVE TO BE BROUGHT ALONG IN THAT PROCESS. 
          UM, AND THEN WE ALSO WANNA MAKE SURE WE'RE NOT OVERS SATURATING THE AREA WITH RETAIL STOREFRONT SPACES. 
          SO LOOKING FORWARD SOME POTENTIAL STRATEGY RESPONSES ARE EXPANDING THE ALLOWABLE HEIGHTS AND DENSITY IN THE AREA JUST TO MAKE SURE THE AREA IS READY TO BE DEVELOPED FLEXIBLY, DEPENDING ON WHAT MARKETING CONDITIONS END UP EVOLVING INTO IN THE FUTURE. 
          UM, ALSO TARGETING A GROUND FLOOR RETAIL REQUIREMENTS TO THE STRONGEST NODES AND BLOCKS OF DOWNTOWN, NOT REQUIRING RETAIL TO BE SPREAD ALL OVER AND HAVE A LOT OF IT BE VACANT, UM, IF IT'S OUTSIDE OF THE CORE AREAS OR THE MAIN ACTIVITY AREAS OF THIS OVERALL DISTRICT, NOT JUST DOWNTOWN. 
          UM, AND THEN ALSO THE OPPORTUNITY TO ENHANCE PEDESTRIAN AND CONNECTIONS BETWEEN DOWNTOWN THE WAREHOUSE DISTRICT, THE THEATER DISTRICT, AND RIVER PLAZA. 
          AND THE CITY CAN TAKE SOME, YOU KNOW, PROGRAMMATIC AND POLICY EFFORTS AROUND POTENTIALLY THINGS LIKE SUPPORTING PROPERTY OWNERS AND LOOKING AT WHAT THEY CAN DO AT THEIR PROPERTIES AND ADDRESSING ANY BARRIERS OR OBSTACLES THAT MIGHT EXIST, EXIST FOR THEIR REDEVELOPMENT. 
          OKAY. 
          MOVING ON 
          [02:35:01]
TO THE HISTORIC AGRICULTURAL SERVICE DISTRICT, AS IT'S CALLED IN THE PETALUMA SMART CODE. 
          SO YOU SEE THESE KIND OF, THESE TWO SITES HERE, UM, TWO LARGE GRAINERY, THE BARON, THE HUNT AND BARONS, AND THEN THE, UM, THE ONE BESIDE, UH, THE GROCERY STORE THERE. 
          SO THE QUESTION HERE IS, UM, I THINK THERE'S AGAIN, A BALANCE IS DEVELOPING THESE SITES WOULD LEVERAGE SMART, WOULD REDUCE VMT. 
          ON THE OTHER HAND, I THINK THIS IS A PRETTY UNIQUE, UM, AND SINGULAR ASPECT OF PETALUMA'S CHARACTER, UH, THE AGRICULTURAL HISTORY AS EXPRESSED SPECIFICALLY THROUGH THESE LARGE, UM, GRAINERY BUILDINGS, WHICH ARE KIND OF LANDMARKS VISUALLY AND HISTORICALLY. 
          UM, SO THE QUESTION HERE IS THE CURRENT, THE CURRENT ZONING IS ALLOWS, UH, ESSENTIALLY ONLY THIS PARTICULAR TYPE OF, UH, INDUSTRIAL USE. 
          THE QUESTION IS, SHOULD THE CITY SORT OF PROACTIVELY CHANGE THOSE REGULATIONS AND ENCOURAGE A CHANGE IN THE USE OF THOSE PROPERTIES? OR SHOULD THEY KIND OF SIT BACK AND WAIT FOR THE OWNERS AND OPERATORS OF THESE BUSINESSES TO KIND OF COME TO THE CITY WHEN THEY'RE READY, UM, TO CHANGE THEIR LAND USE? SO IT'S KIND OF A QUESTION OF WHO SHOULD MOVE FIRST. 
          UM, AND THEN AGAIN, THE SORT OF FOLLOW UP WOULD BE IF, IF WE'RE GONNA CHANGE THE LAND USES ALLOWED, HOW TALL WOULD WE WANNA ALLOW FUTURE BUILDINGS POTENTIALLY AS TALL AS THEY ARE NOW OR OR LESS MOVING TO THE RIVER PARK SITE? UM, I THINK THERE'S A LOT OF ENTHUSIASM ABOUT THIS SITE. 
          IT JUST CHANGED HANDS, UM, TO AN OWNER WHO'S SORT OF, UM, INTERESTED IN ADDING, UH, SOME ECOLOGICAL FUNCTIONALITY, RESTORING THE SLEW, ADDING A BRIDGE TO STEAMER LANDING. 
          UM, THE OWNER HAS ALSO DISCUSSED AN INTEREST IN SOME LAND USES SUCH AS AFFORDABLE HOUSING, COMMUNITY USES AND MAKER SPACE. 
          UM, AGAIN, I THINK WE, WE SEE THIS AS A POTENTIALLY BIG OPPORTUNITY SITE. 
          IT'S ACTUALLY REALLY CLOSE TO THE CORE, UM, EVEN THOUGH WE DIDN'T DRAW IT THAT WAY, BUT IT'S RIGHT NEXT TO THE SMART STATION. 
          UH, WOULD LOWER VMT, UM, IF THERE WAS EMPLOYMENT HERE, AS THERE HAD BEEN PROPOSED IN THE PAST, AGAIN, WE START TO SEE MORE JOBS HOUSING BALANCE NEXT. 
          SO AS I SORT OF MENTIONED, THE QUESTION HERE IS, YOU KNOW, THE OWNER HAS DISCUSSED AN INTEREST IN DOING SOME PARKS AND COMMUNITY SPACES, BUT WHAT ELSE, UM, SHOULD BE DEVELOPED HERE? UH, THE CURRENT GENERAL PLAN ALLOWS ONLY, UM, THIS SORT OF LIMITED RIVER DEPENDENT INDUSTRIAL. 
          SO THE APPLICANT OR THE DEVELOPER OF THIS SITE WILL NEED TO SEEK, UM, A GENERAL PLAN AMENDMENT, UM, TO DO ANYTHING DIFFERENT THAN THIS. 
          SO THIS GIVES US SORT OF AN OPPORTUNITY TO, TO DISCUSS THE FUTURE OF THIS SITE WITH THE COMMUNITY. 
          OKAY. 
          THIRD AREA, AND THEN I'LL PAUSE AFTER THIS THIRD AREA AND WE CAN ASK ANY CLARIFYING QUESTIONS. 
          SO THE THIRD AREA, THE CORRIDORS AS I MENTIONED EARLIER, AREAS TO POTENTIALLY EXPLORE ALLOWING MORE INTENSITY AND HEIGHT THAN IS CURRENTLY ALLOWED WILL BURROW IN ON THE PETALUMA NORTH SECTION, PETALUMA SOUTH SECTION, AND THEN THE EAST WASHINGTON SECTION. 
          SO STARTING OVER WITH P EXCUSE ME, PETALUMA BOULEVARD NORTH, AND LEAVING THE LUCKY'S SITE ASIDE FOR A MOMENT. 
          UM, JUST FOCUSING ON THE CORRIDOR, WE HAVE A NUMBER OF SORT OF, UH, UNDERUTILIZED SITES DEVELOPED WITH FAIRLY LOW INTENSITY USES. 
          UM, AS I THINK ROGER WAS SAYING IS IF WE WERE TO DEVELOP THIS CORRIDOR, THERE WOULD BE AN OPPORTUNITY TO ENHANCE THE SAFETY AND THE CHARACTER OF THIS CORRIDOR. 
          SORRY, I'M GETTING SOME FEEDBACK. 
          UM, AGAIN, PUTTING HOUSING NEAR THE TRANSIT AND THE DOWNTOWN HELPS WITH VMT AND IT WOULD HELP, UM, YOU KNOW, THE ENHANCEMENT OF THE CORRIDOR WOULD SUPPORT TRANSIT IN A, IN A 15 MINUTE CENTER POTENTIALLY AT THE LUCKY'S. 
          SO AGAIN, THE QUESTION IS WHAT IF ANY CHANGES TO THE CURRENTLY ALLOWED LAND USES AND INTENSITY SHOULD BE EXPLORED? UM, AS YOU CAN SEE ON THE RIGHT, THE CURRENT ZONING ESSENTIALLY SORT OF TAPERS DOWN, UM, FROM FOUR STORIES DOWN TO TWO AND THREE AND THEN NEIGHBORHOOD COMMERCIAL. 
          UM, SO THE QUESTION WOULD BE, SHOULD WE CHANGE SOME OF THESE ALLOWED DENSITIES? AND THEN SORT OF CONCEPTUALLY, SHOULD THE CORRIDOR BE A CONSISTENT CHARACTER IN HEIGHT OR MUCH AS WE HAVE HERE, UM, I'LL, ALBEIT PERHAPS AT A HIGHER LEVEL, SHOULD THE CORRIDOR STILL FEATHER DOWNWARDS, DECREASE DOWNWARDS IN HEIGHT AND INTENSITY AS WE MOVE AWAY FROM THE CORRIDOR. 
          SO KIND OF TWO APPROACHES CONCEPTUALLY TO DOING A CORRIDOR, MOVING TO THE OTHER END OF THE BOULEVARD. 
          UM, SOME OF THE REASONS TO LOOK AT THIS AREA IS THAT, YOU KNOW, COULD, COULD BE IMPROVED AND ENHANCED AS A GATEWAY AND AS A REAL ENTRANCE INTO THE CITY. 
          UH, AGAIN, WE COULD LOOK AT IMPROVING THE CHARACTER AND THE SAFETY OF THE MOBILITY IN THIS, IN THIS AREA. 
          SIMILARLY, WE MIGHT NEED TO LOOK AT A 
          [02:40:01]
LITTLE BIT OF RESILIENCE AND ADAPTATION STRATEGIES. 
          UM, I THINK WE WOULD, AGAIN, PROTECT THIS AREA. 
          WE SEE SOME IMPACTS, UM, COMING FROM THE WAREHOUSE SIDE. 
          SO THE QUESTION IS HOW SHOULD THIS CORRIDOR REALLY FEEL FROM AN HERBA DESIGN STANDPOINT, THE CURRENT, UM, REGULATIONS ESSENTIALLY, UM, ALLOW FOUR STORIES, BUT THEN THREE STORIES ON ONE SIDE AND THEN BACK UP TO FOUR STORIES. 
          SO IT'S A LITTLE BIT, UM, A LITTLE BIT INCONSISTENT. 
          SO THE QUESTION IS AGAIN, SHOULD THERE SORT OF BE A CONSISTENT HEIGHT LIMIT ON BOTH SIDES OF THE BOULEVARD? OR SHOULD PERHAPS THE HEIGHT SORT OF DECREASE IN A CONSISTENT FASHION AS YOU MOVE AWAY FROM THE RIVER AND THE INTENSITY OF THE WAREHOUSE AND INTO THE NEIGHBORHOODS? SO MOVING TO EAST WASHINGTON, THERE'S BEEN LOTS OF, UM, THOUGHTS AND, UH, IDEAS ABOUT EAST WASHINGTON. 
          SO I THINK IT'S SORT OF OBVIOUS WHY WE MIGHT CONSIDER IT. 
          IT'S IN KEY SORT OF INFILL AREA BETWEEN THE, THE DOWNTOWN AND THE NEIGHBORHOODS. 
          IT WOULD BE A KEY CONNECTION BETWEEN THE EAST SIDE AND THE WEST SIDE. 
          UM, NEXT, SO I THINK THIS REALLY GETS TO, I THINK WHAT ROGER WAS ASKING BEFORE, WHICH IS EVEN BEFORE WE LOOK AT LAND USE, UM, WHAT SHOULD THE CITY'S REALLY KEY APPROACH BE HERE ON THIS CORRIDOR? AND PERHAPS IT'S SOME OF ALL THESE, BUT YOU KNOW, THERE'S, THERE'S A COUPLE OF DIFFERENT APPROACHES THE CITY COULD TAKE, WHICH IS TO REALLY FOCUS ON A MOBILITY SET OF IMPROVEMENTS, DO CROSSING IMPROVEMENTS, UH, OR IT COULD FOCUS MORE ON THE, THE STREET TREES, THE VISUAL ENHANCEMENTS. 
          UM, OR IT COULD LOOK TO REALLY CHANGE THE GROUND FLOOR LAND USE, UM, BY CHANGING SOME OF THE REGULATIONS OR MAYBE IN INSTITUTING SOME INCENTIVES OR PROGRAMS TO TRY TO ATTRACT, UM, INTENTIONALLY ATTRACT SOME REALLY ACTIVE LAND USES TO GET THE CORRIDOR FEELING LIKE A NICER PLACE. 
          UM, SO THOSE ARE KIND OF CHARACTER QUESTIONS, BUT THEN STEPPING INTO THE LAND USE QUESTION, IT'S AGAIN A QUESTION OF INTENSITY AND CHARACTER. 
          RIGHT NOW THE CURRENT REGULATIONS ALLOW TWO, SOMETIMES THREE STORIES ALONG THE CORRIDOR. 
          SO THE QUESTION IS SORT OF SHOULD THE, SHOULD THE BLOCKS RIGHT BY THE SMART STATION POTENTIALLY MATCH THE ALLOWED INTENSITY OF THOSE STATIONS, WHICH COULD BE SIX OR EVEN EIGHT STORIES IF WE'VE RAISED THAT. 
          SO SHOULD YOU KIND OF HAVE THIS INTENSE NODE RIGHT AT LAKEVILLE, UM, OR SHOULD THE WHOLE CORRIDOR KIND OF BE AGAIN AT A CONSISTENT, UM, INTENSITY IN CHARACTER. 
          SO I THINK I COVERED THE POLICY QUESTION. 
          YEAH, YEAH, DEREK. 
          SURE. 
          SO I'M TRYING TO KIND OF COVER ALL THESE CORRIDORS WITH A SET OF IDEAS, UH, HERE. 
          BUT, YOU KNOW, THINKING ABOUT THE OPPORTUNITIES THAT MIGHT EXIST IN THESE DIFFERENT CORRIDORS, UM, THIS IS WHERE YOU CAN START TO MAYBE GET SOME OF THAT MORE MODERATE INTENSITY DEVELOPMENT, LIKE THREE STORY TOWN HOMES, UM, WHICH ARE A RELATIVELY ACHIEVABLE HOUSING PRODUCT TYPE IN PETALUMA RIGHT NOW. 
          UH, MIGHT MAKE SENSE FOR SOME OF THESE LOCATIONS AND, YOU KNOW, POTENTIALLY IN THE FUTURE UP TO SIX STORY MULTIFAMILY HOUSING WHERE IT MIGHT, UH, MAKE SENSE TO IN TESTIFY FURTHER, UH, DESPITE THE ONGOING CHALLENGES WITH THE FINANCIAL FEASIBILITY OF THAT KIND OF HOUSING. 
          BUT ONE WAY OR ANOTHER, UM, SOME OTHER OPPORTUNITIES EXIST FOR HAVING GROUND FLOOR FREESTANDING RETAIL PROFESSIONAL OFFICE OR MEDICAL OFFICE SPACE. 
          BUT THIS WOULD REALLY NEED TO BE CONCENTRATED NEAR MAJOR RETAIL NODES OR ACTIVITY NODES, UH, IN ORDER FOR ESPECIALLY THE RETAIL TO FUNCTION WELL. 
          UM, AND AS WAS ALLUDED TO EARLIER TONIGHT, UM, ALSO STANDALONE RETAIL MIGHT BE A LITTLE EASIER TO MAKE HAPPEN IN SOME OF THE LARGER OPPORTUNITY SITES AS LONG AS IT'S WELL INTEGRATED WITH THE HOUSING. 
          BUT THESE QUARTERS COME WITH SOME CHALLENGES. 
          THEY HAVE OFTEN SHALLOW OR SMALL LOTS, WHICH CONSTRAIN THE ABILITY TO CREATE AN EFFICIENT DEVELOPMENT PROJECT. 
          UM, THE, AND ALSO THE RETAIL ON THESE SITES MIGHT STRUGGLE UNLESS IT'S VISIBLE, ACCESSIBLE AND CONCENTRATED. 
          SO THE STRATEGY CONCEPTS BEING PUT FORWARD HERE ARE, UM, TO ENSURE THAT ZONING IN A FORM-BASED REQUIREMENTS ENABLE THE TOWN HOME AND MULTIFAMILY DEVELOPMENT ALLOW SOME HIGHER INTENSITY DEVELOPMENT, UM, OPPORTUNITIES THAT THERE'S SOME FLEXIBILITY INCLUDED IN THESE SITES, UH, ENSURING THAT ONLY RETAIL RETAIL'S ONLY REQUIRED IN OR NEAR KEY NODES ALONG THESE CORRIDORS. 
          UM, NOT TO SAY THAT YOU CAN'T BUILD RETAIL ELSEWHERE, BUT UM, IT WOULD BE CONCENTRATED SO IT MIGHT HAVE A BETTER CHANCE OF FUNCTIONING WELL AND BE SUPPORTED BY ADJACENT HOUSING. 
          AND THEN ALSO THE CITY MIGHT CONSIDER EXPLORING DIFFERENT INCENTIVES FOR, UH, ENCOURAGING SITE ASSEMBLIES SO THAT, UH, MORE EFFICIENT DEVELOPMENT PROJECTS COULD POTENTIALLY BE BUILT ALONG THESE CORRIDORS. 
          THANK YOU DEREK. 
          UM, WE, THIS IS ONE OF OUR POINTS WHERE WE'RE GONNA PAUSE FOR QUESTIONS. 
          I, I REALIZE WE JUST PUT LIKE 20 DIFFERENT QUESTIONS ON THE SLIDES. 
          REMINDER. 
          THOSE ARE THE QUESTIONS WE PLAN 
          [02:45:01]
TO POSE THE COMMUNITY, UM, AND NOT INTENDED TO BE ADDRESSED TONIGHT NECESSARILY . 
          UM, SO I KNOW IT'S TEMPTING TO GET INTO THOSE CONVERSATIONS, BUT PROBABLY DON'T HAVE TIME FOR ALL THAT TONIGHT. 
          WE JUST WANTED TO GIVE YOU A CLEAR SENSE OF WHAT WE PLAN TO ASK THE PUBLIC. 
          BUT LET'S STOP HERE FOR ANY CLARIFYING QUESTIONS. 
          THEN THERE'S TWO MORE AREAS TO DISCUSS. 
          YEAH, SO JUST TO REITERATE, YOU ARE NOT LOOKING FOR US TO COME UP WITH OUR BEST ANSWERS TO THOSE QUESTIONS IN ANY DEFINITIVE WAY. 
          ALRIGHT, UH,  COUNCIL MEMBER, UM, I JUST, UM, WANT TO TALK ABOUT AGRICULTURE AND YOU KNOW, WE KEEP TALKING ABOUT AGRICULTURE AND IT'S REALLY CHANGING AND THERE IS A BALLOT MEASURE THAT, UM, THAT'S GONNA BE ON THE BALLOT IN NOVEMBER THAT COULD REALLY CHANGE AGRICULTURE IN SONOMA COUNTY. 
          AND, UM, I'D LIKE TO KNOW MORE OF THE ECONOMICS OF THE EXISTING GRAINERY, YOU KNOW, COMPARED TO EVEN 10 YEARS AGO TO NOW. 
          AND IT'S JUST SEEMS LIKE, YOU KNOW, WE NEED TO AT LEAST, UM, OPEN OUR EYES TO THE DECREASE IN AGRICULTURE AND MAYBE MORE, UM, UH, WHEN I'M LOOKING AT THE UPSTREAM IN THE AREAS THAT FLOOD, IS THERE OPPORTUNITIES FOR, UM, SMALLER LITTLE FARMS, YOU KNOW, TO UTILIZE THAT LAND IN THE GREEN RIVER GREENWAY. 
          UM, BUT I THINK IT'S SOMETHING THAT WE SHOULD AT LEAST BE AWARE OF AND UNDERSTAND THAT, UM, WE'LL FIND OUT MORE IN NOVEMBER, BUT IT COULD HAVE A DRASTIC CHANGE. 
          BUT EVEN WITHOUT THAT BALLOT MEASURE, WHERE IS AGRICULTURE GOING? UM, YOU KNOW, AS FAR AS YOU KNOW, THE GRAIN REEF, 'CAUSE I'M NOT EVEN SURE WHAT THEIR, THEIR CAPACITY IS RIGHT NOW AS FAR AS, UM, YOU KNOW, WORKING WITH THE FARMS AND THEN THERE WAS ALSO THE, UM, THE CHICKENS, YOU KNOW, THAT DIED. 
          YOU KNOW, AND YOU KNOW, SO, SO IT'S BASICALLY THE ECONOMICS AND, AND IT'S IMPORTANT FOR OUR COMMUNITY, BUT I THINK WE NEED TO UNDERSTAND WHERE IT'S REALLY GOING. 
          SO THAT'S IT. 
          I HAVE OTHER QUESTIONS. 
          I MEAN A LOT OF COMMENTS, BUT I THINK I'LL JUST WAIT. 
          YEAH, DARREN, THANK YOU. 
          AND I'M GONNA TRY TO HOLD BACK MY COMMENTARY AS WELL. 
          UH, 'CAUSE I THINK THERE'S ENOUGH JUST CLARIFYING QUESTIONS FOR AREA 2.2, DOWNTOWN SMART STATION. 
          UH, I KNOW IN THE PAST, I THINK OUR CHAIR HAS REFERENCED, YOU KNOW, STATE, UH, LEGISLATORS WHO ARE VERY INTERESTED IN DEVELOPMENT PATTERNS AROUND TRAIN STATIONS. 
          UM, DO WE KNOW IF THERE'S ANY, 'CAUSE I SEE HERE THE PUBLIC POLICY QUESTION PROJECTS NEAR SMART. 
          SHOULD WE ELIMINATE PARKING STOREFRONT REQUIREMENTS? IS THERE ANY PRESSURES? DO WE ANTICIPATE COMING FROM THE STATE LEVEL TO DICTATE WHAT OUR POLICIES WILL BE IN THAT AREA? OR IS IT KIND OF PURELY A CITY DECISION? WELL, THERE ALREADY IS SOME STATE LEGISLATION THAT, UM, DOES NOT ALLOW CITY TO CITIES TO REQUIRE PARKING FOR PROJECTS WITHIN, I BELIEVE IT'S A HALF MILE, UM, OF, OF OUR SMART STATIONS, UH, EXCEPT FOR HOTELS THAT IT APPLIES TO RETAIL OFFICE RESIDENTIAL, BUT IT DOES NOT APPLY TO HOTELS. 
          SO THIS PRETTY MUCH IS ALL, THERE'S NO PARKING REQUIRED THERE, YOU KNOW, BY STATE STATUTE NOW, WHICH DOESN'T MEAN THAT SOMEBODY CAN'T PROPOSE PARKING, IT JUST MEANS WE CAN'T REQUIRE THEM TO HAVE PARKING. 
          OKAY, THAT MAKES SENSE. 
          AND I'M SURE IT MIGHT BE IN THOSE DEEPER ANALYSES ANYWHERE WHERE STATE LAWS ARE KIND OF FORCING OUR HAND. 
          I KNOW THAT'S GONNA PLAY INTO THE WHOLE EVOLVING NEIGHBORHOOD. 
          SO, UM, JUST THANK YOU FOR, FOR EXPLAINING THAT. 
          I THINK THAT'S A REALLY IMPORTANT CONSIDERATION THAT I, I DON'T ALWAYS THINK OF. 
          UM, AND THEN, YOU KNOW, IN, IN THINKING ABOUT ALLOWABLE HEIGHTS AND DENSITIES, UH, IN THAT SAME AREA, AREA 2.2, IT KIND OF GOT ME THINKING MORE BROADLY ABOUT MIXED USE. 
          'CAUSE THAT NATURALLY KIND OF EXPANDS INTO THIS CONVERSATION. 
          WE SAW IT WITH OYSTER COVE. 
          HOW FEASIBLE IS MIXED USE? HAS THERE BEEN ANY DISCUSSION OR IS IT IN THE FRAMEWORKS THAT WE'LL BE TALKING ABOUT? ANY REDEFINITIONS TO KIND OF CITYWIDE MIXED USE? UM, ANY NEW MIXED USE ZONES THAT ARE MORE ADAPTABLE AND EMBODY SOME OF THESE CHANGES? Y YEAH, I THINK, UM, WE'RE TRYING TO GET AT SOME OF THOSE QUESTIONS BY LOOKING AT AREA BY AREA. 
          I THINK SOME OF THESE USES MIGHT BE MORE, SOME OF THESE DIFFERENT TYPES OF USES MIGHT BE MORE APPROPRIATE IN CERTAIN AREAS. 
          UM, ONE OF THE CHANGES THAT WE'RE SORT OF PROPOSING HERE IS A NEW LAND USE DESIGNATION CALLED FLEX, WHICH WOULD BE VERY FLEXIBLE. 
          UM, AND, AND TRY TO ENCOMPASS A LOT OF POTENTIAL USES. 
          UM, THAT 
          [02:50:01]
MIGHT GIVE US A LITTLE BIT MORE, UM, AGAIN, FLEXIBILITY AND SORT OF IN, IN ATTRACTING DIFFERENT TYPES OF PROJECTS. 
          UM, WHEN YOU SAY MIXED USE, YEAH, I THINK, I THINK WHAT WE'LL LOOK AT IS FOR TOWN CENTERS AND NEIGHBORHOOD CENTERS WE'LL HAVE POLICIES THAT MAKE VARY, BUT THAT WILL SET EITHER SORT OF MINIMUM, MINIMUM RESIDENTIAL OR MINIMUM RETAIL EXPECTATIONS TO, TO LEAD TO SOME MIXED USE. 
          I THINK AS DEREK IS SAYING, I THINK WE HAVE TO BE CAREFUL ABOUT OVERLY REQUIRING RETAIL. 
          I THINK THAT'S GOTTEN THE CITY INTO SOME TROUBLE WITH PROJECTS NOT BEING ABLE TO MEET THOSE REQUIREMENTS IN THE PAST. 
          SO, UM, YOU KNOW, WE CAN, WE CAN, WE COULD SET REQUIREMENTS THAT SAY MIXED USE MEANS YOU HAVE TO DO RETAIL, BUT THAT DOESN'T MAKE IT HAPPEN NECESSARILY. 
          SO I THINK WE'RE, WE'RE THINKING THROUGH THE BEST WAY TO, UM, TO WRITE THE MIXED USE REGULATIONS SO THAT WE CAN GET MORE ACTIVITY OUT OF THOSE PROJECTS. 
          BUT I THINK IT'S A, IT'S AN ONGOING CON UM, SORT OF EXPLORATION FOR US. 
          AND CAN I ADD, I THINK ALSO WE'RE TRYING TO, YOU KNOW, COME UP TO CURRENT TRENDS. 
          SO EVEN LIKE LOOKING AT, UH, YOU KNOW, WORK LIVE AND WE, WE DEFINE IT ONE WAY, BUT THERE'S A LOT OF OTHER WAYS YOU COULD DEFINE IT. 
          MAYBE YOUR WORKSPACE IS A COWORKING SPACE FOR EVERYONE THAT LIVES THERE ON THE GROUND FLOOR. 
          AND SO THEN YOU DO FEEL LIKE IT'S A LITTLE MORE ACTIVITY GENERATING ON THE GROUND FLOOR WITHOUT REQUIRING RETAIL OR, YOU KNOW, SOME OF THOSE OTHER THINGS TO JUST CATCH UP OUR, OUR REGULATIONS WITH THE CHANGES WE'VE SEEN SINCE OUR LAST GENERAL PLAN AND OUR LAST ZONING CODE. 
