* 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]
          [00:00:08]
          ALL RIGHT, WE'RE HERE AT SIX O'CLOCK ON A RARE THURSDAY, NOVEMBER 20TH FOR A SPECIAL PLANNING COMMISSION MEETING. 
          AND JUST GONNA TAKE ONE MORE QUICK PAUSE TO ENSURE THAT WE'VE GOT EVERYONE WE'RE EXPECTING FOR TONIGHT OR IF, UH, WE'LL HAVE SOME ABSENCES. 
          SO HANG TIGHT. 
          OKAY. 
          [ROLL CALL]
LET'S KICK THINGS OFF HERE WITH ROLL PLEASE. 
          COMMISSIONER EBNER PRESENT. 
          COMMISSIONER GOLDMAN. 
          HERE. 
          COMMISSIONER NEWELL. 
          PRESENT. 
          COMMISSIONER KUSON. 
          HERE. 
          COMMISSIONER HILT HERE. 
          COUNCIL MEMBER BARNACLE. 
          ABSENT. 
          CHAIR MOSES HERE WE HAVE A QUORUM. 
          THANK YOU SO MUCH. 
          WITH THAT, WE'LL MOVE INTO GENERAL PUBLIC COMMENT. 
          DURING GENERAL PUBLIC COMMENT. 
          THE PUBLIC IS INVITED TO MAKE COMMENTS ON ITEMS OF PUBLIC INTEREST THAT ARE WITHIN THE PLANNING COMMISSION SUBJECT MATTER JURISDICTION, AND THAT ARE NOT LISTED ON THE CURRENT AGENDA. 
          PUBLIC COMMENTS ARE LIMITED TO UP TO THREE MINUTES PER PERSON, AND I WILL OPEN GENERAL PUBLIC COMMENT AND ASK SPEAKERS TO BRING THEIR SPEAKER CARDS TO THE CLERK'S DESK IF THEY HAVE NOT ALREADY, THEN I'LL ASK IF WE'VE HAD ANY GENERAL PUBLIC COMMENTS PRIOR TO THE MEETING. 
          CLERK. 
          WE RECEIVE NO GENERAL PUBLIC COMMENTS PRIOR TO THE MEETING. 
          ANY SPEAKER CARDS? NONE. 
          OKAY. 
          THEN WE'LL CLOSE GENERAL PUBLIC COMMENT AND CONTINUE ON TO OUR PRESENTATION SECTION OF WHICH WE HAVE NO ITEMS THIS MEETING. 
          SO WE WILL CLOSE PRESENTATIONS AND HEAD ON OVER TO APPROVAL OF MINUTES, WHICH SIMILARLY, BECAUSE THIS IS A SPECIAL MEETING OF THE PLANNING COMMISSION, THERE ARE NO MINUTES AGENDIZED FOR REVIEW AND APPROVAL AT THIS MEETING. 
          SO WE WILL CLOSE THE APPROVAL OF THE MINUTES SECTION AND 
          [PUBLIC HEARINGS AND MATTERS FOR CONSIDERATION]
CRUISE ON INTO THE PUBLIC HEARINGS AND MATTERS FOR CONSIDERATION, WHICH IS WHERE WE'VE ACTUALLY GOT SOMETHING TO DO TONIGHT. 
          , WE'VE GOT OUR MEETING ITEM ONE, A STUDY SESSION, AND THIS IS A RECOMMENDATION TO THE CITY OF PETALUMA PLANNING COMMISSION TO RECEIVE AN INFORMATIONAL PRESENTATION ON THE GENERAL PLAN UPDATES PREFERRED CITYWIDE LAND USE MAP AND ASSOCIATED LAND USE DESIGNATION STANDARDS AS UPDATED TO INCORPORATE CITY COUNCIL DIRECTION AND INCLUDING FINDINGS FROM THE IMPACT ANALYSIS RELATED TO THE PROPOSED LAND USE CHANGES AND THE CITY'S FISCAL HEALTH, WATER, AND WASTEWATER CAPACITY AND TRANSPORTATION NETWORK. 
          THIS IS A PRESENTATION ITEM ONLY. 
          NO DECISION OR OTHER DISCRETIONARY ACTION WILL BE TAKEN THAT WOULD REQUIRE ENVIRONMENTAL REVIEW FINDINGS UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT FOR THIS MEETING ITEM. 