          UM, AND RON, DO YOU HAVE ANYTHING YOU WANNA ADD TO THAT? JUST REALLY QUICKLY, WE DON'T HAVE IT IN THIS PRESENTATION, BUT THERE ARE A WHOLE RANGE OF, UH, GENERAL PLAN LAND USE DESIGNATION, EITHER ADJUSTMENTS OR ADDITIONS THAT WE'RE CONSIDERING TO MAKE SURE THAT WE HAVE THE RIGHT CLASSIFICATIONS ASSOCIATED WITH THE TYPES OF LAND USE CHANGE THE CITY WOULD LIKE. 
          SO IF THAT WAS PART OF YOUR LARGER QUESTION. 
          YEAH, AND I WANTED TO SHARE TOO THAT FOR THE OYSTER COVE PROJECT, ONE OF THE CHALLENGES WITH THE, UM, LIVE WORKSPACE FRONTING EAST D STREET IS, IS IN PART THAT AT PRESENT THEY DON'T ANTICIPATE DEMAND FOR THAT SPACE, BUT IF IT'S DESIGNATED AS THAT, THEN THE BUILDING CODE REQUIRES THAT THEY DEVELOP TO A COMMERCIAL STANDARD WHICH INCREASES THE COST OF THE PROJECT. 
          SO WHILE FROM A LAND USE PERSPECTIVE, WE MAY LOOK FOR POLICIES THAT SAY, HEY, YOU KNOW, LET'S CREATE THESE FLEXIBLE LAND USES OR THESE FLEX ZONES WHERE, WHERE THE, THE MARKET COULD TAKE ADVANTAGE OF SAY RESIDENTIAL DEMAND NOW. 
          BUT THEN AS WE INCREASE IN DENSITY, IT COULD CONVERT SOME OF THAT GROUND FLOOR SPACE TO COMMERCIAL USES. 
          WE ALSO HAVE TO UNDERSTAND THE OTHER CODES THAT MIGHT IMPACT SOME OF THOSE DECISIONS BEING BUILDING CODE, FIRE CODE AND SO FORTH. 
          AND THINK ABOUT HOW THOSE CODES MAY NEED TO FIND SOME FLEXIBILITY AS WELL, IF THAT'S EVEN POSSIBLE. 
          WELL, AND THANK YOU FOR THAT BACKGROUND BECAUSE AS I'M SEEING SOME COMMONALITIES ACROSS THESE DIFFERENT SITES, SOME OF THIS MAY BE ADDRESSED BY THOSE POLICY LEVEL, YOU KNOW, REDEFINITIONS OF LAND USE OR ESTABLISHMENT OF NEW ONES. 
          UH, SO THANK YOU FOR THAT REALLY GOOD, UH, BACKGROUND. 
          AND THEN, UH, JUST RUNNING THROUGH MY NOTES REALLY QUICKLY FOR, UH, 3.3 EAST WASHINGTON STREET, I'M TRYING TO STAY AWAY FROM COMMENTARY. 
          UM, DO WE KNOW HOW, AND THIS IS YEAH, 3.3, THE SLIDE IS I, OH, MINE 1 0 4, BUT I THINK MINE IS SLIGHTLY OUTTA WHACK WITH THIS PRESENTATION. 
          UM, PUBLIC POLICY QUESTIONS, THERE'S A, B AND C. 
          DO WE KNOW HOW A AND B MIGHT KIND OF GET AT SOME OF THE CHANGES THAT C STRIVES TO? UH, SO WE'RE, WE'RE TRYING TO FIGURE OUT WHICH OF THESE DO WE WANT TO FOCUS ON? I MEAN, COULD A AND B INCREASE LAND VALUES AND INCENTIVIZE SOME OF THAT ACTIVATION DEVELOPMENT THAT'S NOT OCCURRING NOW? UH, AND THERE'S NOT MUCH MORE WE NEED TO DO. 
          UM, COULD THAT BE AT PLAY HERE? AND I KNOW THAT'S KIND OF AN OPEN, HARD TO ANSWER QUESTION, BUT NO, I THINK THAT'S A GREAT QUESTION. 
          I THINK THERE'S OBVIOUSLY GONNA BE A RELATIONSHIP IN PREPARING IF, IF THE CITY INTENTIONALLY INVESTS IN THIS CORRIDOR FOR SOME TIME, IT WILL PREPARE IT FOR FUTURE INVESTMENT AND INFILL, I DON'T THINK IT'S READY RIGHT NOW FOR THE LAND USES THAT THE COMMUNITY IS LOOKING FOR. 
          UM, I THINK PART OF THAT IS A AND B FOR SURE. 
          UM, I THINK THERE IS GONNA BE SOME CONSTRAINTS JUST WITH THE PARCEL SIZES OF THIS CORRIDOR THAT THE CITY'S ALWAYS GONNA FACE. 
          UM, THESE PARCELS DON'T LEND THEMSELVES TO BIG MIXED USE PROJECTS. 
          IT'S NOT POSSIBLE. 
          UM, THEY'RE TOO, THEY'RE TOO NARROW AND THEY'RE TOO SHALLOW, SO YOU CAN'T BUILD BIG PARKING, UM, PODIUMS AND THESE KINDS OF PARCELS. 
          [02:55:01]
SO THAT'S GONNA MAKE IT A CHALLENGE OVER TIME TO, TO DEVELOP A INTENSE MIXED USE CORRIDOR. 
          UM, AND THAT'S WHY I THINK THE CITY HAS TO BE OPEN TO MAYBE PUTTING THEIR MONEY INTO A AND B FOR A WHILE UNTIL, UNTIL THAT REALLY PROVOKES SOME MORE CHARACTER CHANGES AND A CHANGE IN SORT OF THE SENSATION AND THE, THE, THE ROLE OF THIS CORRIDOR IN THE CITY. 
          UM, 'CAUSE I THINK IT'S GONNA, IT'S GONNA STRUGGLE FROM A LAND USE PERSPECTIVE, EVEN IF WE CHANGE THE REGULATIONS, I THINK WE HAVE TO BE A LITTLE BIT REALISTIC ABOUT THIS CORRIDOR. 
          YEAH, AND I THINK THANK YOU FOR THAT. 
          AND I THINK IT'S PERFECTLY, UM, ILLUSTRATIVE OF WHAT COMMISSIONER MC WAS TALKING ABOUT WITH THE BEAUTIFYING AND THE CHARACTER AND THAT REALLY KIND OF MADE IT CLEAR TO ME THAT ALSO ALLOWS FOR SOME OF THESE OTHER GOALS TO GET MET. 
          UH, SO THOSE ARE ALL MY QUESTIONS. 
          THANKS. 
          GREAT, ROGER? YEAH, THE, UH, THE MORE I HEAR ABOUT, UH, HIGHER DENSITY LINED UP ALONG THE BOULEVARDS, UM, SEVERAL QUESTIONS. 
          ONE IS IT SEEMED LIKE WE GOT A LOT MORE DENSITY WE'D LIKE TO USE THAN WE HAVE A MARKET DEMAND FOR. 
          SO THAT'S, THAT'S A BIG, YOU KNOW, WHAT ARE WE DOING ? UH, AND SECOND IS, UH, IF, IF WE WANT TO TURN PETALUMA BOULEVARD INTO A HIGH DENSITY, HIGH IMAGE STREET, THERE'S A LOT OF WORK THE CITY HAS TO DO REGARDLESS OF WHAT DEVELOPMENT HAPPENS. 
          BUT, YOU KNOW, YOU GOT A MEDIAN, A 14 FOOT MEDIAN THAT'S THERE FOR TRUCKS FOR THE WHOLE BOULEVARD. 
          SO WHY DON'T WE REBUILD THE STREET AND MAKE IT MORE ATTRACTIVE OR WHY THAT'S GONNA BE A BIG INVESTMENT IN ORDER TO MAKE IT ATTRACTIVE. 
          WE DON'T HAVE TO BUILD HIGH DENSITY HOUSING, BUT, BUT THE WAY IT IS NOW, IT'S A WAREHOUSE, EMBARRASSING STREET FOR THE INTEREST TO PUT TO PETALUMA. 
          AND THAT'S GONNA REMAIN THAT UNTIL THE CITY PUTS A BUNCH OF MONEY INTO IT. 
          SO, AND YOU'RE NOT GONNA SOLVE THAT PROBLEM BY BUILDING, BY BUILDING, BY BUILDING WITH STREET TREES. 
          IT NEEDS TO BE A PROJECT THAT SAYS WE'RE ENHANCING THIS BOULEVARD FOR, FOR THE PURPOSE OF INVESTMENT AND THEN SEE IF INVESTMENT HAPPENS. 
          UM, AND SO, BUT, BUT MY CONCERN IS THAT A BIG SOLUTION IS HIGHER DENSITY EDGING THE TRANSPORTATION CORRIDORS. 
          'CAUSE THAT'S WHERE THE BUSES GO. 
          BUT I'M NOT SURE THERE'S A MARKET THERE THAT'S GOING TO ACHIEVE THAT. 
          UH, SO ARE WE, I MEAN, ARE WE DEALING WITH WINDMILLS OR WHAT'S, I'M NOT SURE WHAT THE, UH, WHAT OUR REAL OPTIONS ARE. 
          I MEAN, YOU KNOW, WOULD WE'D BE BETTER OFF GOING LOWER DENSITY THAT THAT'S A, THERE'S A MARKET FOR IS AFFORDABLE, IT'S NOT FIRE SAFETY ISSUES, IT'S NOT STRUCTURAL PARKING ISSUES. 
          IT'S NOT ALL THE THINGS THAT GO WITH A HIGH HIGHER HEIGHT. 
          UH, WE'RE ASKING FOR HIGH END MARKET RATE HOUSING, NOT LOW IN, YOU KNOW, SO I'M, I'M A LITTLE CONFUSED ON WHAT WE'RE BANKING THIS WHOLE MASTER PLAN ON. 
          I THINK THAT IS THE CRUX OF THE COMMUNITY ENGAGEMENT THAT WE'RE KIND OF GOING OUT IS WHAT DO YOU SEE THIS COMMUNITY BEING? IS IT IMPORTANT TO DENSIFY FOR OTHER REASONS SUCH AS BMT, CARBON, ET CETERA? OR IS IT MORE IMPORTANT FOR, AND AND WITH THE KNOWLEDGE THAT THE MARKET MIGHT NOT BE THERE? OR IS IT THE COMMUNITY'S INTEREST IN JUST BUILDING THE THREE STORIES THAT THE MARKET SUPPORTS NOW? I THINK THAT IS THE QUESTION THAT WE DON'T KNOW THE ANSWER TO, BUT WE'RE LOOKING TO THIS BODY, THE COUNCIL AND THE COMMUNITY TO KIND OF HELP US WRESTLE WITH THAT QUESTION. 
          I THINK THAT'S THE CORE QUESTION OF THIS PROCESS. 
          I, I THINK TROY ANSWERED THAT REALLY WELL ACTUALLY. 
          UM, BECAUSE I WAS MOSTLY JUST GONNA POINT OUT, UH, THAT, YOU KNOW, WE CAN TALK ABOUT SIX STORY AND EIGHT STORY BUILDINGS AND GETTING THERE EVENTUALLY DOWN THE ROAD. 
          BUT YOUR POINT IS A VERY GOOD ONE THAT, YOU KNOW, THE MARKET TODAY, UH, WHERE THERE MIGHT BE GREATER POTENTIAL IS MAYBE SOMETHING THAT, UH, DOES NOT REQUIRE ANY KIND OF STRUCTURED PARKING OR ANYTHING LIKE THAT. 
          IT'S THREE STORY MAYBE TOWN HOME, UM, COULD BE DOABLE OR SMALL LOT SINGLE FAMILY HOMES. 
          UM, SO SOME OF THIS IS JUST GOING TO HAVE TO COME DOWN TO LONGER TERM VISION AND THE POTENTIAL FOR, UH, WHETHER OR NOT THE COMMUNITY STILL WANTS TO HOLD OUT THE OPPORTUNITY FOR, UM, UH, TALLER OR MORE INTENSIVE DEVELOPMENT OR MAYBE TRYING TO BE VERY SELECTIVE ABOUT WHERE THAT IS PLANNED FOR IN THE GENERAL PLAN, UM, WHILE ALSO BEING REALISTIC THAT IT'S NOT NECESSARILY GONNA BE HAPPENING EVERYWHERE. 
          AND I THINK THAT'S, THAT'S THE WHOLE POINT I THINK OF THIS ALTERNATIVE EXERCISE AS WELL IS SORT OF ANSWERING AND RAISING THESE KINDS OF QUESTIONS ABOUT, UM, HOW FAR WE WANT TO GO, DEPENDING ON THE DIFFERENT LOCATIONS IN THE CITY. 
          AND JUST REALLY BRIEFLY ON THAT, IT, THIS IS ONE OF THE CHALLENGES OF LAND USE PLANNING. 
          WE'RE BASICALLY DEFINING WHAT IS ALLOWED, BUT WE'RE, WE CAN'T CONTROL WHAT ACTUALLY HAPPENS AT THE END OF THE DAY. 
          RIGHT. 
          AND IT'S A, IT'S, SO, IT MAKES, IT MAKES SOME 
          [03:00:01]
OF THIS DISCUSSION CHALLENGING. 
          UM, 'CAUSE YOU DON'T WANT TO CREATE SO MUCH CAPACITY THAT DILUTES THE MARKET AND YOU DON'T GET INTENSIFICATION WHERE YOU REALLY WANT IT. 
          YOU DON'T WANT TO RESTRICT IT SO MUCH THAT IT, IT JUST, PEOPLE CAN'T BUILD WHERE THEY REALLY NEED OR WANT TO. 
          AND SO IT'S KIND OF THIS SWEET SPOT THAT WE WANT TO TRY TO IDENTIFY WHERE THERE'S SUFFICIENT CAPACITY WHERE IT'S REALLY WANTED BUT REASONABLY FEASIBLE AT THE SAME TIME. 
          RIGHT. 
          SO YOU'VE PUT YOUR FINGER, AS TROY SAID, REALLY ON THE SALIENT ISSUE. 
          JESSICA? UM, YOU CAN GO TO JANICE. 
          I WAS GONNA CHANGE THE TOPIC, SO IF SHE'S GOT SOMETHING ON THIS GO. 
          NO, I, I JUST, YOU KNOW, I MEAN, THIS IS A LONG TERM VISION. 
          AND IF, YOU KNOW, AND, UM, YOU KNOW, I THINK OF MARIN COUNTY AND WE ALWAYS COMPLAINED ABOUT MARIN COUNTY, THEY'D NEVER DEVELOP. 
          AND SO I DON'T WANT TO RESTRICT THIS BECAUSE IT'S LONG TERM. 
          AND SO WHETHER IT'S, YOU KNOW, SOMEBODY DECIDES TO BUILD SOMETHING THREE, FOUR, OR SIX STORIES, THAT'S REALLY UP TO THE DEVELOPER WHEN THEY'RE COMING IN. 
          AND, AND WE JUST KIND OF WANNA HAVE OPTIONS INSTEAD OF JUST LOOKING LIKE THE EAST SIDE, WHICH IS JUST COOKIE CUTTER HOMES. 
          I DON'T WANT COOKIE CUTTER BUILDINGS UP AND DOWN PETALUMA BOULEVARD ALSO. 
          I MEAN, THERE'S REALLY SOMETHING BEAUTIFUL ABOUT HEIGHTS AND MAYBE SETBACKS AND THERE'S ALL KINDS OF, YOU KNOW, DIFFERENT DESIGNS THAT YOU CAN DO. 
          SO YOU JUST HATE TO RESTRICT YOURSELF. 
          AND, YOU KNOW, YOU'RE, YOU'RE ALMOST SAYING, UM, RESTRICTING WHO CAN COME INTO THIS TOWN ALSO. 
          AND THAT'S, I I DO NOT WANNA BE LIKE, PERSONALLY LIKE MARIN COUNTY, WHICH IS EVERYBODY MOVED UP HERE, UM, BECAUSE THEY JUST DIDN'T DEVELOP DOWN THERE. 
          SO, YOU KNOW, TO ME, I THINK THE FLEXIBILITY IS WHAT'S MOST IMPORTANT. 
          UM, AND YOU KNOW, AND IT'S, UM, YEAH. 
          AND IT'S ABOUT THE LONG TERM. 
          I MEAN, THIS IS, WE'RE NOT TALKING THE NEXT EVEN 10 YEARS. 
          YOU KNOW, THIS IS GOING TO 2040 AND, YOU KNOW, I PROBABLY WON'T BE HERE, BUT MAYBE , BUT YOU KNOW, FOR THE NEXT GENERATION, YOU KNOW, I WANNA MAKE SURE SOMETHING IS HERE SO, UM, PEOPLE CAN ACTUALLY LIVE IN THIS TOWN. 
          FAIR ENOUGH, JESSICA. 
          OKAY. 
          UM, COULD, COULD YOU BACK US UP TO 2.1, THAT MAP, THAT ONE IS THE ONE I WANTED TO SEE. 
          UM, SO WE'RE CALLING THIS HISTORIC DOWNTOWN, AND I WOULD LIKE YOU TO CONFIRM THAT THERE'S NO, LIKE CAPITAL H HISTORIC RESOURCES IN THIS AREA. 
          CORRECT. 
          UH, THE HISTORIC DISTRICT'S OVERLAP WITH THIS AREA IN A FEW, VERY SORRY. 
          OH, SORRY. 
          YOU CAN SEE A FEW VERY LIMITED AREAS. 
          MM-HMM. 
          , WHETHER THERE IS SOME OVERLAP, UM, THE MAJORITY OF THE AREAS OUTSIDE OF THE DISTRICT. 
          BUT YOU CAN SEE KIND OF, UM, THERE'S JUST A FEW OVERLAPS BETWEEN THIS DISTRICT AND THIS AREA. 
          SO THE MAJORITY OF IT IS OUT OF THE DISTRICT, BUT THERE'S A FEW PARCELS THAT ARE SORT OF, UM, YEAH. 
          THAT ARE INCLUDED. 
          OKAY. 
          WOULD YOU CONSIDER A NAME CHANGE? BECAUSE I THINK WE'VE HAD A LOT OF COMMUNITY CONVERSATIONS ABOUT THIS PART OF DOWNTOWN AND A LOT OF MISINFORMATION ABOUT WHAT IS ACTUALLY HISTORIC IN THIS AREA. 
          AND THE MAJORITY OF WHAT YOU HAVE HERE IS NINETIES, SEVENTIES JUNGLE BUILDINGS THAT I DON'T FEEL VERY PRECIOUS ABOUT. 
          AND I THINK WHEN WE HAVE THAT H WORD ON THERE, IT GETS REALLY HEATED. 
          SO I WOULD ENCOURAGE YOU GUYS TO CONSIDER A REBRANDING . 
          TOTALLY. 
          ANY THOUGHTS ON THAT? I MEAN, IT'S JUST DOWNTOWN, REALLY, DOWNTOWN COMMERCIAL. 
          UH, WE CAN BRAINSTORM. 
          I DON'T KNOW. 
          , YEAH. 
          OPEN TO IT. 
          WE WERE JUST TRYING TO DISTINGUISH IT FROM THE AREA ACROSS THE STREET, WHICH IS THE SMART STATION, WHICH IS ALSO SORT OF OFTEN CALLED THE DOWNTOWN AS WELL. 
          UM, OH, INTERESTING. 
          I SORT OF DON'T CALL IT THAT. 
          . 
          OH, WHAT SHOULD WE CALL THAT AREA THEN? SMART STATION IN DOWNTOWN. 
          WOULD THAT BE CLEANER? WELL, I, TO, TO MY EYES, BUT GO AHEAD, BLAKE. 
          NOT, NOT TO RUDELY INTERJECT, BUT HAVING NOW SAT THROUGH TOO MANY OF THESE MEETINGS, THESE PLACES HAVE NAMES, COULD WE, COULD WE STICK TO THE NAMES FOR CONSISTENCY? AND WHAT I MEAN IS PARTS OF THAT ARE NOT REFERRED TO AS HISTORIC DOWNTOWN. 
          I KNOW THAT FROM OTHER PLANNING DOCUMENTS. 
          AND THE SMART STATION IS DEFINITELY NOT REFERRED TO AS THE DOWNTOWN, THIS PART OF THE CENTRAL PETALUMA PLAN. 
          SO IF WE COULD, ONE OF THE MAYBE CENTRAL SMART STATION, RIGHT? IF WE COULD HAVE NAMES DISTINGUISH FROM CONSISTENCY, THAT'S KEY. 
          'CAUSE TOO MANY PEOPLE THINK THAT, YOU KNOW, FOLKS ARE PLAYING GAMES WHEN IT'S JUST INCONSISTENCY ON NAMES. 
          RIGHT? YES. 
          EXCELLENT POINT. 
          THANK YOU. 
          COOL. 
          UM, OKAY. 
          RELATED SORT OF, UM, STICKING IN AREA TO, UM, YOU KNOW, THERE'S 
          [03:05:01]
A SMALL POPULATION OF LANDOWNERS, UM, PARTICULARLY IN THIS PART OF TOWN, PARTICULARLY WHEN YOU'RE TALKING ABOUT THE HISTORIC AG SERVICE DISTRICT. 
          YOU NAMED TWO, TWO BUILDINGS. 
          UM, HAVE THOSE OWNERS AND OR OPERATORS BEEN, UM, PART OF THE INPUTS TO DATE? NO. 
          NO. 
          THIS HASN'T BEEN A PUBLIC PROCESS YET. 
          WE'RE, WE'RE STILL DISCUSSING INTERNALLY, SO NOT YET. 
          OKAY. 
          UM, YOU KNOW, I CAN'T, I'LL, I'LL JUST DO A TEENY TINY COMMENT. 
          I CAN'T, I CAN'T HELP BUT THINK OF THE COMMUNICATION SIDE OF IT BECAUSE THAT'S HOW I CAME TO GET INVOLVED, UM, IN THIS BODY. 
          AND SO, YEAH, I THINK IT'S, IT'S IMPORTANT TO THINK ABOUT, LIKE BLAKE SAID, WHAT ARE THESE THINGS ACTUALLY CALLED? UM, AND HOW CAN WE CONVEY THAT CLEANLY, UM, SO THAT THERE IS AS CLEAR AND UNDERSTANDING AROUND THE COMMUNITY, BECAUSE THIS IS SUCH A BIG GARGANTUAN PROJECT THAT YOU GUYS HAVE TACKLED ACROSS YEARS. 
          AND SOMETIMES PEOPLE MIGHT BE JUST TUNING IN, UM, AND, AND YOU MIGHT ONLY GET SOMEONE FOR A, A A 45 MINUTE MEETING  OR, OR PLAN FEST. 
          UH, SO I THINK, UM, GETTING IT AS SORT OF SPECIFIC AS WE CAN, UM, AND, YOU KNOW, BEING AWARE OF THAT BRANDING I THINK WOULD BE HELPFUL. 
          KASMAN JUST WANNA BRING UP, UM, THE, UM, ON WASHINGTON STREET, AND I'VE SAID THIS BEFORE, UM, BUT YOU KNOW, THIS WAS 1994, IT WAS THE WASHINGTON FIRST INITIATIVE, AND IT WAS REALLY TO BEAUTIFY THE WASHINGTON CORRIDOR AND THE PUBLIC VOTED IT DOWN. 
          BUT WE ALSO TALKED ABOUT LIKE PUTTING A TROLLEY AT THAT TIME, YOU KNOW, AND SO, YOU KNOW, WHEN WE'RE LOOKING AT WASHINGTON STREET, IS THAT EVEN A POSSIBILITY TO HAVE, YOU KNOW, BUS LANES SPECIFICALLY, YOU KNOW, FOR TRANSPORTATION? UM, BUT, UM, I THINK THE PUBLIC IS, UM, IS READY TO DO SOMETHING ON WASHINGTON STREET NOW. 
          AND I THINK WE REALLY DO NEED TO LOOK AT SOMETHING BOLD, UM, AND EVEN GO BACK TO THE OLD PLAN BECAUSE IT WAS REALLY A GOOD TRANSPORTATION, UM, PLAN HOW YOU INTERCONNECT THE EAST AND THE WEST SIDE. 
          AND, YOU KNOW, WE WOULDN'T USE A TROLLEY TODAY, BUT WE'D, YOU KNOW, WE WOULD USE OUR BUSES. 
          AND SO IF THERE'S A WAY OF INTEGRATING IT, SO IT WAS MORE OF A BUS BOULEVARD, UM, TO, FOR OUR TRANSIT SO'S JUST SOMETHING TO THINK ABOUT OUT. 
          AND WE HAVE MULTIPLE BUSES GO DOWN WASHINGTON QUITE FREQUENTLY NOW. 
          YEAH, RIGHT. 
          BUT I MEAN, THEY'RE NOT IN THE LANE OF TRA IN THE CARS. 
          IS THERE, YOU KNOW, WHAT COULD WE REALLY DO ON WASHINGTON STREET WITH THAT WIDTH? OH, RIGHT, I SEE. 
          WHAT, YEAH, THAT'S WHAT I'M LOOKING AT. 
          YOU KNOW, YOU SEE YOU HAVE THE MID LANE IN THE MIDDLE, AND SO ARE THERE OTHER OPPORTUNITIES THAT WE COULD, UM, LOOK AT? GOD THERE? REALLY QUICK ONE, JUST BECAUSE IT'S ON THE SCREEN, CAN YOU CHARACTERIZE HOW STRONGLY WAS THE GPAC? BECAUSE I WAS AT THIS MEETING AND THERE WAS SOME BACK AND FORTH ON THIS. 
          HOW STRONGLY WAS THIS ITEM, UH, SUPPORTED BY GPAC MEMBERS? OR IF YOU CAN JUST QUICKLY CHARACTERIZE THE FEEDBACK ON THAT ONE? YEAH, IT'S A GOOD QUESTION. 
          I, I THINK THERE WERE A FEW FOLKS WHO WERE VERY INTERESTED IN BRINGING THIS ISSUE TO THE COMMUNITY, UM, TO SEE, PUT FOLKS' REACTION. 
          I THINK THERE WAS A LOT OF RELUCTANCE GENERALLY IN THE GPAC TO OPEN THESE AREAS UP TO CHANGE FROM WHAT THEY CURRENTLY ARE. 
          SO THERE WAS A LOT OF CONFLICT, I WOULD SAY, ON THE GPAC ABOUT HOW TO TALK ABOUT AND HOW TO EXPLORE THESE TWO, SEE THESE AREAS OR TALK ABOUT YEAH. 
          OR EVEN WHETHER TO BRING THIS TO THE PUBLIC. 
          ALRIGHT. 
          UM, SO FIRST QUESTION I HAD, AND I'M GONNA GO STRAIGHT BACK TO THE COMMUNICATIONS ELEMENT OF THIS BECAUSE I LOVED ALL THE QUESTIONS YOU WERE ASKING. 
          HOW IS THIS GETTING PRESENTED TO THE PUBLIC WITH A WHOLE LOT MORE CONTEXT AND INFORMATION ? UM, SO SPECIFICALLY WE KNOW WE NEED TO EXPLAIN TO PEOPLE EXISTING CONDITIONS WHAT CHANGE OPTIONS WE'D LIKE THEIR INPUT ON WHAT THAT MIGHT LOOK LIKE IN THREE DIMENSIONS. 
          YES. 
          UM, AND PLUS ALL THE INFORMATION TROY'S PRESENTING TONIGHT, AND WE, IN PAST VERSIONS OF THIS PRESENTATION, PARTICULARLY STARTING OUT WITH THE GPAC, WE HAD A WHOLE LOT MORE ADDITIONAL CONCEPTS. 
          SO WE KNOW THAT PEOPLE ARE COMING, WOULD BE COMING TO THIS COLD AND WOULD NEED THE FULL PICTURE. 
          AND, AND WE'D NEED TO GIVE THEM A GOOD UNDERSTANDING OF POTENTIAL, WHAT WE KNOW ABOUT POTENTIAL TRADE OFFS, WHAT THE MARKET HAS TO SAY. 
          SO KIND OF THE COMPLETE PICTURE SO THAT THEY'RE WELL INFORMED WHEN PROVIDING THEIR FEEDBACK. 
          SO IT'S NOT JUST A KNEE JERK, OH, I DON'T, I DON'T LIKE THE HEIGHT OR WHATEVER. 
          IT'S JUST LIKE, HEY, I UNDERSTAND THE CHALLENGES, HERE'S MY WELL-INFORMED INPUT. 
          AND WILL YOU HAVE, AND I, I REALIZE 
          [03:10:01]
I'M, I'M TRYING TO AVOID PRESCRIBING, BUT WILL YOU HAVE EASY DIS TO DISTINGUISH VISUALIZING TOOLS FOR WHAT SOME OF THESE TRADE-OFFS ARE? AND THE REASON I ASK IS BECAUSE THESE QUESTIONS IN A VACUUM, I IMAGINE WILL ELICIT VERY DIFFERENT RESPONSES THAN WHEN STACKED AGAINST EACH OTHER. 
          ESPECIALLY IF YOU'RE CONSIDERING, I THINK MOST PEOPLE WOULD AGREE WITH WHERE YOU WANNA DEINTENSIFY, BUT STATE LAW AND WHERE ARE THOSE OPTIONS? BEING ABLE TO VERY QUICKLY SEE WHERE THE CORRESPONDING ZONING INTENSITY WOULD NEED TO BE OR COULD NEED TO BE, I THINK WILL BE IMPORTANT IN PART BECAUSE IT WILL SOFTEN THE DISCUSSION ELSEWHERE. 
          BECAUSE THE LAST THING YOU WANT ARE PEOPLE HAVING HARD FIGHTS OVER CERTAIN AREAS AND IGNORING THE OUTSIDE CONTEXT. 
          SO I'M JUST WONDERING, IS THERE GOING TO BE SOME KIND OF, 'CAUSE PEOPLE AREN'T GONNA SIT THROUGH AN HOUR OF, LET ME LAY THIS OUT. 
          SO IS THERE GONNA BE SOME KIND OF VISUAL, WE BRING THIS DOWN, BUT THEN THINGS OVER HERE NEED TO GO UP AND WAS THAT NUMBER MEAN? AND I REALIZE I'M ASKING A LOT, I'M JUST TRYING TO THINK OF HOW QUICKLY PEOPLE'S ATTENTION SPAN AND HOW THESE QUESTIONS HAVE TO BE STACKED NEXT TO EACH OTHER. 
          YEAH, I THINK IF, IF, IF YOU FEEL LIKE THAT CONCEPTUAL PIECE IS A HELPFUL FRAMING PIECE, THEN WE WILL ADD THAT I THINK WE WERE WORRIED THAT THE NO NET LOSS WAS A BIT WONKY AND MIGHT NOT CONNECT WITH PEOPLE AS WELL AS WHAT'S THE CHARACTER YOU WANNA SEE IN THIS AREA. 
          BUT I APPRECIATE THE OVERARCHING CONCERN THAT YOU'RE RAISING. 
          WELL, 'CAUSE THE PROBLEM IS PEOPLE WILL LOOK AT THE AREA IN A VACUUM AND THEY'LL IGNORE IT, SORRY, AWAY FROM THE MIC. 
          THEY'LL LOOK AT THAT AREA IN A VACUUM, ESPECIALLY IF THEY LIVE BY THAT AREA. 
          YEAH. 
          THEY'LL LOOK AT THAT IN A VACUUM AND THEY'LL IGNORE THE REST OF IT. 
          AND THEN BY THE TIME YOU COME BACK AND SAY, WELL, WE MADE A DECISION BECAUSE OF X, Y, AND Z, THEY'LL FEEL BETRAYED BECAUSE WE'RE THIS FAR INTO THE PROCESS AND YOU HAVEN'T TOLD THEM THAT THOSE WERE CONSIDERATIONS. 
          SO I JUST HAVING SEEN HOW THIS GONE ELSEWHERE AND WATCHED PRETTY MUCH EVERY GPAC MEETING, UH, I I JUST WANT TO ASK, I DON'T KNOW WHAT THAT TOOL IS, BUT IF YOU COULD FIND A WAY TO REPRESENT THAT, I THINK THAT'LL BE IMPORTANT FOR FOLKS. 
          YEAH. 
          WELL I THINK WE'LL LOOK, THINK ABOUT THAT MORE IN DEPTH, BUT I THINK YOU'VE ARTICULATED A KEY KIND OF CONCEPT THAT WE NEED TO GET ACROSS. 
          IT'S LIKE A LAND USE WHACK-A-MOLE. 
          YEAH. 
          I MEAN, BUT YEAH, , IT'S LIKE YOU MAKE THIS CHOICE, BUT YOU MAKE IT GO UP AND THEN IT, IT'S GOTTA POP UP SOMEWHERE ELSE. 
          RIGHT. 
          UM, DIFFERENT QUESTION. 
          I, I REALLY LIKED THE POINT COUNCIL MEMBER BROUGHT UP EARLIER ON AGRICULTURE AND TAKING IT TO A DIFFERENT ROUTE, UH, FOR ALL THE SUPPORTING BUSINESSES THAT HAVE COME WITH THAT IN PETALUMA. 
          AND I DON'T JUST MEAN SUPPLY STORES, BUT WE'VE GOT A MYRIAD OF KIND OF AGRICULTURAL FOOD CHAIN, SO TO SPEAK, THAT COMES WITH IT. 
          MM-HMM. 
          , UM, YOU KNOW, WE'RE TALKING ABOUT CHANGES TO DENSITY. 
          OBVIOUSLY THE MARKET RIGHT NOW IS IFFY ON MIXED USE. 
          UM, I AM, I'M NOT MAKING ASSUMPTION ONE WAY OR THE OTHER. 
          I JUST HAVE A QUESTION. 
          DOES DENSITY TO, TO YOUR KNOWLEDGE NOW, AND THIS MIGHT HAVE TO BE SOMETHING THAT'S LOOKED INTO, WILL THAT HAVE AN IMPACT ON THE VIABILITY OF SOME OF THESE OTHER SECONDARY OR TERTIARY BUSINESSES THAT COME WITH AG? SO KIND OF THE SUPPLIERS, THE RESELLERS, ET CETERA? UM, I, I GUESS IF THE QUESTION IS IF WE INCREASE THE ALLOWED DENSITY ON THESE AG ZONE SITES, WOULD THAT HAVE AN IMPACT? WELL, NOT JUST THAT, BUT HAVING LOOKED AT SOME OF THESE SITES, I KNOW THAT WE'VE HAD SOME PLACES WHERE IT'S JUST, I HAVE A LARGE PLOT OF LAND AND I HAVE THESE THINGS LAID OUT FOR SALE. 
          AND IF WE'RE MOVING TOWARDS, NO, IN THE, ESPECIALLY IN THE CORRIDORS, WE'RE MOVING FOR HIGHER DENSITY. 
          HMM. 
          HAVE, HAS THERE BEEN ANY RESEARCH INTO HOW SOME OF THESE BUSINESSES CAN SURVIVE A SMALLER FOOTPRINT, I GUESS IS WHAT I'M TRYING TO GET AT? YEAH. 
          UM, THAT'S A GOOD QUESTION. 
          MAYBE WE COULD LOOK A LITTLE BIT MORE INTO THAT. 
          ON THE ECONOMIC SIDE, UM, I THINK THERE IS A TRADE OFF IN, WHEN YOU INCREASE THE VALUE OF THE LAND, THE PERCEIVED VALUE OF THE LAND BY UPZONING IT THAT MAKES LOWER INTENSITY USES MORE CHALLENGING, RIGHT? SO I THINK THAT IS A CONSIDERATION THAT WE SHOULD ARTICULATE AS FAR AS THE TRADE-OFFS BETWEEN AREAS INCREASING THE, THE PERCEIVED VALUE OF THE LAND MAKES IT LIKELY OR THAT AN OWNER WOULD SELL OR TRANSITION OUT OF THAT USE. 
          UM, SO I THINK WE SHOULD CAPTURE THAT AS PART OF THE DISCUSSION. 
          I WOULD ALSO SAY, I THINK YOU PICKED UP ON A REALLY GOOD POINT THAT IS PART OF SOMETHING THAT NEEDS TO BE ADDRESSED AND IS I WOULD ENCOURAGE YOU TO TAKE A LOOK AT THE ECONOMIC DEVELOPMENT, UH, POLICY FRAMEWORK AS WELL AND TO SEE IF WE'RE CAPTURING SOME OF THIS IN TERMS OF SUPPORT FOR SMALL BUSINESSES, BECAUSE THAT'S A, THAT'S A REALLY VALID POINT THAT ANYTIME WE'RE 
          [03:15:01]
TALKING ABOUT CHANGES TO ALREADY DEVELOPED INFO LOCATIONS, UM, WE NEED TO BE VERY SENSITIVE AND CAREFUL ABOUT ENSURING THAT ANY EXISTING BUSINESSES, UH, CAN STILL THRIVE AND SUCCEED, UM, AND ARE NOT SIMPLY DISPLACED AS PART OF THIS PROCESS. 
          SO, UM, YEAH, THERE'S DEFINITELY A POLICY QUESTION THERE AS WELL. 
          THANK YOU. 
          AND THEN, UM, I HAVE TWO QUICK COMMENTS I'M JUST GONNA THROW IN BECAUSE OF OTHER QUESTIONS. 
          ONE, WHICH ON STATE LAW, THERE'S ONLY GONNA BE LESS PARKING ALLOWED. 
          I JUST, I'VE, I HAD TO CLOCK THREE BILLS THIS WEEK ALONE THAT ARE JUST BEEN AMENDED TO MAKE THAT MORE SEVERE. 
          ANYTHING RELATED TO A BUS LANE OR A MAJOR CORRIDOR, THE STATE IS ONLY LOOKING TO, AND I'M THIS, I'M NOT HERE TO ADVOCATE FOR THAT IN ANY WAY. 
          I'M JUST SAYING THAT'S WHAT I'M SEEING BECAUSE WE'RE IN A RECESSION. 
          SO YOU CAN'T, SINCE YOU CAN'T THROW MONEY AT THE PROBLEM, YOU START PUTTING RESTRICTIONS AT THE PROBLEM. 
          AND I WISH IT WEREN'T THAT WAY, BUT THAT'S KIND OF THE MODE THAT THEY'RE IN RIGHT NOW. 
          UM, SO THIS IS ALL TO SAY WHATEVER WE CAN DO NOW TO CONTROL OUR OWN DESTINY, THIS IS THE TIME TO DO IT. 
          UM, AND THEN THIS 20, I, I WOULD LIKE US, 'CAUSE I KNOW WE'RE GONNA GO THROUGH THE NEXT PHASE OF THIS AND MORE, MORE ITEMS ARE GONNA COME UP WHERE WE'RE TALKING ABOUT UPZONING AND WHETHER OR NOT THE MARKET CAN, WHETHER OR NOT THE MARKET WILL SUSTAIN IT RIGHT AWAY. 
          I WOULD ASK US ALL TO REMEMBER. 
          IT IS A 20 YEAR PLAN ROUGHLY, AND WE ARE TALKING ABOUT KIND OF THAT NEXUS BETWEEN VISION AND OPPORTUNITY. 
          WE'RE NOT PRESCRIBING WHAT HAS TO GO THERE. 
          IF ANYTHING, WHATEVER WE DO RESTRICTS A LOT OF WHAT WE CAN DO. 
          AND IT WOULD ALSO REMIND PEOPLE THAT IN THE LAST GENERAL PLAN WE THOUGHT SHOPPING MALLS WERE FOREVER AND LOOK WHERE WE ARE NOW. 
          SO FLEXIBILITY IS IMPORTANT. 
          UM, WERE THERE ANY OTHER QUESTIONS BEFORE WE MOVE TO THE NEXT PART? ALL RIGHT, GREAT. 
          OKAY. 
          DIGGING IN A LITTLE TO OUR 15 MINUTE CENTERS. 
          FIRST I'LL START WITH THE SMALLER ONES, WHICH WE'VE CALLED THE NEIGHBORHOOD CENTERS. 
          SO AGAIN, IT'S A QUESTION OF POTENTIALLY EXPLORING, UM, SOME GREATER INTENSITY AND SOME GREATER DIVERSIFICATION OF LAND USES BEYOND THE CURRENTLY ALLOWED. 
          UM, SO WE'LL GO THROUGH THEM. 
          THERE'S THE BOWLING ALLEY, LEGHORN, CASA GRANDE, THE CREAMERY, AND THEN THE SCHOOL DISTRICT OFFICE AND THE CITY HALL. 
          UM, ACTUALLY, YEAH, DEREK CAN JUMP IN QUICKLY ON THIS ONE FIRST. 
          SURE. 
          UH, GIVEN THAT THESE ARE THE SMALLER 15 MINUTE NEIGHBORHOOD CENTERS, YOU KNOW, THERE, THERE'RE PLACES THAT MIGHT MAKE A LOT OF SENSE FOR KINDA THE SMALLER SCALE, TWO TO FOUR STORY, UM, PRESIDENTIAL DEVELOPMENT. 
          UH, SOME OF THE LARGER SITES MIGHT BE WELL POSITIONED TO CREATE MORE OF A, A 15 MINUTE DISTRICT THROUGH HORIZONTAL MIXED USE THAT IS NOT NECESSARILY STACKED VERTICAL COMMERCIAL WITH HOUSING ABOVE IT. 
          UM, BUT YOU KNOW, SO THERE MIGHT BE A VARIETY OF OPPORTUNITIES, BOTH VERTICAL AND HORIZONTAL MIXED USE DEPENDING ON WHICH SITE THAT YOU'RE TALKING ABOUT. 
          UM, SOME CHALLENGES CONFRONTING THE TRANSFORMATION SOME OF THESE SITES IS THAT SOME HOUSING DEVELOPERS MAY JUST PREFER INWARD ORIENTED AND 100% RESIDENTIAL PROJECTS. 
          GETTING BACK TO, I THINK SOME OF THE CONVERSATIONS THAT WE'VE BEEN HAVING ALREADY ABOUT THIS EARLIER TONIGHT, UM, THERE IS THE NEED FOR A CRITICAL MASS OF RETAIL TO MAINTAIN FUNCTIONALITY OF THE RETAIL SPACE TO ENSURE THAT THERE'S ACTUALLY DESTINATION THERE AND THAT THE RETAILERS SUPPORT EACH OTHER WITH, UH, CROSS SHOPPING BETWEEN THE DIFFERENT STOREFRONTS. 
          UM, AND ALSO FOR SOME OF THESE SITES, THERE IS POTENTIAL COMPETITION DEPENDING ON JUST OPPORTUNISTICALLY WHAT HAPPENS IF THERE HAPPENS TO BE A, A MAJOR CHAIN RETAILER THAT IDENTIFIES AN OPPORTUNITY, UM, AND THAT THE SITE IS WELL POSITIONED FOR THEIR NEEDS. 
          THERE COULD POTENTIALLY EVEN BE COMPETITION FROM RETAIL, EVEN THOUGH, YOU KNOW, THERE'S THESE BROADER TRANSFORMATIONS THAT ARE, THAT ARE HAPPENING THAT DISFAVOR A LOT OF, UM, RETAIL THAT WE'VE SEEN IN THE PAST. 
          UH, FOR STRATEGY CONCEPTS, YOU KNOW, THERE'S OPPORTUNITIES HERE TO ASSIST PROPERTY OWNERS OF REVISIONING WHAT'S POSSIBLE FOR THEIR PROPERTIES, ESPECIALLY AFTER, UM, REQUIRE REQUIREMENTS ARE CHANGED. 
          UM, DESIGN REQUIREMENTS FOR THE CITY CAN, UH, INCLUDE INTEGRATION OF HOUSING AND COMMERCIAL USES, ENSURING OUTWARD STREET FACING ORIENTATION OF, UH, ANY DEVELOPMENTS THAT THE LAW OF THIS IS FORM-BASED AND DESIGN REQUIREMENTS. 
          UH, AND THEN ALSO ENSURING FUNCTIONAL, VISIBLE AND ACCESSIBLE RETAIL THROUGH THE SAME MECHANISMS AND HAVING SOME MINIMUM RETAIL OR ACTIVE FRONTAGE REQUIREMENTS, BUT IN PLACES THAT MAKE THE MOST SENSE WITHIN THESE, THESE 15 MINUTE TOWN NEIGHBORHOOD CENTERS, I THINK. 
          THANKS DEREK. 
          SO LET'S LOOK AT STARTING WITH THE BOWLING ALLEY, THE VETERAN CENTER AND THE PROPERTY, THE R FOUR PROPERTY ACROSS MCNAIR. 
          UM, SO THIS WAS A SITE IDENTIFIED AS PART OF THE S STAT WORK, UM, FOCUSING MORE ON THE BOWLING ALLEY THAT WE'VE EXPANDED 
          [03:20:01]
IT A BIT. 
          UM, THIS WOULD KIND OF INFILL SOME VACANT OR UNDER UTILIZED SITES. 
          IT WOULD HELP TO LEVERAGE THE CAWFIELD BRIDGE IMPROVEMENTS. 
          UM, SO THE QUESTIONS ARE, ASSUMING THIS IS, UM, A FUTURE ACTIVITY CENTER, HOW TALL AND INTENSE SHOULD IT BE? UM, HOW MIXED USE SHOULD IT BE? SHOULD WE, AS DEREK WAS JUST SAYING, SHOULD WE REQUIRE VERTICAL MIXED USE HERE? UM, AND THEN ALSO SHOULD IT BE MIXED USE ACROSS THE STREET ON THE, THE, THE RESIDENTIAL ZONED PART, UM, OR SHOULD IT BE KIND OF MORE FOCUSED ON THE WEST SIDE? MOVING TO LEGHORN, AGAIN, THIS WAS IDENTIFIED DURING THE S STAT WORK. 
          UM, IT'S A FAIRLY UNDERUTILIZED, UM, PARKING LOT WOULD PROMOTE THE EVOLUTION OF THE CITY'S SHOPPING MALLS. 
          UM, IT WOULD HELP PROVIDE MORE AMENITIES AND SERVICES ON THE WEST SIDE. 
          UM, SO THE QUESTION IS, IF WE WANTED TO ALLOW SOME CHANGES HERE, HOW INTENSE SHOULD IT BE AND WHAT SPECIFIC TYPES OF USES SHOULD WE ENCOURAGE HERE? UM, FOR INSTANCE, LIVE WORK, UM, WAS DISCUSSED AS SOMETHING THAT WE COULD CONSIDER REQUIRING OR INCENTIVIZING HERE. 
          MOVING TO CASA GRANDE, UH, WE'RE SORT OF JUST SOUTH OF THE HIGH, UH, HIGH SCHOOL. 
          UM, ON THE, ON THE EAST SIDE, THIS WAS ALL IDENTIFIED BY S STAT. 
          AGAIN, IT'S A UNDER UNDERUTILIZED, MOSTLY VACANT SITE ON A POTENTIALLY KEY CORRIDOR, A TRANSIT CORRIDOR. 
          UM, IT WOULD'VE INCREASE AMENITIES ON THE WEST SIDE. 
          UM, THE QUESTIONS ARE ESSENTIALLY THE SAME, UM, AS LIV AS AS AS LEGHORN. 
          HOW INTENSE SHOULD THIS BE AND WHICH MIX OF USES DO WE REALLY, REALLY WANT TO HAVE HAPPEN HERE? UM, POTENTIALLY LIVE WORK ALSO MIGHT BE SUITABLE FOR THIS SITE. 
          THE CREAMERY, WHICH IS LOCATED JUST AROUND THE CORNER AT, UM, THE INTERSECTION OF WESTERN AVE AND BAKER. 
          UM, ANOTHER S STAT SITE, UM, A CURRENT ACTUAL MIXED USE PROPERTY WITH SORT OF TWO STORY VERTICAL MIXED USE, UM, ON ONE SMALL CORNER. 
          THIS IS A, A HEARKENS BACK TO KIND OF THE UNIQUE AGRICULTURAL HISTORY, UM, OF THE TOWN. 
          UM, BUT PERHAPS, UH, WE COULD EXPLORE SOME CHANGE TO THIS SITE. 
          AND SO AGAIN, THE QUESTION WOULD BE HOW INTENSE WOULD WE WANT, IF WE WANNA SEE CHANGES HERE, HOW INTENSE, UM, WOULD WE WANT A FUTURE MIXED USE CENTER TO BE? UM, SO THEN LOOKING AT THE SITES WHERE WE'RE CURRENTLY LOCATED, THE SCHOOL DISTRICT AND THE CITY HALL, THESE ARE KIND OF QUESTION MARKS FOR US. 
          UM, THE QUESTION IS, UM, SHOULD THE CITY KIND OF WORK WITH THE SCHOOL DISTRICT TO REDEVELOP THEIR PROPERTY INTO A REALLY SERIOUS, UM, OR SIZABLE VERTICAL MIXED USE NEIGHBORHOOD CENTER? UM, THERE'S KIND OF, YOU KNOW, UH, SOME EXISTING USES THERE AT THE SCHOOL DISTRICT SITE, BUT IT'S NOT, IT'S NOT REALLY FULLY ACTIVATED. 
          UM, AND THEN SIMILARLY, SHOULD THE CITY ITSELF, UM, WORK ON RELOCATING THIS FACILITY AND THE CIVIC FACILITIES TO ANOTHER SITE AND REDEVELOP THIS SITE WITH HOUSING. 
          UM, SO THAT IS THE SMALL CENTERS. 
          SO I'LL GO OVER THE BIG CENTERS NOW. 
          THERE'S FEWER OF THEM. 
          THERE'S THE LUCKY'S ALSO CALLED THE TOWN AND CENTER. 
          THE TOWN AND COUNTRY. 
          THERE'S THE OUTLETS, WHICH WE TALKED A LITTLE BIT ABOUT BEFORE, BUT WE'LL, WE'LL DIG IN AGAIN. 
          AND THEN THERE'S SORT OF THESE, BROADLY SPEAKING, A COUPLE OF THESE, UM, COMMUNITY COMMERCIAL CENTERS. 
          THAT'S THE ZONING COMMUNITY COMMERCIAL. 
          UM, WHAT WE'RE FOCUSING ON IS THE WASHINGTON SQUARE AND PLAZA, NORTH AND SOUTH SHOPPING CENTERS. 
          UM, DEREK SURE. 
          GIVEN THE SCALE OF THESE CENTERS AND GIVEN SORT OF THE OWNERSHIP PATTERNS OF THEM, THE FACT THAT THEY HAVE A LOT OF NATIONAL CHAINS OR MAJOR CHAINS IN CREDIT TENANTS AND THEM THAT AFFECTS, YOU KNOW, WHAT SOME OF THE OPPORTUNITIES ARE AND, AND SOME OF THE CHALLENGES ARE. 
          SO, UM, YOU KNOW, THESE ARE THE PLACES THAT MIGHT BE BETTER POSITIONED TO DO A LOT OF FLEXIBLE OVERALL DEVELOPMENT, MASTER PLANNED, UH, TYPES OF APPROACHES SHOULD THOSE SITES BECOME AVAILABLE FOR DEVELOPMENT. 
          SO THEN JUST RUNNING WITH THAT, YOU KNOW, THERE'S OPPORTUNITIES FOR THREE TO SIX STORY HOUSING, POTENTIALLY SIMILAR STORIES LAST TIME WITH HORIZONTAL AND VERTICAL MIXED USE, BUT MAYBE MORE OPPORTUNITIES TO REALLY COME UP WITH A PROGRAM THAT INTEGRATES PROFESSIONAL MEDICAL OFFICE SPACES, LIVE, WORK SPACES, RETAIL VARIETY OF DIFFERENT USES. 
          UM, AND SHOULD THESE CENTERS NOT NECESSARILY UNDERGO A COMPLETE REDEVELOPMENT, UH, WHICH MIGHT BE LIKELY FOR SOME OF THEM, THEN, YOU KNOW, THERE CAN BE EXPLORATION OF REPURPOSING ANY EXCESS PARKING FOR HOUSING IF IT TURNS OUT THAT THE, THE PARKING LOTS ARE NOT ENTIRELY NEEDED. 
          BUT THE, SOME OF THE CHALLENGES THAT COME WITH THESE CENTERS ARE THAT, UM, ONCE AGAIN, YOU KNOW, SOME OF THE MAJOR TENANTS MIGHT HAVE DIFFERENT LEASE TERMINATION DATES AND THAT HAS TO GET FIGURED OUT IN ORDER TO UNDERTAKE ANY KIND OF MAJOR WORK ON THESE CENTERS. 
          UH, IF THEY'RE GONNA BE COMPLETELY REDEVELOPED, UM, TENANTS MIGHT ALSO HAVE CONTROL OVER WHAT HAPPENS IN THE SHOPPING CENTERS, UH, INCLUDING IN THE PARKING LOTS AND COMMON AREAS. 
          [03:25:01]
UM, IF THE PRO FOR THE OWNERS ARE LONGTIME PROPERTY OWNERS WITH LOW OWNERSHIP COSTS FOR THESE CENTERS, THEN YOU KNOW, IT MIGHT BE A CHALLENGE, UH, TO GET INTEREST IN TAKING THE RISK ON REDEVELOPMENT OF THE CENTERS. 
          UM, AND SO, SO SOME OF THE STRATEGY CONCEPTS HERE ARE, UH, THE ONES THAT DIFFER FROM KIND OF LAST TIME ARE MAYBE, UH, ASSISTING PROPERTY OWNERS WITH ADDRESSING SOME OF THOSE LEASE RELATED BARRIERS TO REDEVELOPMENT. 
          UM, FROM THE CITY'S SIDE, JUST ENSURING THAT MINIMUM RETAIL PARKING REQUIREMENTS ARE AS LOW AS IS PRACTICAL. 
          YOU KNOW, AGAIN, DEVELOPERS MAY CHOOSE TO PROVIDE MORE PARKING THAN, UM, WHATEVER THE REQUIREMENTS ARE AND UM, UNLESS THERE'S A PARKING MAXIMUM REQUIREMENT, WHICH SEEMS UNCERTAIN, BUT EITHER WAY, UM, JUST MAKING SURE THAT THAT'S NOT A BARRIER. 
          THE PARKING REQUIREMENTS ARE NOT A BARRIER. 
          UM, AND THIS CITY COULD ALSO, CITY COULD ALSO EXPLORE CREATING DEVELOPMENT INCENTIVES FOR UNDERTAKING A MASTER PLANNING PROCESS. 
          UH, AND MAY WANT TO EXPLORE MINIMUM RESIDENTIAL DENSITY REQUIREMENTS IF A REALLY FIRM VISION DOES EMERGE. 
          SAYING THAT THESE ARE THE PLACES THAT THERE'S INTEREST IN TRYING TO PUSH ADDITIONAL RESIDENTIAL DENSITY. 
          BUT I THINK THAT WOULD NEED TO BE SORT OF EXPLORED FROM THE POLICY SIDE OF THINGS. 
          I THINK DEREK, SO LOOKING AT THE FIRST ONE HERE, THE LUCKY'S SLASH TOWN AND COUNTRY, UM, AGAIN, AN S STAT SITE, AN UNDERUTILIZED SHOPPING MALL ON A KEY CORRIDOR COULD POTENTIALLY HELP REDUCE VMT AND SUPPORT THE ACTIVATION OF THE BOULEVARD. 
          UM, SO THIS IS CURRENTLY A COMMERCIALLY ZONED PROPERTY. 
          SO THE QUESTION IS, IF WE WANT TO ACTIVATE THIS, UM, HOW INTENSES SHOULD WE ALLOW IT TO BE? AND AGAIN, KIND OF WHAT MIX OF USES DO WE THINK IS APPROPRIATE? SHOULD WE POTENTIALLY REQUIRE A MINIMUM RESIDENTIAL DENSITY, FOR INSTANCE? OKAY, OUR FAVORITE FACTORY OUTLETS. 
          SO THIS ONE IS AGAIN, I THINK AN AREA OF, UM, A LITTLE BIT OF EXPLORATION AND CONSIDERATION. 
          UM, THERE'S BEEN SOME RECENT, UM, INTEREST THERE IN KIND OF BUILDING AN ARTS AND THEATER UM, CENTER. 
          BUT WE SEE AGAIN, JUST THE ASSET THAT THE CITY HAS AND THINKING OF A WAY TO LEVERAGE THAT ASSET AND THAT INFRASTRUCTURE THAT IT DOES HAVE THERE. 
          UM, SO THE QUESTION IS FAIRLY BROAD, WHICH IS SORT OF WHAT, WHAT DO WE SEE THE FUTURE OF THESE OUTLETS REALLY AS, AND WOULD, DOES THAT INCLUDE POTENTIALLY NEW USES THAT WE COULD EITHER REQUIRE OR INCENTIVIZE? UM, SO GOING BACK TO KIND OF THE OLD TRADITIONAL SHOPPING CENTERS THAT ARE RIGHT BY THE FREEWAY, UM, THE CITY, IN ORDER TO ENCOURAGE, UM, YOU KNOW, ADDITIONAL TRANSFORMATION OR INCENTIVIZE THIS TRANSFORMATION, THE CITY COULD ALLOW, UH, STANDALONE RESIDENTIAL USES. 
          CURRENTLY THOSE AREN'T ALLOWED, YOU HAVE TO DO RESIDENTIAL AS PART OF A MIXED USE PROJECT, BUT AS WE'VE SEEN A LOT OF THE MARKET DEMAND AND HERE IN THE CITY IS FOR STANDALONE RESIDENTIAL. 
          SO WE COULD CONSIDER ALLOWING THAT, UM, AND OR TALLER MIXED USE PROJECTS IN THESE TWO SHOPPING CENTERS. 
          OKAY. 
          LAST AREA. 
          UM, THIS ONE IS REALLY, UM, CONTINGENT ON WHAT HAPPENS IN NOVEMBER WITH RELATION TO THE UGB EXPIRATION AND THE UGB EXPANSION AREA. 
          UM, AS WE'VE DISCUSSED, THE, THE FUTURE STATION IS PLANNED AND UNDER CONSTRUCTION FOR THIS SITE, UM, AT THE INTERSECTION OF THE SMART ROAD, UM, WITH CORONA. 
          SO OBVIOUSLY DEVELOPING IN THIS AREA WOULD, WHILE IT WOULD BE UM, YOU KNOW, AGRICULTURAL AREA AS IT IS PART OF THE UGB, THERE WOULD OBVIOUSLY BE SOME CO-BENEFITS IN HERE IN ENCOURAGING THE USE OF THE SMART TRAIN AND GENERALLY, UM, YOU KNOW, POTENTIALLY HAVING SOME IMPACTS ON THE ENHANCEMENT AND IMPROVEMENT OF THE NORTH MCDOWELL AREA GENERALLY. 
          SO THE, THE QUESTIONS ARE TWOFOLD. 
          ONE IS, IF THE CITY AND THE COMMUNITY MOVES FORWARD WITH THE BALLOT MEASURE, WHAT SHOULD THE CHARACTER AND THE INTENSITY OF THIS SORT OF MIXED USE OR RESIDENTIAL DISTRICT OR TODB, WHAT SHOULD IT LOOK LIKE? UM, AND THEN AGAIN, TYING BACK TO DISCUSSION WE HAD EARLIER ABOUT, UM, EMPLOYMENT USES. 
          IS THIS A LOCATION WHERE WE SHOULD RESERVE SOME SIGNIFICANT AMOUNT OF ACREAGE FOR JOBS AND EMPLOYMENT, EITHER INDUSTRIAL OFFICE OR PERHAPS A MIX OF THOSE. 
          UM, BUT THIS WOULD BE THE LOCATION THAT WE HAVE SORT OF BEEN LEFT WITH AFTER CROSSING A BUNCH OF OTHERS OFF THE LIST AS ONE OF THE FEW POTENTIAL OPPORTUNITIES FOR AN ACTUAL JOBS CAMPUS, NEW JOBS CAMPUS. 
          UM, IN ADDITION TO, I THINK, OF COURSE SOME RESIDENTIAL USES. 
          BUT WE WANTED TO PUT THE QUESTION TO THE COMMUNITY IS DO THEY SEE THIS AS A JOBS OPPORTUNITY OR NOT? UM, AND THEN SORT OF THE, THE, THE 
          [03:30:01]
RELATED QUESTION IS IF WE DO PUSH FORWARD WITH SOME CHANGES AND SOME DEVELOPMENT AT THE STATION IN THE UGB, WHAT DOES THAT MEAN FOR THE INDUSTRIAL AND FLEX USES STORAGE USES THAT ARE CURRENTLY OPERATING, UM, NEARBY ON NORTH MCDOWELL? SHOULD THOSE, UM, REGULATIONS BE CHANGED AS A RESULT OF SOME OF THE ACTIVITY AND INTENSITY WE MIGHT SEE HAPPENING AT CORONA? UM, SHOULD WE TRY TO SUPPORT WHAT HAPPENS AT CORONA WITH SOME CHANGES IN THIS AREA? UM, AND JUST TO NOTE, THERE WILL BE, UM, A FUTURE SPECIFIC PLAN, UM, ENCOMPASSING SOME OF THIS AREA COMING DOWN THE LINE. 
          SO SOME OF THIS IS, SOME OF THE LAND USE EXPLORATION IN THIS AREA WILL BE A LITTLE BIT MORE, UM, SORT OF AT A HIGHER LEVEL TO KIND OF LEAD INTO THAT SPECIFIC PLAN. 
          THERE'S ONE MORE SECTION OF THE PRESENTATION AFTER THIS PAUSE FOR QUESTIONS TO JUST QUICKLY TOUCH ON THE EVOLUTION OF THE PREDOMINANTLY SINGLE FAMILY NEIGHBORHOODS. 
          AND THEN WE'LL GET INTO THE PLANNING COMMISSION DISCUSSION. 
          ALRIGHT JESSICA, UM, IF WE COULD LOOK AT THE CASA GRANDE ONE, WHICH WOULD BE MY CENTER. 
          UM, I'M CURIOUS IF YOU COULD EXPLAIN A LITTLE BIT MORE WHAT THE EXISTING STATUS IS, BECAUSE I'M LOOKING AT PUD ON THE MAP AND I KNOW IT, THERE'S PART OF IT'S CARELLA PARK, WHICH IS LIKE NOT MUCH TO LOOK AT, BUT THEY GOT SOME NEW TREES, SO IT'S GETTING THERE. 
          UM, SO CAN YOU SPEAK A LITTLE BIT MORE ABOUT WHAT'S THERE NOW? YEAH, SO THE GENERAL PLAN HAS THIS, UM, MEDIUM RESIDENTIAL USE, WHICH IS SORT OF A TOWNHOUSE THREE STORY DENSITY. 
          THE, YOU'RE RIGHT, THE ZONING IS, UM, IS PUD IF I'M NOT MISTAKEN. 
          UM, SO THAT, THAT DOES COMPLICATE THINGS PERHAPS A LITTLE BIT. 
          UM, BUT I THINK, UM, LARGELY THE SITE IS VACANT, UM, WHICH IS ALWAYS AN OPPORTUNITY. 
          UH, I KNOW THERE'S, THE FIELD IS SORT OF ADJACENT TO THIS. 
          YEAH. 
          SO THIS WOULDN'T REPRESENT A REDEVELOPMENT OF THE FIELD. 
          OKAY. 
          UM, I THINK WE'VE JUST USED THIS PARCEL 'CAUSE THIS IS THE SHAPE WE HAVE IN GIS, BUT UM, I THINK IT WOULD BE A MORE NUANCED DEVELOPMENT OF THIS SITE. 
          I DON'T THINK WE WOULD EXPECT TO SEE, UM, THE FIELD GO AWAY. 
          OKAY. 
          UM, I DON'T KNOW ABOUT THE ZONING ACTUALLY FROM THE PD PERSPECTIVE, HEATHER, BUT THAT'S SOMETHING WE CAN LOOK INTO. 
          I THINK THAT IS, THAT IS A CONSTRAINT, UM, ON THIS SITE, UNLIKE SOME OTHER ONES. 
          IS THAT PUD? IT'S JUST, I, I DON'T KNOW WHAT THE TERMS OF THE PUD ARE OFF THE TOP OF MY HEAD. 
          WE CAN LOOK INTO THAT. 
          SURE. 
          UM, BUT I WOULD IMAGINE IS SOMETHING CONSISTENT WITH THE RESIDENTIAL ZONING OF THE PROPERTY? OKAY. 
          IT, IT'S, I I BRING IT UP BECAUSE IN THE CONVERSATIONS AND MEETINGS I'VE BEEN AT WHERE WE'VE TALKED ABOUT 15 MINUTE NEIGHBORS NEIGHBORHOODS BEFORE, I'VE OBVIOUSLY LOOKED AT MY NEIGHBORHOOD AND CASA GRANDE HAS SORT OF ALWAYS BEEN THE EAR MARKER FOR THAT PART OF TOWN. 
          AND I JUST AM LIKE, WELL THAT'S ALREADY A THING, . 
          SO ARE WE BEING REALISTIC ABOUT THIS LOCATION AND WHETHER THE COMMUNITY WILL PUSH BACK ON MAJOR DEVELOPMENT NEXT TO A HIGH SCHOOL THAT'S GONNA IMPACT STUDENT LEARNING AND BALL FIELDS? LIKE IS THAT JUST GONNA BE A FIGHT WE CAN NEVER WIN? THAT'S A GOOD QUESTION. 
          I THINK THE, WHAT WE WERE KIND OF INTENDING TO DO WAS TO GO OUT AND ASK THE COMMUNITY WHAT THEY THOUGHT OF THIS SITE. 
          I DON'T THINK IT WAS MEANT TO BE SUPER INTENSE. 
          OKAY. 
          I THINK THIS, GIVEN IT'S A NEIGHBORHOOD CENTER AND GIVEN THE PROXIMITY, WE WERE THINKING MORE OF A, OF A SMALLER CENTER, UM, THAT'S COMPATIBLE WITH THE NEIGHBORS. 
          SURE. 
          UM, BUT I THINK THAT'S PART OF THE CONVERSATION WE WANTED TO HAVE. 
          COOL. 
          UM, BUT YEAH, I DO, I DO HEAR YOU THAT IT IS KIND OF UP AGAINST THE BACKS OF THESE YEAH. 
          THESE HOMES. 
          RIGHT. 
          SO THAT WOULD REQUIRE SOME TRANSITIONS OR SOME, SOME BUFFERING. 
          I THINK WE, WE DEFINITELY WANNA HAVE A POLICY POLICIES THAT REFLECT THE COMPATIBILITY HERE. 
          OKAY. 
          WELL THAT SORT OF PARLAYS NICELY INTO MY OTHER QUESTION AROUND, UM, YOU KNOW, IF WE'RE, IF WE'RE TALKING ABOUT CASA GRANDE, MAYBE BEING A A A SMALLER VERSION OF A NEIGHBORHOOD CENTER AND THEN THE OTHER ONE IN MY NECK OF THE WOODS WOULD BE CELLA AND CAULFIELD, WHICH IS EARMARKED AS AN ACTIVATED PARK. 
          UM, MY CONCERN IS THAT YOU MIGHT END UP WITH A LOT OF COMPROMISES AND I'M, AND I'M, I'M, I'M WONDERING HOW DO WE AVOID JUST LIKE WE SETTLE FOR A COUPLE NEW BENCHES AND A BULLETIN BOARD AND LIKE PAT OURSELVES ON THE BACK FOR HAVING A 15 MINUTE NEIGHBORHOOD ACROSS MUCH OF THE EAST SIDE? THAT'S A GOOD QUESTION. 
          I GUESS I THINK THE EXPECTATIONS FOR A PARK AND MINI CENTER SHOULD BE LOWER THAN THE EXPECTATIONS FOR A NEIGHBORHOOD CENTER. 
          UM, BUT I THINK THE, THE GENERAL PLAN COULD IDENTIFY SOME KEY CRITERIA OF WHAT 
          [03:35:01]
CONSTITUTES SORT OF THE MINIMUM STANDARDS FOR A, FOR A MINI CENTER. 
          UM, I THINK THE IDEA WITH THE MINI CENTER IS THAT IT'S A BIT FLEXIBLE AND IT MIGHT DIFFER A LITTLE BIT FROM SITE TO SITE, BUT YEAH, I THINK WE COULD MAYBE CALL OUT THE MINIMUM SORT OF EXPECTATIONS FOR WHAT THE CITY WOULD SEE AS UN OF A SUCCESS. 
          OKAY. 
          DO YOU HAVE AN IDEA JUST TO THE, UM, NEIGHBORHOOD SLIDE NEIGHBORHOOD CENTERS? UH, I DON'T KNOW WHAT NUMBER IT WAS, THERE WAS A NO OH NO. 
          ONE 13. 
          THERE WAS A NOTION OF, UM, A CRITICAL MASS OF RETAIL FUNCTIONALITY. 
          UM, IS THAT ENUMERATED OR DO YOU HAVE ANY SENSE OF WHAT THAT MIGHT BE IN TERMS OF THE SCALE OR THE NUMBER? YEAH. 
          UM, UH, THAT'S A GOOD QUESTION FOR OUR ECONOMIC FOLKS, BUT THERE'S PROBABLY SOME SQUARE FOOTAGE NUMBER THAT THAT IS A GOOD AMOUNT. 
          UM, THAT'S A GOOD QUESTION. 
          WE COULD LOOK MORE INTO THAT. 
          UM, DOES DEREK HAVE ANY THOUGHT? DO, DOES DEREK, HE LOOKS LIKE THAT ? I THINK THE, THE ANSWER IS NO. 
          I MEAN, IF WE DON'T HAVE A SET NUMBER, UH, IN MIND AND IT'S GONNA VARY, I THINK, FROM PLACE TO PLACE. 
          SURE. 
          UM, AND YOU KNOW, WE, WE SORT OF TEND TO FRAME THE WORLD IN TERMS OF SCALES OF SHOPPING CENTERS AND I THINK THAT WE COULD BRING SOME ADDITIONAL RESEARCH AND THOUGHTS ON, ON WHAT WOULD MAKE THE MOST SENSE AND ALSO ROOT, UM, BRING IN DAVID GREENSFELDER, WHO IS OUR TEAM'S RETAIL EXPERT ON THIS AS WELL, AND HEAR WHAT HE HAS TO SAY ABOUT IT. 
          YEAH. 
          I THINK THAT'S, THAT'S A GREAT PLACE FOR WHAT I'D ASKED FOR BEFORE AROUND EXAMPLES. 
          'CAUSE I THINK, YOU KNOW, YOU HEAR RETAIL AND OBVIOUSLY WE HAVE A LOT OF CONCERNS AROUND THE COMMUNITY ABOUT HOW ABOUT MAKING SURE THAT RETAIL CAN THRIVE, BUT ALSO WHEN WE'RE GETTING INTO THESE NEIGHBORHOODS, NOT WANTING TO DROP A TARGET IN THE MIDDLE. 
          UM, SO YEAH, JUST LIKE HAVING A BETTER SENSE OF WHAT THAT WOULD ACTUALLY LOOK LIKE, I THINK WOULD HELP A LOT. 
          ROGER, DO YOU HAVE ANY QUESTIONS? ALL RIGHT, DARREN. 
          YEAH. 
          AND I THINK THIS MIGHT BUILD OFF COMMISSIONER MOSES' POINT IN LOOKING AT SOME OF THESE, I MEAN, AND MAYBE YOU ACKNOWLEDGE THIS, SOME OF THESE FEEL LIKE THEY COULD BE 15 MINUTE NEIGHBORHOODS ALREADY. 
          UH, I LOOK AT AREA FOUR A ONE BOWLING ALLEY AND VETERAN CENTER. 
          YOU KNOW, THERE'S MR. MOMS, THEY'RE SOUTH CITY MARKET AND THAT MIGHT NOT BE THE PLACE I GO, BUT THEY FIND A FORM OF COMPLEXION FOR FOLKS WHO LIVE THERE. 
          I MEAN, BUCKHORN ISN'T THAT FAR AWAY WHERE YOU HAVE SOME OF THESE ESSENTIAL SERVICES, UH, WHERE YOU HAVE SOME OF THESE KIND OF GATHERED ALREADY. 
          AND WHETHER OR NOT DO WE NEED, ARE WE JUST IDENTIFYING AN AREA THAT ALREADY WORKS? ARE WE, AND I GUESS THAT'S THE QUESTION. 
          YOU'RE LYING TO THE PUBLIC, BUT AM I, I LOST MY, NO, I THINK, I THINK, I THINK THIS IS A GOOD POINT. 
          SOME OF THESE CENTERS I FIX IT, ARE NOT CURRENTLY CENTERS AND THEY, THEY, WE WANT THEM TO BE, SOME OF THEM ARE SORT OF NASCENT CENTERS THAT WE WANT TO ENCOURAGE TO, TO FLOURISH MORE. 
          I THINK EACH ONE IS A LITTLE BIT DIFFERENT IN, IN WHERE IT'S AT IN ITS SORT OF ACTIVITY OR ITS ACTIVATION. 
          UM, YEAH, I THINK, I THINK GENERALLY THESE, THESE BUILD ON, FOR THE MOST PART, LO A LOT OF THEM AT LEAST BUILD ON LOCATIONS WHERE THE MARKET HAS ALREADY SAID THIS IS AN AREA THAT, THAT, THAT DRAWS ACTIVITY AND THEN DRAWS EYEBALLS. 
          I THINK PART OF THE CHALLENGE IS STARTING TO TRY TO ACTIVATE THE COMMUNITY SIDE OF THINGS FOR THE NON-ECONOMIC SIDE OF THINGS. 
          I THINK THAT'S A BIG LAYER THAT THE CITY CAN HELP OUT IN BECAUSE THE, BECAUSE OF THE CHALLENGES OF SPREADING RETAIL INTO ALL THESE SITES. 
          I THINK THE COMMUNITY SIDE OF THING AND THE PROGRAMMING SIDE OF THING MIGHT BE JUST AS IMPORTANT FOR SOME OF THESE CENTERS AND MAYBE THE, THE MAIN STRATEGY RATHER THAN THE LAND USE IN SOME OF THESE CASES. 
          SO, UM, I THINK WE'RE TRYING TO, WE'RE TRYING TO IDENTIFY WHERE ACTIVITIES OCCURRING AND SORT OF FOSTER GREATER AND MORE SUCCESS AT THOSE LOCATIONS AND THEN FIND LOCATIONS WHERE THERE'S NOT, WHERE THERE'S SORT OF A VOID AND THEN MAKE THAT HAPPEN. 
          SO IT'S A LITTLE BIT OF BOTH, BUT I THINK, YEAH. 
          SO, SO THERE'S A BLEND THERE. 
          OKAY. 
          THANKS FOR THAT CONTEXT. 
          AND YEAH, I DON'T WANNA PREEMPT TO THE OPINIONS. 
          THERE'S A BIG COMMUNITY INPUT PROCESS AND I DON'T WANT TO HAVE PEOPLE FEELING LIKE THE LOOK, DON'T REINVENT THE WHEEL. 
          WE'VE ALREADY GOT THESE NATURAL GATHERING PLACES. 
          DON'T TRY TO PLAN THIS TO DEATH WHEN THERE'S SOMETHING STARING US IN THE FACE. 
          MM-HMM. 
          . 
          UM, YOU KNOW, IN THAT VEIN, I THINK FOR AF FOUR A 0.4, THE WESTERN AND BAKER CREAMERY, I KNOW THERE'S POTENTIAL PROPERTY DEVELOPER INTEREST IN THAT AREA IN, IN MY NEIGHBORHOOD THERE ALONG WESTERN. 
          SO I THINK AGAIN, THAT'S A TARGETED SITE THAT LIKE, I, I THINK IT KIND OF ALREADY EXISTS AS CONSTRUCTED. 
          UM, BUT, BUT YEAH, THAT ALL PLAYS TO THAT CONTEXT PIECE. 
          THE NEXT ONE FOR, UH, FOUR A 0.5, YOU KNOW, WHEN WE TALK ABOUT, I I'VE DEFINITELY HEARD THIS ONE BEFORE. 
          WHEN WE TALK ABOUT, UM, CITY HALL, DO WE KNOW, UM, YOU, YOU KNOW WHAT, I'M NOT GONNA GET INTO THAT. 
          I WAS GONNA SAY, DO WE KNOW WHERE THEIR FACILITIES WOULD BE? I HEARD STUFF ALONG REDWOOD HIGHWAY THAT, 
          [03:40:01]
OR THAT THERE'S NEW KIND OF POTENTIAL FACILITIES OVER ABOUT REDWOOD HIGHWAY AND THAT KIND OF PLANS OR PLAYS INTO MY COMMENTARY ABOUT THE UGB SPACE. 
          SO I'LL JUST SKIP TO THAT ONE FOR NOW. 
          UM, AND THAT ONE IS, UH, AREA 5.1, POTENTIAL CORONA UGB EXPANSION AS PART OF THIS, YOU KNOW, WHEN WE THINK ABOUT THE 15 MINUTE NEIGHBORHOOD DOES, AND MAYBE IT'S TOO FAR AWAY, I DON'T KNOW WHAT TO CALL IT, I'VE HEARD IT DUBBED UPTOWN, BUT LAGUNITAS, APPLEBEE'S AREA, SOME OF THAT AREA ALONG REDWOOD HIGHWAY, WHEN WE'RE THINKING ABOUT JOB CENTERS AND WHAT EXISTS IN THIS AREA, DOES THAT PLAY INTO THE 15 MINUTE NEIGHBORHOOD, DO YOU THINK? DO YOU THINK THAT'S TOO FAR AFIELD? AND, AND THEN IN THIS CONVERSATION, I DIDN'T BRING IT UP BEFORE WITH IDENTIFYING AREAS, IS THAT ANOTHER POTENTIAL NEXUS OR IS THERE NOT ENOUGH GOING ON THERE? UM, YEAH, JUST THE RELATIONSHIP BETWEEN THIS AND THAT AREA. 
          YEAH, I THINK THAT IS AN AREA THAT IS CHALLENGED BECAUSE IT'S SO FAR FROM RESIDENTIAL USES THAT YOU'RE NOT GOING TO HAVE SOMEONE WALKING TO THE APPLEBEE'S. 
          UM, SO I, I GUESS YOU COULD, WE COULD, WE COULD TRY AND FOSTER SOME MORE, UM, ACTIVITY THERE, OR WE COULD LOOK AT IT FROM A MIXED USE PERSPECTIVE. 
          BUT I THINK ONE OF THE KEY PARTS OF THE 15 MINUTE CITY WAS THAT THOSE CENTERS ARE IN RESIDENTIAL AREAS AND THAT IS SORT OF NOT A RESIDENTIAL AREA. 
          UM, AND THEREFORE IT'S NOT LIKELY TO KIND OF PRODUCE THE KIND OF SAME, YOU KNOW, WALKING TO AMENITIES TYPE OF BEHAVIOR. 
          UM, BUT WE COULD LOOK AT THE, IF WE FEEL LIKE WE WANT TO ADD THAT AS AN ALTERNATIVES AREA, WE COULD DO THAT. 
          UM, I GUESS WE DIDN'T FEEL AS STRONGLY ABOUT IT AS SOME OF THESE OTHER SITES. 
          UM, AND THEN I THINK MAYBE WHAT WE THOUGHT WAS THAT, YOU KNOW, WE DON'T KNOW ABOUT CORONA. 
          IT MIGHT BE MAYBE IT'S A FUTURE SITE TO LOOK AT, UM, IF CORONA HAPPENS AND WE SEE HOW THAT PROGRESSES, MAYBE THAT TRIGGERS SOMETHING TO HAPPEN MORE AT THE APPLEBEE'S. 
          BUT, UM, YEAH, I THINK THAT THAT IS ONE AREA WE HAD, WE HAD NOT PUT ON THIS AS ONE OF THESE AREAS. 
          SO THAT'S, THAT'S SOMETHING WE'RE OPEN TO ADDING IF WE FEEL LIKE THERE'S A STRONG CONSENSUS THERE. 
          OKAY. 
          OKAY. 
          WELL I'LL KIND OF WAIT FOR THAT DISCUSSION AS WE GET DEEPER INTO THIS WHOLE PROCESS. 
          AND THEN JUST THINKING ABOUT THIS MORE BROADLY, I, I WAS THINKING ABOUT THE REDEVELOPMENT OF PARKING LOTS. 
          THAT'S ALWAYS SOMETHING THAT I'VE LIKED THE IDEA OF, YOU LAID OUT THE REALITIES OF EXISTING LEASEHOLDERS AND KIND OF THE, THE MOMENTUM THAT THEY HAVE TO KEEP THINGS THE WAY THEY ARE IN OUR, UH, POTENTIAL POLICY FRAMEWORK. 
          ARE THERE ANY TOOLS AT OUR DISPOSAL? AND I'M THINKING BACK TO, YOU KNOW, I'VE ALWAYS HEARD ABOUT REDEVELOPMENT SINCE I'VE BEEN INVOLVED, THAT'S OBVIOUSLY LONG GONE. 
          ARE THERE ANY TOOLS LIKE THAT AT OUR DISPOSAL TO HELP WITH ENTRENCHED PROPERTY OWNERS OR TO ASSIST IN SOME OF THAT PROCESS THAT WE'RE ALREADY THINKING ABOUT AS A CITY? AND NOT THAT IF THAT COMES LATER AND IS A MUCH DEEPER DIVE, THAT'S UNDERSTANDABLE. 
          BUT, UM, THERE ARE SOME TOOLS, UH, ERIC, WE, WE CAN GO DEREK. 
          UH, THERE ARE SOME TOOLS LIKE EIF, FDS, ENHANCED INFRASTRUCTURE FINANCING DISTRICTS OR COMMUNITY MELLOW DISTRICTS THAT IN THEORY THE CITY COULD DEPLOY THEIR, YOU KNOW, TAX FINANCING TOOLS. 
          UM, IF THE ISSUE IS, YOU KNOW, A LACK OF CAPITAL BY THE OWNER OF THE SHOPPING MALL, THAT'S ONE SOLUTION THE CITY COULD LOOK AT IS SUPPORTING, UM, THE FINANCING FROM A, FROM A, FROM THAT PERSPECTIVE, UM, IF WE'RE TALKING ABOUT KIND OF TRADITIONAL REDEVELOPMENT THAT THAT HAS SORT OF MORPHED INTO THESE TOOL, THESE MORE, UM, SOPHISTICATED TAX FINANCING TOOLS. 
          SO THOSE ARE KIND OF THE MAIN TOOLS THAT I'M PREEMPTING YOU, DEREK. 
          BUT I THINK THAT, THAT THERE WERE AVAILABLE FROM THAT PERSPECTIVE. 
          BUT, UM, IN TERMS OF ACTUALLY ACQUIRING SOME OF THOSE PROPERTIES, THAT'S PROBABLY NOT SUPER LIKELY, UM, TO BE THE WAY THAT THE CITY GOES. 
          BUT I DON'T KNOW. 
          WHAT DO YOU THINK, DEREK? I, I, I THINK WE'RE, TONIGHT WE'VE ALREADY KIND OF TALKED ABOUT A FEW OF THOSE TOOLS SORT OF INDIRECTLY. 
          UM, SO YES, THERE IS, THERE'S A VARIETY OF WAYS THAT THE CITY COULD PUT BE PUTTING A LITTLE BIT OF SKIN IN THE GAME. 
          I, I DON'T RECALL, I DON'T THINK THESE ARE NECESSARILY CALLED OUT EXPLICITLY IN THE CURRENT ECONOMIC DEVELOPMENT ELEMENT FRAMEWORK. 
          I HAVE TO GO BACK AND LOOK, BUT, UM, YOU KNOW, THE IFD IS ONE OPPORTUNITY, BUT IT IS DIVERSION OF REVENUE OF THE CITY WOULD EITHER, WOULD OTHERWISE RECEIVE ANYWAY. 
          IT'S, IT'S MUCH LESS POWERFUL THAN THE OLD REDEVELOPMENT TAX INCREMENT TOOL SINCE THAT COULD DRAW REVENUE FROM A VARIETY OF TAXING ENTITIES. 
          UM, BUT THERE'S OTHER THINGS THE CITY CAN DO. 
          SO THERE'S BEEN DISCUSSION ABOUT INVESTMENTS IN INFRASTRUCTURE AND UM, YOU KNOW, SO IF THERE IS ADDITIONAL INFRASTRUCTURE NEEDS OR JUST SIDEWALKS, LABILITY IMPROVEMENTS, BOTH CONSTRUCTION OPERATIONS AND MAINTENANCE OF THAT, MAYBE THE CITY, UM, SUPPORTS THAT CONSTRUCTION WITHIN THE PUBLIC REALM. 
          UM, AND UH, AND THAT COULD BE PART OF THE CONTRIBUTION. 
          SO THERE'S, I THINK THERE'S JUST A LOT OF DIFFERENT PATHWAYS THE CITY COULD DO TO KIND OF ACCELERATE THE MARKET ACTIVITY. 
          OKAY. 
          THANK YOU. 
          AND I DON'T WANT YOU TO ANSWER THE SAME 
          [03:45:01]
QUESTION TWICE. 
          SO, UH, THANK YOU FOR THAT COUNCIL MEMBER, UM, WITH THE UGB AREA, UM, YOU KNOW, LIKE WHERE THE POST OFFICE IS, YOU KNOW, WE DON'T KNOW WHAT'S GONNA BE THE FUTURE OF THE POST OFFICE, YOU KNOW, SO, SO I THINK WE NEED TO LOOK AT THIS AREA AS POTENTIAL FOR OTHER USES BESIDES THE POST OFFICE OR SOME OF THE OTHER BUILDINGS THERE ALSO. 
          AND SO DO YOU, SO I GUESS THAT'S PART OF THE, UM, UM, THE ZONING. 
          YEAH, SO I MEAN IT'S, WHEN YOU LOOK AT THIS AREA, IT'S, IT'S GOT A LOT OF POTENTIAL MM-HMM  AND IT'S RIGHT NEXT TO THIS STATION. 
          AND SO I'M HOPING THAT WE BRING IT INTO THE, THE UGB IS EXTENDED WITH THIS, UM, PROPERTY IN IT. 
          MM-HMM. 
          , YOU KNOW, THE, THAT ENCIRCLED AREA. 
          BUT ALSO, YOU KNOW, I JUST LOOK AT THE POTENTIAL OF WHAT COULD BE ON THOSE, UM, INDUSTRIAL AREAS AND, YOU KNOW, KEEP IT PRETTY FLEXIBLE. 
          AND THIS IS AN AREA WHERE WE DO HAVE, UM, A PRIORITY DEVELOPMENT AREA GRANT TO DO A SPECIFIC PLAN FOR THIS AREA. 
          SO WE HAVE, I BELIEVE IT'S 1.2 MM-HMM,  MILLION TO DO A SPECIFIC PLAN SPECIFICALLY IN THIS AREA TO KIND OF DIG DEEPER. 
          UM, SO THAT WILL BE COMING. 
          UM, SO NOT FULLY, THERE'LL BE PROBABLY SOME POLICY LANGUAGE ABOUT THINGS TO LOOK AT AND STUFF IN THIS AREA POTENTIALLY. 
          UM, WE'LL, WE'LL LOOK AT THINGS TO KIND OF FACILITATE THAT AND HAVE THE SPECIFIC PLAN BUILD ON THE GENERAL PLAN. 
          BUT THE SPECIFIC PLAN IS GONNA GO IN KIND OF AT A FINE LEVEL, LEVEL, A FINER LEVEL OF DETAIL. 
          AND WHEN WOULD THE SPECIFIC PLAN START? UM, I, I DON'T KNOW. 
          I THINK WE ARE PLANNING TO GO OUT WITH AN RFP LATER THIS YEAR. 
          UM, SO, OKAY. 
          OKAY. 
          THANK YOU. 
          UM, JUST AS AN ASIDE ON THE UGB EXPANSION AREA, VERY GLAD YOU'RE LOOKING AT THIS AND NOT FURTHER LAKEVILLE EXPANSION GIVEN THE FLOOD CONCERNS, BUT ALSO JUST HOW PACKED THAT AREA IS ALREADY. 
          UH, AND GLAD TO HEAR ABOUT A, A SPECIFIC PLAN FOR THE AREA IN PART BECAUSE THE, THE EAST SIDE OF TOWN HAS HAD THE UNFORTUNATE, UH, UNFORTUNATE HOLDUP OF ENDLESS HOUSING DEVELOPMENTS WITH NO CONNECTION TO WORK LIVE THIRD SPACES OR COMMUNITY. 
          SO TO HAVE A SPECIFIC PLAN THAT CAN LOOK AT WHAT ARE THOSE JOB CENTERS THAT COME WITH THE HOUSING THAT GOES THERE, IT'D BE GREAT TO SEE THAT SIDE OF TOWN STARTING TO GET WHAT REALLY OTHER PARTS OF THE TOWN HAD TO BEGIN WITH AND NOT ADD TO THE KIND OF TRAFFIC FLOW OF FOLKS WHO HAVE LOVELY HOMES, BUT HAVE TO EITHER GO TO THE OTHER SIDE OF TOWN OR COMMUTE FAR OUTSIDE OF TOWN. 
          UM, BUT THAT AS AN ASIDE, I DO HAVE ANOTHER COMMUNICATIONS QUESTION. 
          SO GOING BACK TO, I SEE THE SMILE GOING BACK TO THE, UH, 15 MINUTE CENTERS. 
          UH, AND I'M GONNA USE THIS POPPED UP A FEW TIMES, BUT I'M GOING TO USE THE DISCUSSION OR THE SLIDE, I THINK IT WAS 4.5, THE SLIDE FOUR RIGHT HERE. 
          THERE'S A MOMENT WHERE YOU'RE TALKING ABOUT HAVING FOUR, FOUR TO FIVE STORY MIXED USE CENTER. 
          I CAN IMAGINE IF YOU JUST PRESENT THAT TO THE PUBLIC, THEY COULD THINK OF ANY NUMBER OF THINGS. 
          SO ONE QUESTION I DO HAVE, WHEN YOU'RE PRESENTING THESE CENTERS, WILL YOU HAVE VISUALIZATIONS OF HERE'S THE ALTERNATIVES WE COULD HAVE HERE, HERE'S THE POSSIBILITY OF WHAT WE'RE TALKING ABOUT. 
          SO FOLKS DON'T ASSUME WHATEVER THE SCARIEST THING IS RIGHT OUT OF THE GATE. 
          YEAH, WE ARE FLESHING OUT OUR ENGAGEMENT RIGHT NOW AND WE'D LOVE TO HEAR IDEAS ON THE BEST WAY TO DO IT. 
          I THINK SOME OF THEM ARE OBVIOUS MORE IMAGERY AND EXAMPLES. 
          UM, WE'VE HEARD SOME FOLKS INTERESTED IN MAYBE SOME PHYSICAL MODELS. 
          SOME FOLKS MAY BE INTERESTED IN SOME VR RENDERINGS. 
          I THINK WE CAN EXPLORE A NUMBER OF THESE BECAUSE I THINK YOU BOTH HAVE PUT YOUR FINGER ON IT, IS THAT WE NEED TO SHOW FOLKS WHAT WE'RE TALKING ABOUT HERE. 
          WE'LL FIGURE OUT THE BEST WAY TO DO IT. 
          UM, BUT WE'D LOVE IDEAS, BUT WE ARE DEFINITELY LOOKING AT WAYS TO BRING THESE TO, TO LIFE. 
          I MEAN, IF YOU CAN DO VR, THAT'S GREAT. 
          I'LL, I TAKE CARDBOARD PAPER AT THIS POINT, BUT THE, I JUST WANNA DRILL DOWN ON ONE POINT THOUGH. 
          I, WE, THIS KIND OF CAME UP WHILE WE WERE TALKING ABOUT DENSITY A LITTLE BIT AGO. 
          SO MUCH OF THIS IS WHAT ARE THE OPPORTUNITIES WE'RE EITHER AFFORDING OR LIMITING WITH THIS GENERAL PLAN, NOT PRESCRIBING, BUT WHAT'S THE RANGE WE'RE ESTABLISHING? SO HAVING EXAMPLES WITHIN THAT RANGE IS GOING 
          [03:50:01]
TO BE CRITICAL FOR PEOPLE TO SEE IT AS THOSE OPPORTUNITIES AS OPPOSED TO LIKE, HERE, HERE'S A PRETTY BUILDING THAT'S GREAT AND IT'S A GREAT WAY TO EASE CONCERN, BUT JUST THAT IDEA OF WHAT COULD THAT SPACE BE WITH THIS MODEL IN MIND. 
          UM, AND THEN RELATED TO THAT AS DOVETAILS OFF OF BOTH, UH, DARREN AND JESSICA'S QUESTIONS, UM, LOOKING AT THE DIFFERENCE BETWEEN SAY THIS AREA TO AN AREA THAT ALREADY LOOKS PRETTY CLOSE TO A 15 MINUTE NEIGHBORHOOD LIKE THE BOWLING ALLEY, ALTHOUGH I NEVER CONSIDERED THE BAR A CRITICAL PART OF 15 MINUTE, BUT I AM WILLING TO REIMAGINE THAT , IF YOU'RE RIGHT, IF THEY SELL FOOD, IT WORKS. 
          UM, BUT IN ALL SERIOUS SERIOUSNESS THOUGH, UH, WHEN PRESENTING THIS, ESPECIALLY WHEN GOING THROUGH THESE SPECIFIC QUESTIONS, WILL THERE ALSO BE A LIST OF, 'CAUSE THERE'S THIS KIND OF LIKE A, THERE'S REGULATORY DENSITY TO THIS. 
          WILL THERE BE A LIST OF LIKE, OH, IN THIS INSTANCE WHAT WE'RE MISSING IS X, Y, AND Z WHILE YOU'RE CONSIDERING THESE QUESTIONS, WE'D WANT TO ADD. 
          SO LIKE FOR EXAMPLE, WITH THE BOWLING ALLEY, THAT ALREADY FEELS LIKE A 15 MINUTE NEIGHBORHOOD MAYBE. 
          SO MAYBE IF IN YOUR ANALYSIS YOU'RE LIKE, HERE'S THE FOUR OR FIVE THINGS WE'D WANT TO ADD AND THAT INVOLVES, YOU KNOW, A ZONING TAX AMENDMENT THAT INVOLVES AN IZO EDITION OR THIS OR THAT, HAVING THAT ENCAPSULATED SO PEOPLE HAVE A SENSE OF, OH, YOU'RE ASKING FOR MY OPINION ON THIS BECAUSE THERE MAY BE TANGIBLE BENEFITS, ESPECIALLY FOR THOSE AREAS THAT ALREADY FEEL CLOSE, BUT MAYBE AREN'T CLOSE ENOUGH BASED ON THE FORTHCOMING ANALYSIS. 
          YEAH. 
          SO IT'S, I THINK IT'S MOSTLY ABOUT THE MISSING AMENITIES OR THE MISSING USES THAT WE FEEL LIKE WE WANT TO MM-HMM,  IN INFILL, THAT'S WHAT WE'RE LOOKING TO TO, TO MAKE A 50 MINUTE CENTER. 
          OKAY. 
          YEAH, THAT'S HELPFUL. 
          AND THEN, AND THEN MOST ALMOST, YEP. 
          EVERYTHING ELSE I WAS GONNA ASK HAS ALREADY BEEN ADDRESSED, SO I'M DONE. 
          THANK YOU. 
          DARREN HAS ONE MORE QUESTION, UH, JUST FOR THAT 5.1. 
          YOU KNOW, I, I CAN'T HELP BUT THINK ABOUT OUR CENTRAL KIND OF SMART STATION AND A LITTLE BIT OF THE, THE DELAY THERE IN DEVELOPMENT. 
          SO WHEN WE'RE CONSIDERING SOMETHING AS BIG AS A UGB EXPANSION, YOU KNOW, TO ME OBVIOUSLY YOU SEE THE IDEA, THE CONCEPT AROUND THE FUTURE TRANSIT STATION, YOU DENSIFY THERE. 
          THIS IS JUST WHAT YOU DO IN PLANNING, UM, HOW, OR TRYING TO ASK THIS WITHOUT MAKING AN HOUR LONG ANSWER. 
          BUT ARE WE TAKING STEPS THAT WE THINK WILL MITIGATE THE POTENTIAL FOR THAT NOT TO BE DEVELOPED IN THE FUTURE? RIGHT? UH, OBVIOUSLY WE BUILD IN THE MARKET OR WE PLAN, THE MARKET HAS TO RESPOND, BUT ARE THERE THINGS WE THINK THAT ARE DIFFERENT ABOUT THIS THAT WON'T FALL INTO THE SAME ISSUES THAT THAT CENTRAL SMART STATION DID? WAS THAT JUST KIND OF A ONE-OFF SCENARIO WITH A PROPERTY OWNER OWNER? UM, JUST SO WHEN WE'RE CONSIDERING THIS UGB EXPANSION, WE'RE DOING THAT COUPLED WITH SOME POLICIES WHERE CONFIDENT WILL LEAD TO THE DEVELOPMENT THAT, THAT WE WANT OR THE, THE VISION THAT WE WANT THERE. 
          YEAH, WELL, YEAH, I THINK MOST SIMPLY, I THINK YES, WE'LL, WE'LL WRITE A SUB AREA POLICIES AND GUIDANCE THAT WE HOPE ARTICULATE THE VISION AND THE TYPE OF DEVELOPMENT WE WANNA SEE. 
          UM, I THINK THERE'S ALWAYS THE CHALLENGE OF DEVELOPMENT MARKET CYCLES. 
          I THINK THAT'S LARGELY WHAT HAPPENED TO THE DOWNTOWN STATION. 
          UM, DEVELOPMENT KIND OF COMES AND GOES IN CYCLES. 
          SO YOU CAN DO A PLAN AND THEN THE MARKET SAYS NO AND IT COMES BACK IN FIVE YEARS. 
          UM, SO THERE, THERE'S SOME ASPECT OF THAT OUT OF OUR CONTROL. 
          LIKE WE SAID, WE, WE WILL SET THE RULES, UM, AND THEN THE MARKET WILL RESPOND. 
          UM, I THINK THE CHALLENGE WILL BE IS, IS THE CITY HOPING FOR DEVELOPMENT THAT IS DENSER THAN THE MARKET IS INTERESTED IN? I ALSO THINK, I MEAN, LOOKING BACK AT SOME OF THE UPS AND DOWNS, UM, IN SPECIFICALLY WHAT THE SMART STATION, THIS CITY HAD AN IDEA AND A AND A COMMITMENT TO SEEING AFFORDABLE HOUSING AS PART OF THAT DEVELOPMENT. 
          AND THAT WAS NOT WHEN THE CITY ASSERTED THAT THE DEVELOPMENT WENT AWAY. 
          UM, SO THAT, THAT'S GOOD AND BAD. 
          I MEAN, IT DEPENDS ON HOW YOU LOOK AT IT. 
          SO WE STILL HAVE AN EMPTY PARCEL THERE, BUT WE DIDN'T END UP WITH A PARCEL BUILDING SOMETHING THAT DID NOT INCLUDE A COMPONENT OF AFFORDABLE HOUSING THAT THE COMMUNITY SAID, THIS IS IMPORTANT TO US AND THIS IS A NON-NEGOTIABLE. 
          THIS IS A KEY PROPERTY IN OUR DOWNTOWN NEXT DOOR STATION. 
          AND WE WANTED TO HAVE AFFORDABLE HOUSING AS PART OF THAT DEVELOPMENT. 
          SO JUST TO KIND OF PUT THE, THE SPIN ON IT TOO, 
          [03:55:02]
AND, AND WE STILL HAVE LOTS OF OPPORTUNITY, UM, MOVING FORWARD ON THAT SITE. 
          SO JUST, AND I KNOW THIS IS MANY MORE DISCUSSIONS TO BE HAD, I JUST WANT TO INJECT THAT IN THE CONVERSATION AS THE UGB IS, YOU KNOW, KIND OF HELD AS SACROSANCT, THAT WE'RE DOING EVERYTHING WE CAN. 
          IF WE'RE GONNA DO THIS, WE WILL REALLY BE FIRING ON ALL CYLINDERS TO BUILD OUT THE VISION THAT WE'RE, THAT WE'RE DOING THIS FOR. 
          UM, SO THANK YOU FOR THAT. 
          AFTER WE'RE DONE WITH THIS SECTION, CAN WE HEAR FROM THE PUBLIC BEFORE WE GO TO THE NEXT ONE? I WANTED US TO FINISH THE PRESENTATION BEFORE WE HEARD FROM, THERE WAS ONE MORE SECTION'S VERY SHORT. 
          OKAY, GREAT. 
          IT'S LIKE FIVE MINUTES. 
          PERFECT. 
          BUT I DID HAVE ONE MORE QUESTION, WHICH THIS DID REMIND ME. 
          I APOLOGIZE, BUT BECAUSE THE UPTOWN DISCUSSION CAME UP AND I JUST WANTED TO CLARIFY ONE THING. 
          THAT CHUNK KIND OF GOING FROM LIKE LOG ANITAS UPWARD FROM NOW, THE MULTIPLE PETALUMA WETLAND WATER FLOW PRESENTATIONS I'VE BEEN THROUGH, DIDN'T THE ARMY CORPS OF ENGINEERS WANT US TO DO EVEN LESS IN THAT AREA THAN WE'VE DONE NOW TO PROTECT THAT WHOLE CHUNK LESS DEVELOPMENT? YEAH, UH, THAT'S A GOOD QUESTION. 
          BUT IF YOU LOOK AT THE FLOODPLAIN MAP, A LOT OF THE AREA SORT OF SOUTH AND WEST OF THE BOULEVARD IS FLOOD IMPACTED. 
          SO I THINK NOT, NOT THE AREA SORT OF ON THE POST OFFICE AND THE CORONA SIDE, THAT AREA IS PRETTY MUCH OUTSIDE OF THE IMPACT. 
          BUT YEAH, I THINK THE CHALLENGE AND BEING FURTHER NORTH UP, YEAH, YEAH. 
          THE CLOSER YOU ARE TO 1 0 1 AND THE MOBILE HOMES IN PARTICULAR SEE A LOT OF IT FLOODING IMPACTS, UM, I THINK THAT'S A CHALLENGE. 
          THE SPECIFIC PLAN IS GONNA HAVE TO NAVIGATE, UH, IS IS IT EVEN DESIRABLE TO INTENSIFY THIS RIGHT KIND OF INDUSTRIAL AREA. 
          I, I, I THINK THAT'S SOMETHING THAT HAS TO BE CAREFULLY CONSIDERED GIVEN THE FLOODING THERE. 
          AND GIVEN THAT IT'S JUST AN AREA THAT, YOU KNOW, ACCOMMODATES A CERTAIN LEVEL OF BUSINESSES IN THE CITY, IT'S CLEARLY HIGHLY IN DEMAND. 
          SO YEAH, I THINK THE SPECIFIC PLAN, WE'LL HAVE TO WRESTLE WITH THAT. 
          OKAY. 
          WHICH MEANS THAT REALLY, IF WE'RE TALKING ABOUT DENSITY IN THE CITY, WE'RE REALLY LIMITED IF WE'RE GOING TO GO FURTHER IN THAT DIRECTION, REALLY LEFT WITH KIND OF CORE OF TOWN, CORE CORRIDORS, THAT SORT OF THING. 
          YEAH, I, YEAH, I ALSO THINK, YOU KNOW, THE FLOOD RESILIENCY FRAMEWORK WILL BE COMING OUT AND THE FLOOD RESILIENCY FRAMEWORK INCLUDES A LOT OF, UM, PRETTY, PRETTY, UM, SIGNIFICANT CHANGE TO WHERE DEVELOPMENT BASED ON THE FLOOD OH GOOD. 
          THE FLOOD INFORMATION WHERE DEVELOPMENT AND IF IN CERTAIN AREAS THEN GOOD. 
          SO WE'LL HAVE LIKE A FAIRLY CLEAR ROADMAP FOR AREAS WE NEED TO CLEARLY MARK OFF AND AVOID OR IF, IF DEVELOPMENT IS GONNA GO HERE, THEN IT NEEDS TO DO X, Y, AND Z. 
          GOT IT. 
          UM, THAT KIND OF THINGS. 
          AND THAT BEING BASED ON THE NEW MODELING WE'VE DONE BOTH FOR THE FLOOD, THE FLOOD, AND THE, UM, SLR. 
          PERFECT. 
          THANK YOU. 
          ALL RIGHT. 
          NEXT STEP. 
          ALL RIGHT. 
          FIVE MINUTES  TIMER NOW. 
          OKAY. 
          OKAY. 
          OUR LAST TOPIC, WHICH IS NOT TO BE FORGOTTEN, AND COVERS KIND OF A LOT OF THE AREAS IN THE MAP THAT WE'VE, UM, SKIPPED OVER. 
          YOU SAVED THIS FOR LAST. 
          YEAH, I KNOW. 
          IT'S, IT COULD BE THE WHOLE PRESENTATION. 
          ALRIGHT. 
          BUT IT'S NOT FOR DISCUSSION THIS EVENING. 
          UH, THAT'S TRUE. 
          FAIR POINT. 
          JUST SAY WE'RE NOT IGNORING THE ENTIRE REST OF THIS EVENING. 
          ALRIGHT, THANK YOU. 
          SO THE, UH, KIND OF ONE OF THE KEY, AND THIS AGAIN BUILDS OFF OF, UM, THE 15 MINUTE CITY CONCEPT THAT I, UM, DISCUSSED EARLIER. 
          SO THESE, THIS, THIS GOAL IS REALLY SINGULARLY ABOUT THIS ASPECT OF THE 15 MINUTE CITY, WHICH IS INFILLING EVOLVING AND DENSIFYING THE NEIGHBORHOODS THAT WE HAVE. 
          UM, AND THE TWO KEY STRATEGIES FOR THAT IS ONE, TO, TO TO CONTINUE TO PUSH FORWARD, UM, AND SUPPORT ADUS ACCESSORY DWELLING UNITS ON SINGLE FAMILY LOTS. 
          AND THE SECOND ONE IS TO, UM, WORK THROUGH STATE LAW SB NINE AND OTHER LAND USE REGULATIONS, UM, THAT APPLY TO SINGLE FAMILY ZONES TO PERMIT, UM, DUPLEXES, THREE UNITS AND FOUR UNIT TYPE CONFIGURATIONS, UM, AND POTENTIALLY BEYOND. 
          UM, SO KIND OF WHAT WE, WHEN WE'RE TALKING ABOUT NEIGHBORHOOD, NEIGHBORHOOD INFILL, HERE'S WHAT WE'RE TALKING ABOUT. 
          UM, TALKING ABOUT SOME EXAMPLES AND PRECEDENTS. 
          YOU KIND OF GO FROM THE TWO UNIT AND THE THREE AND FOUR UNIT AND THEN UP TO MORE INTENSE TYPES OF CONFIGURATIONS. 
          THESE ARE GENERALLY THE TYPES OF, UM, BUILDING TYPOLOGIES THAT WE SEE WHEN WE TALK ABOUT SINGLE FAMILY, NEIGHBORHOOD INFILL. 
          UM, STATE LAW, SB NINE, WHICH I'LL TALK ABOUT IN A SEC, REALLY FOCUSES ON THE TWO UNIT AND THE THREE AND FOUR UNIT, UM, TYPES OF OPPORTUNITIES. 
          UM, SO THOSE ARE OFTEN DUPLEXES EITHER SIDE BY SIDE OR ON TOP OF EACH OTHER, UH, STACKED TRIPLEX OR A FOUR UNIT WITHIN ONE BUILDING TYPE OF CONFIGURATION. 
          NEXT. 
          SO STATE LAW, SB 
          [04:00:01]
NINE, I THINK THIS BODY IS PROBABLY FAIRLY FAMILIAR WITH THIS MORE THAN THAN MOST FOLKS. 
          BUT JUST AS A QUICK REFRESHER, UM, THE STATE LAW, UH, SAYS THAT CITIES MUST ALLOW BY, RIGHT, IN OTHER WORDS, UH, NOT, NOT NON-DISCRETIONARY, UM, SORT OF AUTOMATIC APPROVAL OF TWO, TWO UNIT DUPLEXES AND OR A LOT SPLIT TO CREATE TWO SEPARATE LOTS WITHIN A SINGLE LOT FOR UP TO POTENTIALLY TWO DUPLEXES. 
          SO A TOTAL OF FOUR UNITS. 
          ESSENTIALLY THE LAW ALLOWS UP TO FOUR UNITS ON MOST SINGLE FAMILY LOTS. 
          UM, THIS APPLIES IN THE CITY'S SINGLE FAMILY ZONES, WHICH ARE SHOWN ON THE MAP AT RIGHT, THE RURAL, THE VERY LOW AND THE LOW DENSITY RESIDENTIAL. 
          UM, AS I'LL DISCUSS, THERE ARE SOME OPTIONS FOR PETALUMA TO GO FARTHER BEYOND THE STATE LAW. 
          THIS IS THE, THE MINIMUM STATE LAW ON THIS TOPIC. 
          BUT THERE PETALUMA CAN CHOOSE TO BE MORE AGGRESSIVE AND MORE PROGRESSIVE ON THIS ISSUE IF IT WISHES TO. 
          UM, SO JUST KIND OF THINKING ABOUT STATE LAW, SB NINE, THE CITY MUST IMPLEMENT IT, ITS STATE LAW. 
          UM, IT CAN ALLOW UP TO FOUR UNITS, BUT IT ESSENTIALLY REQUIRES YOU TO SPLIT YOUR LOT. 
          UM, TO DO THAT, TO GET UP TO FOUR UNITS THAT CAN BE VERY DIFFICULT, UM, FOR CERTAIN LOT TYPES OR LOT SIZES. 
          UM, IT CAN MAKE FOR THE BACK UNIT ACCESS, UM, SORT OF SUBOPTIMAL. 
          UM, SO AGAIN, PETALUMA CAN UH, SORT OF INCORPORATE THIS STATE LAW BUT ALLOW MORE, MORE FLEXIBILITY OR MORE OPTIONALITY TO TRY TO PROMOTE THIS TYPE OF 4, 2, 3 AND FOUR UNIT DEVELOPMENT. 
          UM, SO SOME OF THE QUESTIONS THAT WE'LL ASK THE COMMUNITY ARE, YOU KNOW, THERE'S THE STATE LAW THAT SAYS THE CITY SHOULD, IT HAS TO ALLOW FOUR UNITS ON LOTS. 
          SHOULD THE CITY CONSIDER ALLOWING MORE THAN FOUR UNITS ON THE LOTS. 
          AND OTHER CITIES HAVE DONE THIS IN DIFFERENT WAYS. 
          SOME HAVE DONE IT WITH A SLIDING SCALE OF DENSITY OR FAR. 
          UM, SO, YOU KNOW, SAY YOU HAVE A REALLY BIG LOT, 10,000 SQUARE FEET, YOU MIGHT BE ABLE TO DO SIX UNITS, FOR INSTANCE. 
          UM, AND THEN SIMILARLY, KIND OF GETTING BACK TO THE TWO AND THREE AND FOUR UNIT MIDDLE DENSITY AND FILL IS, ARE THERE OTHER STRATEGIES AND POLICIES THAT THE CITY CAN USE TO REALLY MAKE THOSE TYPES OF PROJECTS HAPPEN? WE HAVEN'T SEEN ACROSS THE STATE A LOT OF SB NINE PROJECTS, UM, BECAUSE OF SOME OF THE CHALLENGES OF LOT ACCESS AND THE SPECIFIC SORT OF REGULATIONS OF SB NINE. 
          BUT THE CITY COULD DO SOME TWEAKS ON ITS OWN TO KIND OF TRY TO OPEN UP MIDDLE DENSITY INFILL THE OTHER PI. 
          THE OTHER PIECE OF THIS SORT OF EVOLUTION OF NEIGHBORHOODS IS THAT WE WANT TO INFILL, UM, NON-RESIDENTIAL USES INTO THE NEIGHBORHOOD. 
          SO THIS IS A COUPLE OF DIFFERENT WAYS WE COULD ALLOW JUST BY ZONING, ALLOW CERTAIN SIZES OF RETAIL OR PUBLIC USES IN RESIDENTIAL ZONES. 
          THE NEXT WOULD BE TO ALLOW OR, UM, LESSEN THE REQUIREMENTS AROUND HOME OCCUPATIONS, WHICH YOU CURRENTLY HAVE TO SEEK A PERMIT FROM THE CITY. 
          SO WE COULD DECIDE TO, UM, RE REDUCE THAT OR ELIMINATE THE REQ, THOSE REQUIREMENTS TO FACILITATE MORE HOME BUSINESSES AND OCCUPATIONS. 
          AND THEN THE LAST ONE IS SORT OF TO, UH, PUSH FORWARD AND TO CONTINUE TO ADVANCE LIVE WORK, WORK LIVE, UM, BY ALLOWING IT IN MORE ZONES OR POTENTIALLY, UM, YOU KNOW, AGAIN, TWEAKING THE ZONING CODE TO MAKE SURE THAT, THAT THERE'S NO CONSTRAINTS OR BARRIERS TO DOING LIVE WORK. 
          UM, SO THIS IS A VERY SORT OF SIMPLE QUESTION THAT ENCOMPASSES THOSE OTHER POINTS, WHICH IS JUST THAT SHOULD THE CITY BE MORE FLEXIBLE, UM, WITH SOME OF ITS PERMISSIONS AND ITS REQUIREMENTS, UM, AROUND THINGS LIKE, UH, HOME OCCUPATIONS, THE LIVE WORK AND OTHER REQUIREMENTS. 
          SO SORT OF MORE FLEXIBLE, BUT AGAIN TO THE, THE POTENTIAL DETRIMENT OF THE MARKET CHOOSING MORE FLEXIBILITY. 
          THAT'S IT. 
          FIVE MINUTES. 
          GREAT TIME. 
          YOU WERE GREAT. 
          . 
          I'M GONNA THANK YOU COOKIES. 
          . 
          VERY GOOD. 
          THAT WAS INCREDIBLE. 
          THANK YOU. 
          THANK YOU. 
          OKAY, SO THEN THIS IS THE ACTUAL QUESTIONS THAT WE WISH FOR THIS GROUP TO DEBATE. 
          AND I'VE HEARD, UH, SO YES, THE QUE THE FOUR QUESTIONS ON THE LEFT. 
          AND I'VE HEARD, UM, I THINK A LOT OF DISCUSSION AROUND, UH, BULLET POINTS THREE AND FOUR AS WE'VE GONE THROUGH. 
          I'VE HEARD SOME TWEAKS ABOUT SOME OF THE CENTERS. 
          UM, BUT I'D BE INTERESTED TO STEP BACK AND HEAR FROM THE COMMISSION ABOUT THE BROAD CONCEPT AND APPROACH THAT WE'VE ARTICULATED AND IF, IF, IF THAT RESONATES WITH THE GROUP. 
          THANK YOU. 
          AFTER PUBLIC COMMENT. 
          THANK YOU. 
          I WAS GONNA SAY, I WOULD LIKE TO MOVE TO PUBLIC COMMENT FOR THE FOLKS WHO HAVE PATIENTLY WAITED. 
          I SEE VERONICA COMING UP RIGHT NOW. 
          UM, ARIEL, IF YOU COULD, WE RECEIVED ONE PUBLIC COMMENT PRIOR TO THE MEETING. 
          IT IS POSTED ONLINE AND IT'S AVAILABLE IN THE BACK FOR VIEWING. 
          THANK YOU VERY MUCH. 
          I MEAN, YOU WILL NEED TO IN THE END, BUT YOU CAN JUST COME RIGHT UP. 
          [04:05:02]
AND FOR THE CAMERA AND THE RECORD, THIS IS VERONICA. 
          SO MUCH FOR THE PRESENTATION AND THE DISCUSSION. 
          UM, LOOK, I THINK I HAVE A LOT TO SAY ABOUT ALL THIS AND IT WAS VERY PACKED, BUT UM, YOU KNOW, I THINK ONE OF OUR MAIN QUESTIONS WE HAVE IS IN OUR GENERAL PLAN, IT'S 20 YEARS AHEAD, IS, UM, ONE OF THE THINGS THAT HAS REALLY BEEN ON MY MIND AND THAT IS HOW DO WE ACTUALLY EXPLAIN DENSITY TO THE COMMUNITY? BECAUSE  AS PLANNERS AND PEOPLE THAT ARE INVOLVED, WE'RE STILL TRYING TO FIGURE OUT WHAT THAT LOOKS LIKE. 
          SO I FEEL LIKE WE NEED TO ACTUALLY UNPACK DENSITY 'CAUSE WE KEEP TALKING ABOUT IT AND WE NEED TO TALK ABOUT HEIGHTS BECAUSE THOSE ARE THE TWO THINGS THAT FREAK EVERYONE OUT. 
          AND WE NEED TO UNPACK IT IN SUCH A WAY THAT IS EXPLAINED SO THAT IT'S ACTUALLY GONNA MAKE PEOPLE FEEL GOOD AND THAT WE'RE GONNA HAVE A BEAUTIFUL TOWN STILL. 
          THAT'S REALLY WHAT THEY'RE AFTER, IS KNOWING THAT THAT'S GONNA HAPPEN. 
          AND I CAME ACROSS AN ARTICLE, UM, FROM AN ARCHITECT WHO TALKED ABOUT, UM, OUR OBSESSION WITH DENSITY AT THE MOMENT. 
          THERE'S CONVERSATION ABOUT DENSITY AND HEIGHTS AND THAT ACTUALLY BUILDING LIVABLE NEIGHBORHOODS DOESN'T NECESSARILY EQUATE HEIGHT AND DENSITY. 
          DENSITY, YES, BUT NOT HEIGHT. 
          SO, UM, HE SAYS, UM, URBAN DENSITIES ARE IMPORTANT, BUT THE QUESTION IS HOW HIGH AND IN WHAT FORM. 
          'CAUSE THEY CAN COME OUT IN DIFFERENT FORMS AND STILL ACHIEVE DENSITY. 
          SO THERE'S AN ARCHITECT IN, UM, ARKANSAS, I THINK, OR TENNESSEE, THAT CAME OUT TO, UM, URBAN CHAT WHO TALKED ABOUT HOW YOU CAN ACHIEVE DENSITY, BUT YOU DON'T NECESSARILY HAVE TO GO TO HEIGHT. 
          AND I THINK THAT WOULD MAKE, UM, MORE VIBRANT STREETS AND SERVICES AND LOCAL NEEDS SHOULD BE OUR FOCUS AND OUR, AND OUR PLACEMAKING RATHER THAN FOCUSING ON HEIGHT, HEIGHT, HEIGHT. 
          BECAUSE I THINK THAT'S WHAT PEOPLE ARE REALLY GETTING  UPSET ABOUT IN THE COMMUNITY. 
          AND I THINK WE NEED TO LISTEN TO THAT AND WE NEED TO HAVE THAT CONVERSATION BECAUSE I THINK A 15 MINUTE NEIGHBORHOOD ESSENTIALLY IS SAYING, HOW CAN WE THICKEN THE NEIGHBORHOODS? HOW CAN WE MAKE THEM BETTER FOR THE PEOPLE WHO LIVE THERE? WE'RE NOT NECESSARILY TALKING ABOUT, YOU KNOW, BULLDOZING THE WHOLE TOWN  AND SAYING, LET'S LET'S PUT IN ALL THIS DENSITY. 
          I THINK THAT'S, UM, YOU KNOW, WE HAVE THOSE FOUR DIFFERENT AREAS THAT WE'RE LOOKING AT ACTUAL UNITS THAT WE'RE GONNA BE ABLE TO ACHIEVE OVER, OVER THE NEXT 25 YEARS. 
          BUT WE DON'T NEED ALL OF THEM. 
          WE'VE ALREADY BEEN TOLD THAT WE'VE WE'RE GONNA HAVE, BE ABLE TO ACHIEVE ENOUGH, UM, HOUSING. 
          AND THEN THERE'S THE OTHER PART IS THE ECONOMIC PIECE. 
          OUR ECONOMICS AREN'T GONNA LOOK LIKE THEY ARE RIGHT NOW. 
          THE WINE INDUSTRY IS TANKING. 
          NOBODY'S DRINKING WINE IN THE AGE GROUP. 
          THE MILLENNIALS AND AND YOUNGER AREN'T DRINKING WINE. 
          THEY'RE, THE WINE INDUSTRY IS GONNA PROBABLY, YOU KNOW,  DECREASE AS TIME GOES ON 'CAUSE PEOPLE AREN'T DRINKING WINE. 
          SO WE'VE GOT A WINE TOURISM AS, AS ONE OF OUR THINGS FOR 20. 
          SORRY, YOUR TIME IS UP. 
          OH, THANK YOU VERY MUCH FOR YOUR PUBLIC COMMENT. 
          DO WE HAVE OTHERS WHO WANTED TO SPEAK? THANK YOU. 
          OH, AND VERONICA, IF YOU HAVEN'T ALREADY, PLEASE PUT YOUR YELLOW CARD IN. 
          UH, SAME WITH YOU, SIR. 
          UH, GOOD EVENING. 
          UH, MR. CHAIRMAN, MEMBERS OF THE COMMISSION AND CITY COUNCIL. 
          UH, MY NAME IS DOUG LEDOR. 
          UH, I BECAME INVOLVED IN TWO PROPERTIES ON CORONA WAY CORONA ROAD, UH, FOUR 70 AND 4 98 CORONA, WHICH LIE ON THE SOUTH SIDE ALMOST DIRECTLY ACROSS THE STREET FROM THE URBAN, UH, BOUNDARY, UH, EXPANSION, UH, PROPOSAL OR CONSIDERATION. 
          UH, AND I WAS HERE TO, TO REALLY BRING TO THE ATTENTION OF THE COMMISSION OF THIS PARTICULAR AREA. 
          NOW I'M A LITTLE CONFUSED. 
          THERE'S A LOT TO ABSORB HERE, BUT, UM, IT, THERE'S A 10 ACRE, OUR PARCEL'S, BASICALLY 10 ACRES. 
          IT'S WITHIN THE URBAN GROWTH BOUNDARY. 
          UH, IT'S SURROUNDED ON THREE SIDES BY EXISTING RESIDENTIAL. 
          UH, AND I THINK MOST IMPORTANTLY, UH, IT'S WITHIN 1500 FEET OF THE TRAIN STATION, THE CORONA STATION. 
          SO I DO THINK RIGHT NOW IT'S, UH, GENERAL PLAN, VERY LOW DENSITY, WHICH IS A MAXIMUM OF TWO UNITS TO THE ACRE. 
          UM, AND I, I THINK IT'D BE PRUDENT FOR, UH, THE COMMISSION TO TAKE A LOOK AT, UM, MAYBE A, A LAND USE, UH, UH, ADJUSTMENT. 
          UM, AND NOW AFTER HEARING ABOUT, UM, I'M AWARE OF THE SPECIFIC PLAN. 
          I'M KIND OF WONDERING, I, I GUESS, UH, IT SEEMS LIKE EVERY DIAGRAM I LOOK AT WE'RE BEING DRAGGED INTO THE URBAN BOUNDARY, UM, EXPANSION. 
          AND WE DON'T NEED THAT TO DEVELOP OUR PARCEL. 
          UM, 
          [04:10:01]
I KNOW THAT, UH, IT, IT LOOKS LIKE CONSIDERING THIS WHOLE AREA OUT THERE, YOU'RE GONNA DO THE, UH, URBAN BOUNDARY ADJUSTMENT. 
          IT'S EITHER GONNA HAPPEN OR NOT HAPPEN. 
          AND THEN I'M WONDERING, IS IT THE GENERAL PLAN THAT COMES NEXT, UH, OR THE SPECIFIC PLAN? AND IF IT'S A SPECIFIC PLAN, IT SEEMS LIKE IT WOULD BE THE TAIL WAGGING THE DOG. 
          UM, SO I, I THINK IT WOULD BE APPROPRIATE TO LOOK AT OUR PARCEL WHETHER, UM, BECAUSE THE URBAN, UH, BOUNDARY ADJUSTMENT MAY NEVER HAPPEN. 
          UM, AND IF SO, WE'RE STUCK WITH VERY LOW DENSITY, UH, DESIGNATION. 
          AND I JUST DON'T THINK IT'S APPROPRIATE. 
          IT'S A 10 ACRE SITE. 
          UM, IF IT WAS EVEN LOW DENSITY RESIDENTIAL, UM, YOU KNOW, YOU COULD CONFORM WITH YOUR R TWO OR YOUR MORE, UM, UH, CREATIVE, I GUESS R THREE ZONING. 
          AND YOU COULD PROBABLY DO SOME NICE, AFFORDABLE, SMALLER SINGLE FAMILY HOMES THERE OR DUETS. 
          UM, SO, UH, I GUESS I'M NOT REALLY SURE I HAVE QUESTIONS OTHER THAN I'M NOT SURE THE SEQUENCE OF THINGS AND WHETHER OR NOT THE COMMISSION THINKS IT'S APPROPRIATE TO MAYBE LOOK AT THIS PIECE A LITTLE SEPARATE FROM THE URBAN BOUNDARY ADJUSTMENT. 
          THANK YOU. 
          THANK YOU VERY MUCH, SIR. 
          UH, ONE THING I JUST WANTED TO CLARIFY, IT'S ALWAYS GONNA BE GENERAL PLAN, THE AREA SPECIFIC PLAN. 
          'CAUSE WE HAVEN'T AGREED TO AN EXPANSION YET, SO YOU DON'T HAVE TO WORRY ABOUT THE DOG WAGGING THE TAIL IN THIS CASE. 
          OKAY. 
          UM, UH, THE OTHER THING I WAS GONNA SAY, I WOULD HIGHLY RECOMMEND LEAVING YOUR INFORMATION WITH STAFF SO THAT YOU'RE ABLE TO DISCUSS THIS IN MORE DETAIL. 
          'CAUSE THEN IT MIGHT EVOLVE INTO SOMETHING THAT WE COULD TAKE A LOOK AT DOWN THE ROAD. 
          OKAY. 
          THAT WOULD BE THE STARTING POINT. 
          OKAY. 
          GOOD. 
          THANK YOU. 
          MM-HMM. 
          , UH, DO WE HAVE ANY OTHER PUBLIC COMMENTS? ARE YOU, IS THAT YOU? OKAY. 
          FAIR ENOUGH. 
          ALL RIGHT. 
          UH, WITH THAT, WE WILL CLOSE PUBLIC COMMENT. 
          I JUST WANT TO SAY, AS AN ASIDE THOUGH, MILLENNIALS DRINK PLENTY OF WINE. 
          I I NOT DISAGREEING WITH ALMOST ANYTHING OTHER THAN UNFORTUNATELY MILLENNIALS DO DRINK PLENTY OF WINE. 
          IT'S KIND OF ALL WE HAVE LEFT. 
          UM, BUT OUTSIDE OF THAT, I'LL CLOSE PUBLIC COMMENT. 
          UH, WE ARE GETTING PRETTY CLOSE TO 10 30. 
          I WANTED US TO VOTE ON DOING TWO THINGS. 
          ONE, TO EXTEND THE MEETING PAST 11, SO WE CAN GET THROUGH OUR NEXT ITEM. 
          BUT THE SECOND PART, WHICH IS WHAT I'M HOPING WILL SELL EVERYONE ON THIS, IS TO MOVE ITEM FOUR TO A CONTINUATION TO THE NEXT MEETING. 
          SO WE JUST GET THROUGH THE FORMING OF AD HOCS TONIGHT. 
          WE CAN HAVE THAT DISCUSSION FOR ITEM FOUR AT THE NEXT MEETING. 
          DOES THAT WORK FOR EVERYBODY? YEAH. 
          RIGHT. 
          SO, UH, CHAIR, I BELIEVE WE'D LIKE TO DO TWO MOTIONS. 
          ONE, THE FIRST MOTION WOULD BE TO, UM, FOR THE COMMISSION TO AGREE TO CONSIDER ITEM THREE. 
          AND THEN ITEM FOUR WOULD AUTOMATICALLY CONTINUE IF YOU CHOOSE NOT TO CONSIDER ITEM FOUR AFTER 10 30. 
          AND THEN THE SECOND, AND THEN VOTE. 
          AND THEN THE SECOND MOTION WOULD BE TO CONTINUE THE MEETING PAST 11. 
          THERE YOU GO. 
          GREAT. 
          THANK YOU. 
          I'LL MAKE THE FIRST MOTION AS DESCRIBED. 
          I'LL SECOND. 
          GREAT. 
          LET'S GET CLOSER TO 11 BEFORE WE, OR HOW ABOUT QUARTER TILL? ALL RIGHT. 
          BEFORE WE EXTEND IT. 
          'CAUSE I WANNA SEE, I, I'M COUNTING MY TIME. 
          I DON'T THINK IT'S GONNA TAKE THAT LONG. 
          . 
          OH, FAIR ENOUGH. 
          FAIR ENOUGH. 
          COMMISSIONER BAUER, ABSENT. 
          COMMISSIONER MOSES? YEP. 
          COMMISSIONER MCCARLEY. 
          YES. 
          COMMISSIONER KUSON? YES. 
          COMMISSIONER WIMAN. 
          ABSENT. 
          COUNCIL MEMBER CATER THOMPSON. 
          YES. 
          CHAIR HOOPER. 
          YES. 
          THE MOTION HAS PASSED. 
          ALRIGHT. 
          TAKING COUNCIL MEMBER'S POINT, WE WILL WAIT UNTIL WE GET CLOSER BEFORE WE MAKE THE NEXT MOTION, BUT WE ARE GOING TO HAVE A TWO MINUTE BIO BREAK FOR, FOR FOLKS AND THEN WE'LL COME BACK. 
          THANK YOU EVERYBODY. 
          WE ARE BACK AND READY TO MOVE INTO DISCUSSION TIME. 
          SO WE HAVE THE QUESTIONS THAT ARE BEFORE US AND BEING MINDFUL OF HOW PUNCHY FOLKS HAVE STARTED TO FEEL AS WE GET INTO THIS HOUR. 
          UH, I WANT TO REALLY DIRECT OUR COMMENTS AND OUR QUESTIONS AT THIS PHASE. 
          I'M NOT GONNA BE HIGHLY RESTRICTIVE OR PRESCRIPTIVE. 
          THIS IS JUST FOR THE COMMISSIONERS TO EVALUATE. 
          BASED ON THE FULL LENGTH OF THE PRESENTATION WE RECEIVED. 
          DO WE THINK THESE QUESTIONS ARE WITHIN TARGET NEED MODIFICATION 
          [04:15:01]
OR IS SOMETHING MISSING? UH, WITH THAT IN MIND, I'M GONNA START WITH CHAIR. 
          DOES I, I WAS WONDERING WHERE WAS RON GOING TO RECAP IS THAT WE THOUGHT, WE THOUGHT IT MIGHT BE HELPFUL JUST TO RECAP A LITTLE BIT LIKE THE PLANNING COMMISSION'S ROLE AND REVIEW MOVING FORWARD SO THAT YOU DON'T FEEL LIKE THIS IS YOUR ONE CHANCE TO SAY EVERYTHING ON ALL THE DETAILS. 
          SO RON, CAN YOU RECAP THAT A LITTLE BIT? YEAH. 
          UM, JUST, AGAIN, THE PURPOSE TONIGHT WAS TO HELP US ENSURE THAT WE ARE THINKING ABOUT THE RIGHT AREAS. 
          UH, PRIMARILY IT'S, IT'S REALLY THESE FOUR QUESTIONS ON THE LEFT THAT WE WERE INTERESTED IN YOUR FEEDBACK ON. 
          AND THIS IS, AGAIN, A CONVERSATION IN PREPARATION FOR GOING TO THE PUBLIC AND HAVING ALL OF THESE DISCUSSIONS ABOUT EACH OF THESE AREAS AND ADDRESSING BOTH THE LAND USE AND POLICY QUESTIONS THAT TROY ELUCIDATED DURING HIS AREA BY AREA ANALYSIS. 
          SO THAT IS TO COME WHERE THEY'RE GONNA GATHER ALL THAT INPUT, PREPARE, UM, A LAND PROPOSED LAND USE CHANGE MAP FOR YOU AND COME BACK TO YOU WITH THAT INFORMED BY ALL THE PUBLIC INPUT. 
          AND SO YOU'LL HAVE THAT ADDITIONAL OPPORTUNITY TO WEIGH IN ON ALL THE QUESTIONS THAT TROY LAID OUT. 
          UM, PLUS I ASSUME THERE'LL BE AT LEAST ONE MEETING FOCUSED SPECIFICALLY ON THE LAND USE POLICY FRAMEWORK IN WHICH YOU'LL FIND MANY OF THE POLICY QUESTIONS THAT ARE LAID OUT TONIGHT. 
          AND THAT WILL BE A GREAT OPPORTUNITY TO TAKE A DEEPER DIVE INTO THOSE SPECIFICALLY. 
          AND SO REALLY WHAT'S MOST HELPFUL FOR US TONIGHT IS THESE FOUR QUESTIONS IN PREPARATION FOR PUBLIC DISCUSSION. 
          ARE WE GENERALLY, YOU KNOW, ARE THERE, ARE THERE ANY AREAS MISSING THAT WE SHOULD BE ASKING THE PUBLIC ABOUT THAT WE HAVEN'T? AND THAT COULD BE 15 MINUTE OR AREAS OF CHANGE THAT WE'VE TALKED ABOUT, THAT'S PROBABLY THE MOST IMPORTANT. 
          AND THEN IS THERE ANYTHING, AND THIS IS THE FIRST TWO BULLETS ON THE SCREEN, IS THERE ANYTHING OFF ABOUT PROPOSING TO THE COMMUNITY THAT WE JUST TAKE THIS GENERAL CITYWIDE APPROACH TO DE DE INTENSIFYING IN SOME AREAS, PARTICULARLY AROUND THE RIVER INTENSIFYING IN OTHERS? AND IS A SUB QUESTION OF THAT IS, IS THE GENERAL RESILIENCE APPROACH, RIGHT? UM, WE'RE SENSITIVE TO, TO THAT FIRST ONE IN PARTICULAR. 
          WE DON'T WANNA OPEN UP QUESTIONS IN THE COMMUNITY THAT WE THINK MIGHT, YOU KNOW, TAKE PEOPLE OFF IN THE WRONG DIRECTION OR BE, BECOME LESS PRODUCTIVE THAN THEY COULD OTHERWISE BE. 
          VERY MUCH APPRECIATED TONIGHT, THE COMMENTS ABOUT COMMUNICATION AND HOW TO FRAME THINGS AND HOW TO HELP PEOPLE VISUALIZE THINGS. 
          THAT'S ALL GREAT. 
          AND THAT'S PART OF OUR CHECK-IN HERE TONIGHT IS WE KIND OF WANT TO MAKE SURE THAT WE'RE ASKING ABOUT THE RIGHT AREAS, ASKING THE SORTS OF RIGHT QUESTIONS. 
          DON'T WANNA DIVE INTO THOSE QUESTIONS TONIGHT, BUT WE'RE ASKING FOR YOUR GUIDANCE AND, AND AND, AND HELP US GET, GET THE COMMUNITY CONVERSATION RIGHT. 
          THANK YOU. 
          THAT'S A GREAT WAY OF FRAMING THAT. 
          WE'RE HELPING YOU SET THE MENU AND WE'LL GET A SHOT AT THE MAIN COURSE A LITTLE BIT LATER ON. 
          UH, WHO WOULD LIKE TO KICK US OFF IN THIS DISCUSSION? GO AHEAD DARREN. 
          OKAY. 
          UH, SO FIRST I JUST WANNA SAY I HAD SOMEONE SEND ME A TEXT, GET EXCITED. 
          THIS SHOULD BE AN EXCITING PROCESS. 
          AND I, I REALLY THINK SO. 
          I THINK THERE'S A LOT OF EXCITING THINGS TO TALK ABOUT HERE. 
          I THINK FROM SEEING A LOT OF THE GPAC MEETINGS, A LOT OF THAT DISCUSSION IS REALLY FAITHFULLY REPRESENTED AND IT'S GREAT TO SEE THIS OUTPUT AND REALLY THE WHAT IF SCENARIOS YOU SHOWED NEAR THE BEGINNING. 
          UH, MAKE ME REALLY OPTIMISTIC. 
          SOMETIMES WE THINK THAT WE'RE KIND OF CONSTRAINED INTO THE GROUND TO A CERTAIN FUTURE, BUT I DO THINK WE HAVE A CHANCE TO KIND OF DECIDE A LOT MORE ABOUT WHAT OUR VISION IS AND WE HAVE THE CAPACITY TO MEET A LOT OF THE NEEDS THAT THAT USUALLY CONSTRAIN US. 
          SO REALLY EXCITED OVERALL ABOUT THE PRESENTATION. 
          UM, JUST WANNA GIVE THAT BACKDROP AND THEN I, YOU KNOW, FOR ME, I THINK, I DON'T WANNA TALK 15 MINUTE NEIGHBORHOODS TO DEATH, BUT ONE THING THAT KEEPS STICKING WITH ME, YOU KNOW, IN, IN TALKING ABOUT IS THIS AN EXISTING CULTURAL CENTER THAT WE'RE IDENTIFYING AND SAYING HOW CAN WE CULTIVATE AND STRENGTHEN THIS? OR HERE'S WHERE WE'RE CREATING A NEW CENTER THAT WE WANNA BE A GATHERING POINT, WHETHER THAT'S RETAIL OR COMMUNITY. 
          I REALLY WANT US TO KIND OF TAKE A HARD LOOK AT THE 15 MINUTE NEIGHBORHOOD IDEA AND DECIDE IF, IF THAT'S THE NAME, IS IT A SET OF POLICIES THAT GET US MORE FLEXIBLE LAND USE IN LIKE THE SEA OF RESIDENTIAL THAT ALLOW FOR NEW CULTURAL CENTERS TO EMERGE AND THEN IDENTIFY THOSE. 
          IT WAS SOMETHING THAT DAVE ALDEN SAID AT A GPAC MEETING WHERE HE WAS BASICALLY WARY OF LIKE OVER-PLANNING, TRYING TO OVERPLAN TOO MUCH NEIGHBORHOODS 
          [04:20:01]
WHEN HUMAN ACTIVITY NATURALLY EMERGES IF WE CULTIVATE THE RIGHT ENVIRONMENT. 
          UM, SO I JUST WANT TO KIND OF TAKE THAT THINKING INTO IT. 
          I I, NOT SAYING THAT WE NECESSARILY THROW OUT THE WHOLE CONCEPT, THERE'S A LOT OF GOOD THERE, UM, BUT IT'S ALSO A NEW CONCEPT, RIGHT, THAT WE HAVEN'T HEARD A LOT IN CIVIC PLANNING. 
          HERETOFORE, I DON'T KNOW A TON OF CITIES. 
          AND SO MAYBE IT'S JUST GIVING MORE EXAMPLES LIKE WE'VE SAID, UH, BUT I JUST WANNA MAKE SURE WE REALLY PUT THAT CONCEPT UNDER THE MICROSCOPE AND SEE ARE THERE PARTS OF THIS WE LIKE AND DO WE REBRAND IT OR REALLY, REALLY TAKE AN ASSESSMENT OF THAT. 
          UM, IN THAT VEIN, I LOVE DEFINING DENSITY CONCEPT IS SHOWING DIFFERENT TYPES OF DENSITY, WHAT DENSITY MEANS IN DIFFERENT CONTEXTS. 
          THERE ARE TYPES OF GENTLE DENSITY WITH STREET TREES AND DUPLEXES THAT DON'T SCARE ANYONE. 
          SO I THINK DEFINING THOSE DIFFERENT CONTEXTS IS A GREAT, I WANT TO ECHO THAT IDEA FROM DIFFERENT COMMISSION MEMBERS IN THE PUBLIC. 
          UM, I ALSO LIKE CALLING OUT ANY, AND THAT MAYBE THIS IS COMING IN THE DOCUMENT, UH, THE DRAFT POLICY DOCUMENT PINCH POINTS WITH STATE REGULATORY FRAMEWORKS, SUPER HELPFUL TO KNOW WHERE WE'RE LIMITED. 
          SO IT MAKES THE DISCUSSION PRETTY STRAIGHTFORWARD. 
          UM, I ALSO, I ALSO WANT TO JUST CALL OUT, YOU KNOW, LAND USE POLICIES THAT SUPPORT OUR NATURAL STRENGTHS OR MA OUR NATURAL STRENGTHS FOR MANUFACTURING AND AGRICULTURE. 
          I APPRECIATED THAT BEING IN THE ECONOMIC ANALYSIS. 
          UM, AND I'D LOVE TO SEE HOW THAT SHOWS UP LATER WITH THAT, I'M A LITTLE RESONANT RETICENT TO BRING FORWARD THE HUNT AND BARONS AND THE HISTORICAL AG CENTERS ONLY BECAUSE I DIDN'T SEE CONSENSUS ON THAT AT GPAC. 
          WE HAVEN'T NECESSARILY ENGAGED PROPERTY OWNERS. 
          MAYBE THERE'S A COUPLE STEPS WE NEED TO TAKE BEFORE THAT GETS BROUGHT FORWARD, BUT I JUST THINK, YOU KNOW, WE DON'T NECESSARILY WANNA SPREAD OURSELVES TOO THIN AND WE'VE GOT A LOT, I THINK A LOT OF GOOD AREAS IDENTIFIED. 
          UH, SO NOW TO KIND OF GO IN THE FORMAT OF YOUR FOUR QUESTIONS HERE, I JUST WANTED TO SAY THOSE PIECES. 
          UM, I SUPPORT THE GENERAL APPROACH HERE. 
          UM, AREAS IDENTIFIED, DEFINITELY APPROPRIATE IN MY MIND. 
          YOU KNOW, WHERE WHERE THINGS LIKE THE HISTORIC DOWNTOWN, WHATEVER WE END UP CALLING THAT I THINK IT HAS TO BE TALKED ABOUT AND THIS IS THE VENUE, UM, DE INTENSIFYING WHILE INTENSIFYING OTHERS. 
          I THINK YOU PICK THE RIGHT AREAS IN THAT RESPECT. 
          I WOULD BE INTERESTED IN THAT. 
          NO NET LOSS, WHETHER THAT MAKES IT TO PUBLIC COMMS OR WHETHER JUST FOR US TO UNDERSTAND WHAT ARE OUR DEAD SET REQUIREMENTS THERE. 
          YOU KNOW, DO WE NEED ALL THE CORE AND THE DOWNTOWN AND SMART AND CORONA TO MAKE UP FOR DOWN ZONING SOME OF THESE OTHER PLACES LIKE THE RIVER THAT I THINK A LOT OF PEOPLE ARE PASSIONATE ABOUT. 
          UM, AND SO YEAH, DEFINITELY THE RIGHT AREAS TO BRING FORWARD. 
          AND I SAID MY PIECE ON 50 MINUTE NEIGHBORHOODS. 
          UH, SO THAT'S IT. 
          BUT YEAH, JUST WANNA EXCITING. 
          GREAT PRESENTATION. 
          THANK YOU GUYS. 
          I'M SORRY, I DID WANNA ASK DID YOU HAVE THOUGHTS ON THE QUESTIONS SPECIFICALLY? YOU MEAN THE QUESTIONS THAT ARE BEING ASKED TO THE PUBLIC? NO, I MEAN, 'CAUSE THEY REALLY WANT US TO GIVE FULL FEEDBACK ON THESE QUESTIONS BEING ASKED TO THE PUBLIC. 
          I APPRECIATE THAT WAS ALL GREAT, BUT I WANNA MAKE SURE STAFF GET FEEDBACK FROM EACH ONE OF US ON THESE QUESTIONS ON THESE FOUR MM-HMM,  WELL THAT'S WHAT I JUST RAN THROUGH. 
          SO SUPPORT THE GENERAL RESILIENT APPROACH. 
          YES. 
          THE GENERAL RESILIENCE APPROACH. 
          I LIKED, DO WE SUPPORT DE INTENSIFYING RIVER ADJACENT AREAS? AGAIN, I THINK I JUST SAID THAT, UH, YES. 
          I SUPPORT THAT AGAIN WITH THAT KNOWN NET LOSS PIECE BEING GOOD CONTEXT TO SHOW WHAT OUR LIMITS ARE. 
          ARE THEY THE RIGHT AREAS TO BRING THE PUBLIC? ABSOLUTELY. 
          MAYBE I JUST TALKED TOO FAST. 
          ABSOLUTELY. 
          I DON'T REALLY THINK THERE'S ANY BIG AREAS MISSING. 
          HAVE WE IDENTI IDENTIFIED THE RIGHT 15 MINUTE ACTIVITY CENTERS. 
          AGAIN, THAT KIND OF GOES TO MY CONTEXT PIECE ON REALLY UNDERSTANDING THE 15 MINUTE NEIGHBORHOOD CONCEPT. 
          AND MAYBE THERE'S JUST SOME ELEMENT OF SHOWING WHAT THAT LOOKS LIKE, DEFINING A COUPLE OF THE DIFFERENT CENTERS. 
          SO I'M WORRIED I JUST REPEAT IT MYSELF. 
          BUT THOSE ARE THE YEAH, THOSE ARE MY ANSWERS SPECIFICALLY FOR THOSE FOUR. 
          PERFECT. 
          THANK YOU. 
          JUST WANNA MAKE SURE WE DIDN'T LOSE ANYTHING. 
          WHO WANTS TO GO NEXT? ROGER? UH, I I SUPPORT THE GENERAL RESILIENCE APPROACH. 
          I THINK THAT'S A, THAT'S REASONABLE. 
          UM, I AGREE WITH DETEN INTENSIFYING THE RIVER, HOWEVER, THE RIVER IS A HUGE AMENITY. 
          SO I'M, I'M A LITTLE BIT, UM, YOU KNOW, DEVELOPMENT WANTS TO BE NEXT TO THE RIVER. 
          SO IF THERE'S SOME WAY TO KIND OF, IF YOU DE INTEN INTENSIFY A CERTAIN PARTS OF THE RIVER, ALLOW DEVELOPMENT TO, TO TAKE ADVANTAGE OF THAT AND KIND OF BE LINKED TO THE RIVER IN SOME WAY VISUALLY OR PHYSICALLY. 
          BUT, UM, I MEAN THE RIVER IS WHAT MAKES THIS TOWN SPECIAL. 
          AND SO I THINK HOUSING, A LOT OF HOUSING WANTS TO BE ON THE RIVER. 
          AND SO I THINK THAT'S SOMETHING TO CONSIDER. 
          UM, I, UH, I THINK POTENTIAL LAND USE DESIGNATIONS ARE APPROPRIATE. 
          I'M A LITTLE CONCERNED WITH THE REALITY OF THE MARKET AND, AND HOW MUCH HIGH DENSITY HOUSING WE THINK WE CAN GET OR WOULD LIKE AND IF IT DOESN'T HAPPEN AND WHAT DO WE END UP WITH. 
          UH, AND ALSO 
          [04:25:01]
I THINK, UM, I THINK THE, THE QUA THE QUALITY OF THE PUBLIC CORRIDORS OF PETALUMA ARE, ARE WHAT WILL MAKE PETALUMA AT A TOWN. 
          UH, D STREET IS A QUALITY STREET BECAUSE OF THE TREES AND, AND THE LAND USE AND THE DESIGN. 
          PETALUMA BOULEVARD SOUTH IS A MESS. 
          AND IT'S, IT'S, IT'S AN INDUSTRIAL ROAD, BUT IT'S THE MAIN INTEREST OF TOWN. 
          UH, AND ANY MAJOR CITY PLANNING IDEA IS LET'S MAKE THE TOWN THE CORRIDORS BEAUTIFUL, THE PUBLIC CORRIDORS WE CONTROL, WE CAN MAKE THEM ATTRACTIVE. 
          WE CAN MAKE OUR TOWN ATTRACTIVE. 
          WHY DON'T WE DO IT? I MEAN, IT'S, IT'S A LOST OPPORTUNITY. 
          IT'S AN INVESTMENT, BUT IT'S ALSO A WAY OF GETTING THOSE BOULEVARDS WOULD BE ATTRACTIVE PLACES TO BUILD HOUSING. 
          'CAUSE IF YOU DON'T DO THAT, I DON'T THINK YOU'LL DRAW, UM, HIGHER DENSITY HOUSING. 
          UM, THE 15 MINUTE ACTIVITY CENTERS. 
          I'M STILL, UH, UH, KIND OF SKEPTICAL OF HOW EASY THAT IS TO WORK OR WILL IT WORK? I MEAN, I'VE, I'VE SEEN, WE'VE GOT ONE I MENTIONED AROUND OUR NEIGHBORHOOD, THEY'RE NOT VERY SUCCESSFUL AND THEY'RE STRUGGLING. 
          SO, SO YOU'RE IN THE RETAIL WORLD, WHICH HAS CHANGED DRAMATICALLY AND WILL CONTINUE TO CHANGE. 
          SO I IT JUST, YOU'RE FLIRTING WITH FIRE, I THINK. 
          UM, I THINK IT'S A GOOD IDEA IF IT WORKS, BUT I THINK IT'S A BAD IDEA IF IT DOESN'T WORK AND THERE'S A GOOD LIKELIHOOD THAT IT MIGHT NOT. 
          ALL RIGHT, JESSICA. 
          OKAY. 
          UM, FOR THE FIRST ONE, GENERAL RESILIENCE APPROACH. 
          YEP. 
          I THINK, UH, UNIVERSALLY IT'S EASIER TO PRE PREVENT THEN CLEAN UP. 
          UH, SO WE'RE, WE NEED TO GET AHEAD OF IT. 
          UM, SIMILARLY ON THE DE INTENSIFYING, UH, THE RIVER AREAS YEP. 
          MOTHER NATURE WILL DO IT FOR US. 
          . 
          IF WE, UM, IF WE DON'T, I DO ENCOURAGE YOU ON THE COMMUNICATION SIDE OF THINGS TO MAKE CLEAR THAT WE ARE STILL FOCUSED ON BEING A RIVER TOWN. 
          UM, I THINK THERE COULD BE SOME POTENTIAL COMMUNICATION PITFALLS. 
          IF FOLKS THINK YOU ARE NOW COMING OFF OF THE, UH, FOCUS FOR RIVER ACCESS, YOU ALSO HAVE A BIG HOT BUTTON ISSUE OF THE TRESTLE. 
          SO JUST BE AWARE THAT YOU MIGHT STEP IN IT WHEN YOU START TALKING ABOUT RIVER, UM, DE INTENSIFICATION AND, AND TRY TO MITIGATE FOR THAT. 
          UM, IN TERMS OF THESE BEING THE RIGHT AREAS TO BRING TO THE PUBLIC. 
          UM, YES, , I I I DO WORRY ABOUT OUR SORT OF LIKE COMMUNAL GLOSSARY ON THESE ITEMS. I THINK WHEN WE TALK ABOUT PLANNING AND WHEN WE TALK ABOUT DENSITY AND WHEN WE TALK ABOUT, UM, YOU KNOW, THESE ISSUES, THERE'S NOT A UNIVERSAL UNDERSTANDING ACROSS THE COMMUNITY. 
          AND I THINK WE HAVE, YOU KNOW, MORE AND MORE I THINK PEOPLE ARE GETTING ON BOARD ON THE HOUSING SIDE OF THINGS. 
          UM, BUT THEN YOU ALSO GET SORT OF SOME MISINFORMATION. 
          SO I WOULD REALLY ENCOURAGE YOU TO CLARIFY HOW THIS IS LIKE RESPONDING TO HOUSING GOALS AND ECONOMIC GOALS AND COMMUNITY GATHERING OPPORTUNITIES. 
          THAT THAT'S, THAT LAND USE IS ALL OF THAT. 
          AND I WOULD REALLY ENCOURAGE, UM, AN EMPHASIS THAT THE ARENA IS A MINIMUM. 
          UM, I THINK WE GET A LOT OF PUSHBACK FROM THE COMMUNITY THAT'S LIKE, WE'RE ALREADY MEETING OUR HOUSING GOALS. 
          WHY ARE YOU STILL TALKING ABOUT BUILDING? AND WE ARE TALKING ABOUT BUILDING ECONOMIC CENTERS. 
          WE'RE TALKING ABOUT BUILDING MORE THAN JUST THE MINIMUM OF HOUSING. 
          AND I THINK THAT'S IMPORTANT TO EMPHASIZE, UM, IN TERMS OF STILL ON THE SORT OF RIGHT AREAS PIECE AND COMMUNICATION OF THEM. 
          DEFINITELY ENCOURAGE SOME CLARIFICATION ON THOSE TERM, UH, ON THOSE NEIGHBORHOODS. 
          UM, JUST TO THROW OUT SOME IDEAS. 
          YOU COULD CALL IT THE CORONA SMART STATION AND THE LAKEVILLE SMART STATION, AND THEN JUST DOWNTOWN AND SCRUB HISTORIC FROM YOUR PRESENTATIONS. 
          'CAUSE I THINK IT'S DANGEROUS, UM, AND INACCURATE. 
          I'M NOT, I'M NOT TRYING TO HIDE ANYTHING TO WHOEVER'S WATCHING THIS LATER . 
          I AM NOT TRYING TO LIKE PULL THE WOOL OVER EVERYONE'S EYES. 
          BUT THE PIECES OF PROPERTY IN THE DOWNTOWN AREA THAT WE'VE BEEN TALKING ABOUT FOR THE OVERLAY AND WE'RE NOW TALKING ABOUT FOR THE GENERAL PLAN ARE NOT HISTORIC RESOURCES AND COULD BE UTILIZED MUCH BETTER AND MAKE DOWNTOWN MUCH MORE VIBRANT. 
          SOAPBOX DOWN, UM, . 
          AND THEN IN TERMS OF THE 15 MINUTE ACTIVITY CENTERS, UM, AS AN EASTSIDER, IT'S LIKE HARD FOR ME TO GET EXCITED , UM, 'CAUSE IT FEELS LIKE I AM STILL GONNA BE IN A DESERT. 
          UM, SO I THINK IT'S IMPORTANT TO 
          [04:30:01]
THINK ABOUT THE REALISM ACROSS THOSE AREAS. 
          AND THEN ALSO SPEAK TO THE GAPS IN ACCESSIBILITY. 
          I KNOW YOU, YOU DID HAVE SOME, UM, ASSESSMENT, BUT YOU KNOW, WE'RE, WE'RE POTENTIALLY GOING TO CREATE SOME LIKE, INTERESTING BUSINESSES THAT NO ONE CAN REALLY GET TO. 
          UM, AND, AND THAT WORRIES ME, BUT I ALSO AGREE, UM, WITH WHAT THE CHAIR HAD SAID THAT WE'RE TALKING ABOUT ALLOWABLE USES NOT A DEVELOPMENT PRESCRIPTION. 
          UM, SO I'M IN FAVOR OF THE MORE FLEXIBILITY THE BETTER. 
          AND IF THAT MEANS THAT WE'RE ALLOWING MORE USES, MORE PLACES IN THE HOPES THAT ORGANIC CONGREGATION WILL FORM, THAT MIGHT BE AN INTERESTING THING TO LOOK AT. 
          AS OPPOSED TO SAYING, YOU KNOW, WE'VE GOT HIGH HOPES FOR THIS PLACE AND OUR ZONING A FEW PARCELS TO HOPEFULLY MAKE THEM, YOU KNOW, JUICED IN A WAY THAT'LL DRIVE DEVELOPMENT THAT WE CAN'T GUARANTEE. 
          UM, AND GOOD JOB, . 
          THIS IS BIG, IMPORTANT AND HARD WORK, SO THANK YOU FOR DOING IT. 
          GREAT. 
          I'M GONNA MAKE IT EASY. 
          I AGREE WITH WHAT, UM, MY OTHER COLLEAGUES, UM, STATED. 
          BUT I, YOU KNOW, WHEN IT COMES TO THE 15 MINUTE NEIGHBORHOOD, I WANNA SAY IT IS ODD WHEN YOU LIVE ON THE EAST SIDE, IT'S COMPLETELY DIFFERENT THAN WHEN YOU'RE TALKING TO, UH, SOMEONE FROM THE WEST SIDE. 
          THEY SEE IT VERY DIFFERENTLY. 
          THEY DON'T LIVE THE SAME LIFE. 
          AND, UM, A LOT OF IT I JUST THINK IS SOMEWHAT UNREALISTIC. 
          UM, AND, AND IT, AND I, AND ECONOMICS IS WHAT'S REALLY IMPORTANT TO ME. 
          REALLY UNDERSTANDING WHAT THE ECONOMICS OF, OF WHAT WE'RE REALLY TRYING TO ACHIEVE. 
          AND, AND I WILL AGREE THAT USING THE WORD HISTORIC IS TRIGGERING AND YOU'RE LOOKING AT AN AREA WITH CHAIN LINK FENCES AND IS THAT HISTORIC? I MEAN, SO I REALLY THINK WE HAVE TO KIND OF BE CAREFUL ON THE LANGUAGE, UM, AND HAVE A BETTER UNDERSTANDING. 
          UM, I DO, I MEAN, I'M I'M HEARING WHAT ROGER YOU'RE SAYING. 
          YOU KNOW ABOUT PETALUMA BOULEVARD, IT'S VERY COLD WHEN YOU GO DOWN THERE. 
          THERE ISN'T ANY, THERE ISN'T ANY WARMTH, UM, COMING DOWN THAT BOULEVARD. 
          AND YOU KNOW, WITH THE CHANGES IN SOME OF THE, UM, UM, THE NETWORKING FOR BIKING, YOU KNOW, WE MAY HAVE OPPORTUNITIES TO IMPROVE THAT AREA. 
          AND I DO THINK, UM, DENSITY IN THAT AREA AND THE RIGHT TYPE OF DENSITY WILL MAKE, UM, THAT BOULEVARD LOOK MORE FRIENDLY. 
          EVERYBODY'S JUST, YOU KNOW, THERE'S FEARFUL OF HEIGHT. 
          THEY JUST THINK YOU'RE GONNA BE GOING UP SIX STORIES, BOOM, BOOM, BOOM, RIGHT NEXT TO EACH OTHER. 
          WELL, DESIGN ALSO MAKES A BIG DIFFERENCE IN HOW, UM, HOW DEVELOPMENT LOOKS. 
          AND, UM, AND THAT IS IT. 
          AND I WILL MAKE A MOTION TO GO PAST 11. 
          GREAT. 
          ACTION. 
          SECOND. 
          YEAH, I APOLOGIZE FOR, UH, DOING THAT EARLIER. 
          CAN WE DO THE VOTE? COMMISSIONER BAUER? ABSENT? COMMISSIONER MOSES? YES. 
          COMMISSIONER MCCURLEY. 
          YES. 
          COMMISSIONER KUSON. 
          YES. 
          COMMISSIONER WISSMANN ABSENT. 
          COUNCIL MEMBER GATOR THOMPSON. 
          YES. 
          CHAIR HOOPER. 
          YES. 
          MOTION HAS PASSED. 
          GREAT. 
          JUST, UM, YOU, YOU KNOW, WHEN WE'RE TALKING WITH THE PUBLIC AND THERE'S SO MUCH DISCUSSION ABOUT HOUSING AND WE DON'T NEED HOUSING, WE NEED HOUSING. 
          I REALLY THINK WE NEED TO TALK ABOUT FOR YEARS WHAT HAPPENED IN MARIN COUNTY. 
          THEY JUST WEREN'T BUILDING. 
          EVERYBODY WAS COMING UP HERE. 
          AND WE DON'T WANNA BE, I PERSONALLY DON'T WANNA BE MARIN COUNTY. 
          AND JUST TO REALLY KIND OF EMPHASIZE THE FACT THAT DO WE WANNA BE AN EXCLUSIONARY CITY OR BRING PEOPLE IN? AND I KIND OF LIKE NEW PEOPLE. 
          FAIR ENOUGH. 
          UM, I FIRST WANNA THANK YOU FOR THE INCREDIBLE WORK THAT WENT INTO THIS. 
          I THINK THAT WAS 145 PAGES IN THE SLIDE DECK. 
          AND THAT IS NO SMALL FEAT ON TOP OF THE FRAMEWORKS REPORT THAT WAS ALREADY PUT PUT OUT TO THE PUBLIC. 
          UM, AND ONE NOTE THAT I'LL SAY, UH, IN CONJUNCTION WITH DARREN, WHICH IS, IT'S GREAT TO SEE HOW MUCH OF GEX RECOMMENDATIONS MADE IT THROUGH. 
          I HAD ABOUT FOUR FRIENDS WHO I REALLY PUSHED TO APPLY WHO HAD A LOT OF FEELINGS ABOUT THE CITY AND DID NOT THINK THAT THEIR FEELINGS WOULD TRANSLATE TO ANYTHING. 
          AND OVER THE COURSE OF THIS PRESENTATION, I CAN SEE THREE OR FOUR OF THE THINGS THAT THEY REALLY WANTED ACROSS BECAUSE THEY'VE BEEN MEMBERS OF GEX. 
          SO I'M GRATEFUL TO SEE HOW THESE THINGS HAVE TRANSLATED AND CARRIED ALL THE WAY THROUGH, UM, GOING THROUGH THE LIST. 
          YES, ABSOLUTELY. 
          SUPPORT GENERAL 
          [04:35:01]
RESILIENCY APPROACH. 
          AND IN FACT, IF WE DON'T, THE STATES MOVING MOST OF ITS REGULATIONS THAT WAY ANYWAY. 
          UM, OBVIOUSLY DE DE INTENSIFYING PARTS OF THE RIVER IS REALLY IMPORTANT. 
          IT IS AN INCREDIBLE AMENITY AND IT'S AN AMENITY WE SHOULD PROTECT. 
          I AGREE WITH, UH, WITH COMMISSIONER MOSES THAT WE NEED TO MAKE SURE THE MESSAGING REALLY SHOWS THAT WE'RE NOT MOVING AWAY FROM BEING A RIVER TOWN. 
          UH, BUT IN TERMS WE CAN ABSOLUTELY BE CREATIVE ABOUT MAKING SURE THAT YES, WE'RE DE INTENSIFYING THE ZONING, BUT IT'S GOT PUBLIC ACCESS. 
          I MEAN, A CORE ELEMENT OF THE ORIGINAL RIVER ENHANCEMENT PLAN, WHICH REALLY NEVER WAS FULFILLED, WAS TO PROTECT THE RIVER AS A PUBLIC AMENITY. 
          AND IF ANYTHING, THIS SHOULD MAKE THAT EASIER. 
          HOMES ON THE RIVER SEEM NICE, BUT THE RIVER'S FOR THE WHOLE CITY, UM, AND OBVIOUSLY DEINTENSIFY THE RIVER, THAT MEANS TALKING ABOUT INTENSIFYING OR SOME COMBINATION OF INCREASING DENSITY IN OTHER PARTS OF THE CITY. 
          I THINK THE WAY YOU'VE BROKEN THAT OUT AND THE WAY YOU'VE PUT IT TOGETHER MAKES A LOT OF SENSE. 
          UM, I WILL DING AGAIN THOUGH ON THE COMMUNICATION FRONT. 
          IT, THE TRADE-OFFS REALLY HAVE TO BE EXPLAINED. 
          THIS CAN'T BE, WE HAVE AN AGENDA OR WE HAVE A VISION THAT WE'RE TRYING TO FORCE ON YOU. 
          IT NEEDS TO BE, HEY, YOU DON'T WANT THAT, THAT'S FINE. 
          BUT WE HAVE THESE OTHER AREAS AND ALSO TO, UH, COMMISSIONER ZEN'S POINT, HAVING A FULL LAYOUT OF LIKE, HERE'S THE STATE REGULATIONS WE'RE RUNNING INTO, HERE'S THE RESTRICTIONS WE'RE RUNNING INTO. 
          WE DON'T WANT TO DO THIS TO YOU. 
          WE'VE BEEN FORCED TO DO THIS. 
          SO, SO THAT PEOPLE CAN HAVE THAT REALISTIC CONVERSATION, UNDERSTAND WHAT'S TAKEN OFF THE TABLE RIGHT OUTTA THE GATE. 
          UM, WITH THAT IN MIND, UH, IN TERMS OF RIGHT AREAS BEING BROUGHT TO THE PUBLIC TO CONSIDER, UM, I THINK THESE ARE THE RIGHT AREAS SO FAR. 
          UH, TO BE FAIR, IT, IT STILL IS HARD FOR ME TO FEEL LIKE THESE ARE, THIS IS THE ACCURATE MAP WITHOUT THE ANALYSIS, BUT THAT'S NOT YOUR FAULT. 
          AND WE WOULDN'T HAVE HAD THE TIME AT THIS STAGE ANYWAY. 
          SO FROM WHAT I'VE SEEN, YES. 
          UM, I CAN'T PROMISE YOU I WON'T FEEL DIFFERENTLY LATER. 
          UH, AND THEN 15 MINUTE ACTIVITY, UH, I WILL SAY, UH, I'M BIASED IN THIS BECAUSE I FEEL LIKE THE LAST FEW YEARS, EVERY FEW MEETINGS, I'M IN A SESSION WHERE SOMEBODY TALKS ABOUT 15 MINUTES. 
          SO I'M VERY KEEN ON IT. 
          UH, ONE THING I WOULD POINT OUT, IF WE WERE A CITY THAT DEVELOPED WITHOUT SIDES OF A FREEWAY, I DON'T MEAN SIDES OF A RIVER, BUT IF WE'RE BEING HONEST SIDES OF A FREEWAY, MAYBE WE WOULDN'T HAVE NEED TO HAVE THIS DISCUSSION. 
          BUT WE DID DEVELOP THE WAY WE DID. 
          SO ONE SIDE IS STEEPED IN ITS SENSE OF COMMUNITY AND THE OTHER SIDE WAS RAPID EXPANSION. 
          AND SO I, WHETHER YOU CALL IT 15 MINUTE CITIES OR SOMETHING ELSE, THIS GENERAL PLAN, I THINK IT WOULD BE A, A IMMENSE DISSERVICE TO PETALUMA IN THE LONG RUN IF WE'RE NOT LOOKING AT HOW DO WE CREATE THESE COMMUNITY CENTERS, BOTH ECONOMIC AND COMMUNITY, WHETHER IT'S CITY INVESTMENT OR JUST ALLOWABLE COMMUNITY ACTIVITY. 
          AND GOING BACK TO THE IDEA OF, UM, GOING BACK TO THE IDEA OF THE GENERAL PLAN, NOT BEING PRESCRIPTIVE, BUT COVERING THE RANGE. 
          THE THING THAT'S KIND OF BEAUTIFUL ABOUT 15 MINUTE CENTERS AS LAID OUT BY THIS SO FAR, AND THE PART THAT GETS ME EXCITED IS THE REGULATORY DEPTH OF IT. 
          'CAUSE YOU'RE TALKING ABOUT A ZONING MAP, YOU'RE TALKING ABOUT THE GENERAL PLAN, THE POLICY OF THE GENERAL PLAN. 
          YOU'RE TALKING ABOUT SMART CODE. 
          AND OUR SMART CODE IS PURPOSELY FORM BASED SO THAT WE'RE NOT JUST LOOKING AT, OH, YOU'RE HERE, YOU'RE FARMS, YOU'RE HERE, YOU'RE, YOU'RE UH, A TIRE SHOP. 
          WE ACTUALLY, THE REASON WE WENT THIS ROUTE ALL THOSE YEARS AGO WAS TO HAVE THESE KIND OF DIVERSE FLOURISHING COMMUNITIES WHERE YOU GO FROM ONE END OF A BLOCK TO ANOTHER AND THE MOST PURE FORM OF A, A FORM-BASED SMART COAT. 
          SO IN A LOT OF WAYS, 15 MINUTE CENTERS COULD BE OUR WAY OF GETTING BACK TO THAT IDEA. 
          UH, BUT AS MANY OTHER PEOPLE HAVE POINTED OUT, IT'S GOING TO REALLY BOIL DOWN TO COMMUNICATING OPTIONS AND WHAT IT FUNCTIONALLY MEANS, LIKE ON A PRACTICAL LEVEL, UH, JUST SO PEOPLE HAVE AN UNDERSTANDING OF ARE YOU, ARE YOU PROMISING ME MARKETS EVERY WEEKEND? OR ARE YOU, YOU PROMISING ME A NEW, UH, A NEW FIELD? WHAT'S THE, WHAT'S THE SHIFT? UM, AND WITH THAT IN MIND, I THINK, UM, PRETTY MUCH EVERYTHING ELSE HAS BEEN COVERED AT THIS POINT. 
          UH, OTHER THAN TO SAY, UH, ONE LAST BIT. 
          'CAUSE THIS HAS BEEN RINGING IN MY HEAD SINCE COMMISSIONER KUSON BROUGHT IT UP. 
          IF WE ARE GONNA TALK ABOUT A UGB EXPANSION AND WE DO GO THAT ROUTE, I KNOW THAT'S A LITTLE BIT PAST THE SCOPE OF THE GENERAL PLAN, BUT THAT AREA SPECIFIC PLAN REALLY NEEDS TO DRILL DOWN DEEP INTO HOW WE MAKE THAT ACHIEVABLE. 
          SO WE'RE NOT BREACHING THAT SEAL ONLY TO HAVE THIS FIELD THAT'S JUST OUT THERE THAT NEVER QUITE MADE IT 
          [04:40:01]
TO FLOURISHION. 
          I KNOW THAT'S OUTSIDE THE SCOPE OF THIS, BUT OTHER THAN THAT, I THINK THIS IS GREAT AND IT BOIL A LOT OF IT'S GONNA BOIL DOWN TO HOW IT'S COMMUNICATED. 
          AND I DO HOPE, GIVEN THE SCOPE OF THIS PRESENTATION, THAT YOU HAVE MORE EVENTS PLANNED THAN THE ONE THAT'S BEEN DISCUSSED SO FAR. 
          I THINK THERE'S GONNA NEED TO BE A LOT OF TOURS AROUND THE CITY. 
          BUT THAT'S ALL FOR ME. 
          YES. 
          UH, JUST ONE LAST PIECE ON THE, ON THE HISTORIC PART, NOT THAT ANYONE'S SAYING THIS, BUT I ALSO DON'T WANT US TO TRY TO KIND OF DOWNPLAY THAT BECAUSE WE DON'T WANT PEOPLE TO GET UPSET. 
          I THINK THERE'S A CELEBRATING AND LIKE THIS IS OUR GREAT HISTORIC DOWNTOWN, WHETHER THAT'S EXPLICIT IN THE NAME, I DEFINITELY WANT IT CALLED OUT. 
          AND I'M SURE AS WE SAW WITH THE OVERLAY DISCUSSION, IT WOULD PLAY INTO DESIGN CONSIDERATIONS IN THAT AREA, RIGHT? WE, WE WOULD BE LAYER CAKE STEPPING AWAY FROM STRUCTURES AND THINGS LIKE THAT. 
          SO I WOULD, I JUST, I, I TOTALLY HEAR WHAT PEOPLE ARE SAYING 'CAUSE WE DON'T WANT TO LIKE MAKE THIS INTO SOMETHING. 
          IT'S NOT. 
          BUT WE ALSO, I I DON'T LIKE SHYING AWAY FROM IT 'CAUSE I THINK THERE'S SOME EXCITING POSSIBILITIES. 
          SO CAN I SAY TWO MORE THINGS REALLY QUICK? OKAY. 
          VERY QUICKLY. 
          I LIKE 15 MINUTE ACTIVITY CENTERS BETTER THAN I LIKE 15 MINUTE CITIES. 
          I THINK IT'S CLEARER. 
          15 MINUTE ACTIVITY CENTERS. 
          THUMBS UP. 
          AND I WOULD ENCOURAGE YOU TO TALK MORE ABOUT THE MISSING MIDDLE. 
          I THINK IT WAS LIKE ONCE IN THE PRESENTATION AND IT WOULD BE, I THINK A VALUABLE TOUCHPOINT FOR PEOPLE TO UNDERSTAND THE ACTUAL IMPLICATIONS OF WHAT WE'RE TRYING TO DO HERE WITH THESE CHANGES. 
          OH, AND I I HATE TO ADD ONE MORE THING 'CAUSE I CAN HEAR YOU TYPING. 
          UH, BUT BECAUSE WE SKIPPED RIGHT PAST IT AT THE END SO WE COULD GET TO THE DISCUSSION ON THE EVOLUTION OF NEIGHBORHOODS. 
          I DID SEE THE BRIEF SLIDE THAT YOU HAD THAT SHOWED THE DIFFERENT DENSITY TYPES FITTING IN, IN ESPECIALLY BECAUSE OF SB NINE. 
          UH, THE MORE REAL WORLD EXAMPLES YOU CAN PULL UP, THE BETTER IT'LL BE. 
          UH, I AM BY NO MEANS SAYING THAT THIS IS A STANDARD FOR ANYTHING, BUT THERE ARE EXTENSIVE VICTORIAN NEIGHBORHOODS ALL OVER SACRAMENTO THAT YOU GO DOWN. 
          IT'S VICTORIAN DUPLEX, VICTORIAN TRIPLEX, VICTORIAN SMALL BUSINESS, VICTORIAN THEATER. 
          IT GETS ACROSS WHAT YOU'RE TRYING TO SAY. 
          YOU WOULD THINK YOU WERE IN A SMALL TOWN IF YOU DIDN'T KNOW YOU WERE IN THE MIDDLE OF A VERY POORLY LAID OUT CITY. 
          UM, THE POINT BEING, FINDING THOSE BEAUTIFUL EXAMPLES, I THINK CAN HELP GET YOUR POINT ACROSS EVEN BETTER THAN THE THE DIGITAL LAYOUTS, WHICH I THINK IS A GREAT FIRST STEP. 
          BUT PEOPLE ARE GONNA WANNA SEE THAT. 
          'CAUSE IF WE'RE BEING HONEST, WHOLE CHUNKS OF THE WEST SIDE ACTUALLY MEET THAT BILL. 
          WELL, PEOPLE JUST DON'T REALIZE THAT 'CAUSE THERE'S TREES DIVIDING THEIR PROPERTIES AND THEY DON'T REALIZE THEIR NEIGHBORS RIGHT THERE. 
          SO TWO THUMBS UP FOR COTTAGES. 
          WE GOT SOME GOOD EXAMPLES. 
          WE SHOULD BUILD MORE. 
          YEAH. 
          COTTAGES, COTTAGES, COTTAGES. 
          AND WITH THIS, I THINK WE'RE DONE WITH THIS ITEM UNLESS STAFF HAVE ANYTHING ELSE THEY NEED FROM US ON THIS . 
          GOOD JOB. 
          HE . 
          NO, THANK YOU. 
          THANK YOU VERY MUCH. 
          EXCELLENT FEEDBACK. 
          FOR, FOR ANYBODY LISTENING ON YOUTUBE, UH, HE, THE, THE QUOTE WAS, THAT WAS VERY CLEAR, UM,  LIKE LIE . 
          I WANNA SINCERELY THANK STAFF AND EVERYONE INVOLVED FOR MAKING THIS PRESENTATION AND TAKING THE TIME TO BE HERE WITH US AND DEAL WITH EVERY QUESTION AND CONCERN THAT WE HAD. 
          UM, THANK YOU. 
          UH, AND WITH THIS WE'RE GOING TO MOVE ON TO ITEM THREE, WHICH IS THE ADMINISTRATIVE TASK OF FORMING AD HOC COMMITTEES AND COMMISSIONERS. 
          NOW THAT WE HAVE LISTENED TO THE DIFFERENT, HAVE I SKIPPED A STEP? CAN MAY GO HOME. 
          YES, YOU MAY GO HOME. 
          . 
          I  ARE WE? YEAH. 
          I, I DON'T HAVE, I DON'T HAVE THAT POWER. 
          I MEAN, I, I WOULD THANK YOU FOR GIVING ME THAT POWER, BUT NO, YOU MAY GO HOME. 
          YOU TAKE 30 SECONDS BACK UP HOME. 
          YEAH. 
          SORRY, I'M STRAIGHT. 
          OKAY. 
          WHAT'S THE NEXT THING? YEAH, . 
          I HAVE NEVER SEEN RON NOT ON, UM, UM, ZOOM. 
          AND TODAY WAS THE FIRST DAY THAT I SAW HIM IN PERSON. 
          . 
          THANK YOU. 
          DO YOU NEED, ARE ANY OF THE GENERAL PLANS TEAM SUPPORT ON THE NO, WE'RE GONNA, FOR ANYONE WATCHING, WE'RE GONNA LET FOLKS FILTER OUT. 
          THEY'RE LITERALLY RUNNING OUT OF HERE FOR ANYBODY BEFORE WE END UP HAVING QUESTIONS ABOUT SUB LOTS. 
          GO. 
          GO. 
          [04:45:01]
THANK YOU. 
          THANK YOU. 
          DON'T WAIT FOR ME . 
          I DON'T KNOW. 
          I MEAN, ALRIGHT. 
          ALRIGHT. 
          NOW THAT IT'S JUST US FOLK, UM, WE ARE ON, WE ARE ON ITEM THREE TO TALK ABOUT FORMING OUR AD HOC COMMITTEES. 
          WE HAVE ALL BEEN MORE THAN WELL BRIEFED ON WHAT SOME OF THESE FRAMEWORKS ENTAIL. 
          UM, ANDREW, I WAS GOING TO ASK YOU, HOW SHOULD WE GO ABOUT, THIS IS A STRAW POLL SITUATION OF PEOPLE SAYING WHICH ONE OF THE TWO AD HOCS THEY WANT TO BE ON BASED ON THE TOPIC. 
          I, I THINK SO. 
          AND THEN I THINK WE WOULD JUST ASSIGN THE TWO COMMISSIONERS WHO ARE ABSENT THIS EVENING, JUST ASSIGN THEM ABSOLUTELY. 
          TO, UH, TO, TO ONE OF EACH, TO ONE OF THE AD HOCS OR HOWEVER THAT PLAYS OUT. 
          AND THERE WILL BE NO EMAILS LATER. 
          THEY WILL JUST GET THE COMMITTEES THINK. 
          NO, I'M KIDDING. 
          THAT'S, THAT'S WHAT I WOULD RECOMMEND . 
          WOW. 
          I WAS KIDDING. 
          BUT IT LOOKS LIKE THAT IS, THAT IS UNIVERSALLY ACCEPTED. 
          UM, OKAY, WITH THAT IN MIND, HAS EVERYONE ON THE DAIS HAD TIME TO LOOK THROUGH AND SEE WHAT THEIR OPTIONS WERE? I HOPE THERE'S A SLIDE THAT RECAPS THEM. 
          HELLO ANDREW? YEAH. 
          IS THERE A SLIDE THAT RECAP? THAT'S THE ONE I WANTED. 
          EXCELLENT. 
          THERE YOU GO. 
          SO A NOTE ON THIS SLIDE, WE, WE UM, OF COURSE THE FLOOD RESILIENCE, UM, FRAMEWORK WILL COME LATER. 
          MM-HMM. 
          . 
          SO AD HOC ONE AT THIS POINT IN TIME WOULD BE REVIEWING MOBILITY, TRANSPORTATION AND PARKS, AD HOC TWO INFRASTRUCTURE UTILITIES, UM, NOISE ECONOMIC DEVELOPMENT. 
          THEN THE COMMISSION AS A WHOLE WILL REVIEW ENVIRONMENTAL JUSTICE AND NATURAL ENVIRONMENT AS WELL AS THE FLOOD RESILIENCE AND THE LAND USE WHEN IT COME, WHEN THEY'RE READY. 
          ALRIGHT. 
          UM, ANOTHER NOTE THAT, UH, TO KEEP IN MIND IS, UM, I THINK WE'RE LOOKING AT THE REVIEWS. 
          WE WOULD WANT TO CONCLUDE OUR REVIEWS AND HAVE CONSIDERED THE COMMENTS AS A COMMISSION AS A WHOLE AT EITHER THE MAY 28TH OR JUNE 11TH MEETING. 
          ALRIGHT. 
          UM, SO THAT GIVES YOU A SENSE OF TIMEFRAME OF, OF THE WORK THAT THE AD HOCS NEED TO BE DONE. 
          UM, SO BEYOND THAT, I, I THINK TONIGHT IS JUST A MATTER OF LET'S, LET'S, UH, CHOOSE AD HOC COMMITTEES TO PARTICIPATE ON AND THEN LET THE COMMITTEE LEADS CONVENE THE AD HOCS TO DECIDE HOW YOU WANT TO WORK AND SO FORTH. 
          UM, AND THEN AT THE NEXT MEETING IN, UH, STAFF COMMENTS, WE CAN SHARE SOME MORE INFORMATION OR DISCUSS MAYBE HOW WE SEE BRINGING THOSE, THOSE COMMENTS FORWARD TO THE COMMISSION AS A WHOLE. 
          ALL RIGHT. 
          RIGHT. 
          WELL WITH THIS IN MIND, UNLESS FOLKS HAVE QUESTIONS, I'M GONNA START ON ONE END OF THE ROOM AND WE'LL GO TO THE OTHER. 
          OBVIOUSLY DARREN AND I CAN BE SKIPPED BECAUSE WE KNOW WHICH ONES WE'RE ON ALREADY. 
          UH, COUNSEL MEMBER, WELL, I, UM, I'M GONNA STICK WITH DARREN . 
          ALRIGHT. 
          I DON'T . 
          ROGER. 
          GREAT. 
          JESSICA? UH, UH, I'LL GO ONE. 
          COOL. 
          COOL. 
           TWO. 
          SAME. 
          SOLD. 
          I LIKE ONE TOO. 
          I MEAN, I LIKE BOTH OF THEM. 
          I BOTH, BOTH. 
          IT WAS A HARD ONE, BUT THE ECONOMICS AND INFRASTRUCTURE REALLY GRABBED ME. 
          . 
          YEAH. 
          BECAUSE WE WE'RE ONLY ALLOWED THREE EACH, RIGHT? WHAT'S THAT? HOW MANY PER COM AD HOC? THREE. 
          I I MEAN, I GUESS IF YOU WANTED TO PARTICIPATE ON TWO AD HOCS YOU COULD WELL NO, BECAUSE WITH RIGHT. 
          THREE BECAUSE OF BROWN ACT. 
          SO YOU'VE GOT 1, 2, 3 AND THEN YOU AND ME AND, AND, UH, HEIDI AND RICK. 
          OH YEAH. 
          WHAT DO WE DO? THAT'S A GREAT QUESTION. 
          WELL, PROBABLY NOT HEIDI IF SHE'S ABOUT TO BE DONE. 
          OH, THAT'S TRUE. 
          SO IT'D BE RICK. 
          REALLY GREAT. 
          MM-HMM. 
          . 
          OKAY. 
          WE DID IT THERE. 
          WE'RE DONE. 
          WE'RE DONE. 
          OKAY. 
          WELL, AND BEFORE WE MAKE A MOTION, I'LL JUST MENTION THAT THERE'S NOBODY HERE IN THE PUBLIC TO MAKE PUBLIC COMMENTS AND YEP. 
          AND I'LL MAKE THE MOTION. 
          MM-HMM. 
           FOR, UM, AD HOC ONE AND AD HOC TWO AND THE DESIGNATED MEMBERS SECOND. 
          EXCELLENT. 
          COMMISSIONER BAUER. 
          ABSENT. 
          COMMISSIONER MOSES? YES. 
          COMMISSIONER MCCARLEY. 
          YES. 
          COMMISSIONER KUSON. 
          YES. 
          COMMISSIONER WIMAN. 
          ABSENT. 
          COUNCIL MEMBER CATER THOMPSON. 
          YES. 
          CHAIR HOOPER. 
          YES. 
          THE MOTION IS APPROVED. 
          GREAT. 
          OKAY. 
          WE HAVE MADE IT THROUGH ITEM THREE. 
          DID WE WANT TO DO A CONTINUATION FOR FORWARD TO THE NEXT MEETING? OH NO, I I 
          [04:50:01]
I'M GOOD WITH DOING IT NOW. 
          YOU'RE GOOD WITH DOING IT NOW. 
          WELL YOU WOULDN'T BE ABLE TO BECAUSE YOU DIDN'T, UH, VOTE TO TAKE THAT AS A NEW ITEM BY 10 30 SO IT AUTOMATICALLY CONTINUES TO THE NEXT MEETING. 
          THAT'S FINE TOO. 
          RIGHT. 
          I LIKE THAT. 
          WELL, I THINK THAT MAKES SENSE. 
          SO THE RULES AND ALL MEMBERS TOO. 
          YEAH. 
          AND THAT, THAT'S THE OTHER THING. 
          IT DOES FEEL A BIT STRANGE TO HAVE THAT DISCUSSION WITH TWO PEOPLE MISSING. 
          THAT'S GOOD POINT. 
          YEAH. 
          SO, UH, NO TECHNICALLY BECAUSE I ALWAYS WANT TO GO FOR ARE WE DONE? AND THEN I AM SO RUDE TO STAFF BECAUSE THEY PUT A LOT OF WORK INTO THE REPORT, UH, THAT WE THEN END UP USING QUITE FREQUENTLY. 
          SO, UM, BUT THE FIRST PART IS, DO 
          [COMMITTEE COMMENT]
WE HAVE COMMISSION COMMENT? COUNCIL MEMBER? YEAH. 
          I WAS IN, UM, SCTA, UM, YESTERDAY AND UM, THE CITY'S GETTING MONEY FOR, UM, TWO PROJECTS, UH, LAKE LYNCH CREEK AND, UM, PAVEMENT IMPROVEMENTS AT OLD RED. 
          AND, AND THEN LAST NIGHT'S CITY COUNCIL MEETING, UM, WAS LONG . 
          YES, IT WAS. 
          IT WAS VERY LONG. 
          YEAH. 
          IT WENT TILL LIKE ONE O'CLOCK IN THE MORNING. 
          UM, BUT I CAN'T EVEN THINK WHAT WE DID. 
          . 
          I'M STILL TIRED. 
          UM, UM, YEAH, THAT'S, THAT'S ALL I HAVE TO SAY. 
          OH MY, I ACTUALLY, MY WATER COMMITTEE, IT'S UM, IT'S REALLY INTERESTING, YOU KNOW, JUST, UM, DECIDING JUST LEARNING ABOUT WATER AND THE WELLS AND HOW TO MONITOR AND JUST, YOU KNOW, LOOKING AT IT, HOW MUCH, HOW ARE THESE, HOW THESE WELLS ARE DOING. 
          AND UM, YOU KNOW, SO FAR THERE'S ONLY TWO WELLS THAT ARE A LITTLE BIT UNDER MM-HMM. 
          , UM, WHAT THEY SHOULD, BUT THE OTHER ONES ARE DOING WELL AND IT IS MY HEALEY'S ON THIS ZONE TWO A AND THERE IS SO MUCH WATER AT LAKE SONOMA LIKE ENOUGH TO, FOR IT AN ENTIRE YEAR WITHOUT USING WHAT THE NORMAL NUMBERS SHOULD BE. 
          GOOD. 
          SO THIS IS ALL GOOD NEWS. 
          GOOD. 
          YEAH. 
          COMMISSIONER, FANTASTIC NEWS. 
          UH, UPDATE FROM PAC. 
          AT OUR LAST PEDESTRIAN AND BICYCLE COMMITTEE MEETING, WE HAD AN UPDATE ON THE SAFE STREETS NOMINATION PROGRAM WHERE EVERYBODY IS PEPPERING BJORN WITH THEIR NOMINATIONS FOR THEIR STREET TO BE INCLUDED AND HOW THEY'RE MAKING DECISIONS ON THEIR TOP 10 AND PRIORITIZING THAT. 
          IT WAS ACTUALLY PRETTY INTERESTING. 
          AND THEN AN UPDATE ON BICYCLE WAYFINDING IN THE CITY. 
          THERE'S BEEN A PILOT PROGRAM TO DO A UNIFIED BICYCLE WAYFINDING THAT HAS STALLED FOR YEARS. 
          WE ARE FINALLY GETTING TO A POINT WHERE WE'RE GONNA BE ABLE TO PUSH FORWARD TO GET THAT GOING. 
          AND TO SAVE ROGER THE TROUBLE. 
          QUICK PLUG FOR TREE COMMITTEE ARBOR DAY, APRIL 27TH. 
          PRINCE PARK WOULD LOVE TO SEE EVERYONE THERE. 
          WE NEED EVERYONE THERE 'CAUSE WE'RE DOING A BIG MULCH EFFORT. 
          WE NEED THE LABOR. 
          SO , COME ON OUT. 
          . 
          UM, THANK YOU VERY MUCH. 
          UH, THE ONLY UPDATE I WAS GONNA GIVE, AND IT WAS JUST TO DOVETAIL OFF OF, UH, THE COUNCIL MEMBER'S UPDATE AS PART OF OUR EARLY ACTION BUDGET ITEM. 
          WE'VE NOT CUT BUT DEFERRED A GREAT DEAL OF TRANSIT DOLLARS. 
          SO THERE SHOULD, I THINK A LITTLE OVER A, YEAH, I DON'T WANT TO QUOTE THE EXACT NUMBER RIGHT NOW. 
          WE'VE, WE'VE DEFERRED A SIGNIFICANT NUMBER OF TRANSIT DOLLARS SO THAT THAT MIGHT HAVE SOME PRETTY FAR REACHING IMPLICATIONS FOR CERTAIN PROJECTS COMING UP. 
          SO WE SHOULD JUST BE MINDFUL OF THAT. 
          ROGER, UM, I, I'M WILLING TO PUSH THIS TO THE NEXT MEETING, BUT IT'S, UH, I'VE BEEN ASKED BY THE TREE ADVISOR COMMITTEE TO DISCUSS WITH THE PLANNING COMMISSION AND I DISCUSSED IT WITH ANDREW, UH, THE ISSUE OF HOW DO WE GET EVERYTHING THAT TAKES UP SPACE, INCLUDING LANDSCAPE, INCLUDING BUILDINGS ON SITE PLANS AND UH, TO BE PART OF A SUBMITTAL BEFORE SPAR. 
          UH, NOT, NOT SPECIES AND NOT, YOU KNOW, THE SPECIFIC TREE, BUT YOU KNOW, IS THERE TREES HERE OR IS THERE AN EDGE OF TREES? IS THERE A PARKWAY? WHAT IS THE LANDSCAPE COMPONENT OF THE SITE PLAN? 'CAUSE ONCE IT BECOMES A VESTED MAP, THINGS DON'T MOVE TOO EASILY. 
          RIGHT. 
          AND, AND THE IMPACT MAY LOSE A UNIT WHICH, YOU KNOW, YOU CAN'T DO. 
          RIGHT. 
          SO I'M TRYING TO GET THE LANDSCAPE COMPONENT TO BE PART OF EARLY SUBMITTALS LANDSCAPE CONCEPT MAYBE. 
          MM-HMM. 
           TO BE A PART OF, UH, PRELIMINARY CONCEPTUAL SUBMITTAL. 
          PRELIMINARY SUBMITTAL. 
          SO WHEN IT GETS TO BE THE VESTED MAP, THERE'S ROOM TO ACCOMMODATE THE LANDSCAPE PLAN AND ALSO FORCES THE LANDSCAPE ARCHITECT TO BE PART OF THE SITE PLANNING PROCESS. 
          BECAUSE IF HE'S NOT, IF THEY'RE NOT THE ARCHITECT AND ENGINEER, DO THE SITE PLAN AND THEN IT'S HIS TURN TO SHRUB IT UP WITH TREES. 
          BUT THERE, THERE MAY NOT BE ANY ROOM. 
          WHY DON'T WE TALK WITH ANDREW OFFLINE TO SEE WHAT WE COULD DO WITH THIS TO THEN SEE IF WE CAN GET SOMETHING AGENDIZED ON A FUTURE MEETING. 
          YEAH, 
          [04:55:01]
YEAH. 
          OKAY. 
          SURE. 
          THAT'S FINE. 
          AND, UM, FOLLOWING THE DISCUSSION WITH COMMISSIONER MCCARLEY AND HE HAD PROVIDED SOME WRITTEN NOTES, UH, WE DO HAVE A, UM, CONCEPT REVIEW COMING FORWARD AS A STUDY SESSION AT ONE OF OUR MAY MEETINGS. 
          AND WE ARE USING THOSE RECOMMENDATIONS TO ADVISE THE APPLICANT ON, UM, PREPARING MATERIALS TO SUBMIT FOR THAT STUDY SESSION. 
          SO WE'LL SEE IF THE, IF THE PROJECTS START TO COME IN, UM, IN CONCEPT IN A BETTER, BETTER FORM. 
          SURE. 
          SO THANK YOU FOR THAT. 
          PERFECT. 
          UH, 
          [STAFF COMMENT]
STAFF, STAFF REPORT. 
          OH. 
          UM, SO THANK YOU FOR THIS EVENING. 
          I KNOW THAT WAS A LOT OF INFORMATION, BUT, BUT GREAT DISCUSSION. 
          UM, WE DO HAVE AGENDA ITEMS FOR APRIL 23RD, SO, AND IT DOES LOOK LIKE WE HAVE A QUORUM FOR THAT MEETING. 
          UM, WE HAVE AGENDA ITEMS FOR THE MAY 14TH MEETING AND WE HAVE A QUORUM, UH, WE HAVE AGENDA ITEMS FOR MAY 21ST, BUT WE DON'T YET HAVE A QUORUM. 
          SO, UM, URIEL WILL BE REACHING OUT TO THOSE WHO HAVE NOT RESPONDED TO REQUEST A RESPONSE. 
          AND THEN FOR MAY 28TH, UM, WE HAVE AGENDA ITEMS THAT WILL BE THE GENERAL PLAN WORK AGAIN AND UH, WE DO HAVE A QUORUM FOR THAT MEETING. 
          SO ANTICIPATING ONE MORE MEETING IN APRIL, THREE MEETINGS IN MAY. 
          UM, AS WELL MAY IS, UH, HISTORIC PRESERVATION MONTH AND KICKS OFF, UM, SOME EVENTS THERE. 
          THERE'S UH, TWO EVENTS THAT, UM, THE CITY IS SPONSORING JOINTLY WITH THE, UM, PETALUMA HISTORICAL MUSEUM. 
          SO, UH, WE'LL BE SURE TO GET YOU INFORMATION ABOUT THOSE EVENT OPPORTUNITIES AND, UM, BEYOND THAT. 
          THANK YOU. 
          THANK YOU FOR YOUR TIME THIS EVENING. 
          IT'S GREATLY APPRECIATED. 
          WELL, THANK YOU FOR YOURS. 
          WELL, IF THERE'S NOTHING ELSE, WE ARE ADJOURNED. 
          I.
* This transcript was created by voice-to-text technology. The transcript has not been edited for errors or omissions, it is for reference only and is not the official minutes of the meeting.