          AS THIS IS NOT A PUBLIC HEARING, IT DOES NOT REQUIRE DISCLOSING ANY EX PARTE COMMUNICATIONS. 
          AND WITH THAT, I'LL INVITE STAFF TO PRESENT, STAFF TO PRESENT. 
          WE'VE GOT HEATHER HINES AND RON WHITMORE BACK IN CHAMBERS. 
          HELLO AGAIN. 
          HELLO. 
          UM, GOOD EVENING, CHAIR MOSES AND PLANNING COMMISSIONERS. 
          THANK YOU FOR MEETING ON THIS THURSDAY EVENING FOR A SPECIAL MEETING ON THE GENERAL PLAN UPDATE. 
          AND, UH, JUST WANNA START OUT, UH, WITH ENTHUSIASM FOR WHERE WE ARE. 
          UM, THIS IS A REALLY BIG MILESTONE ON A PROJECT WE HAVE BEEN WORKING ON FOR SEVERAL YEARS, SO REALLY EXCITED TO BE HERE WITH YOU, UM, TO GIVE YOU AN UPDATE ON WHERE WE ARE. 
          UM, SO WE WANNA START BY JUST, AND THIS PLAYS INTO WHAT THE CHAIR JUST READ WITH THE AGENDA ITEM, REALLY OUR PURPOSE HERE TONIGHT. 
          WE'RE HERE TO INTRODUCE AS WELL AS REINTRODUCE YOU AS COMMISSIONERS TO THIS PROJECT. 
          UM, SO WE RECOGNIZE THAT SOME OF YOU ARE MORE FAMILIAR WITH THIS, HAVE BEEN HERE, UH, ON THE DA WHEN WE'VE DONE OTHER PRESENTATIONS. 
          OTHER OTHER MEMBERS MIGHT BE NEWER TO THE COMMISSION. 
          UM, AND SO THIS SERVES AS THAT REFRESHER OR INTRODUCTION. 
          UM, WE'RE ALSO JUST THE PROJECT STATUS UPDATE TO SHARE WHERE WE ARE IN THE PROCESS WITH ALL OF YOU TO ORIENT YOU TO THE LAND USE MAP AND DESIGNATION STANDARDS THAT WE, UM, HAVE MODIFIED TO INCORPORATE 
          [00:05:01]
CITY COUNCIL DIRECTION. 
          UM, PRIOR TO GOING TO, UH, CITY COUNCIL IN DECEMBER. 
          UM, UH, ADDITIONALLY WE DID SOME TECHNICAL ANALYSES OF THE DRAFT LAND USE MAP TO CONFIRM WE'RE ON THE RIGHT PAGE. 
          THAT WE ARE LOOKING AT LAND USE AND THE OVERALL LAND USE PATTERN OF THE CITY CONSISTENT WITH COMMUNITY VALUES THAT WE'RE NOT DOING SOMETHING THAT, UM, KIND OF GETS US, UH, MAKES A DECISION THAT ISN'T IN KEEPING WITH WHERE WE SAID THROUGH OUR VISIONING, WE WANT IT TO BE GOING. 
          SO WE WILL DISCUSS THE FINDINGS FROM THAT ANALYSIS. 
          UH, IT'LL GIVE US AN OPPORTUNITY TO ADDRESS COMMISSIONER QUESTIONS. 
          AND THEN, UM, ONE ADDITIONAL THING. 
          WE HAVE RECEIVED A, A RELATIVELY SMALL HANDFUL OF PROPERTY OWNER REQUESTS FOR PARCEL SPECIFIC CHANGES THAT ARE OUTSIDE THE AREAS OF CHANGE, AS RON IS GOING TO DISCUSS. 
          MUCH OF THIS PROCESS HAS BEEN FOCUSED ON AREAS OF CHANGE AND LAND USE CHANGES WITHIN THOSE SPECIFIC GEOGRAPHICAL AREAS, WHICH WAS, HAS BEEN PART OF THIS DISCUSSION FOR SOME TIME. 
          SO THERE'S A FEW INDIVIDUAL REQUESTS. 
          UM, MANY OF THEM, AS YOU SAW IN THE ATTACHMENT, HAVE ALREADY BEEN ADDRESSED IN ONE WAY OR THE OTHER, OR, UM, WE'VE ALREADY GOTTEN DIRECTION ON 'EM, WHICH WHITTLED IT DOWN FURTHER TO JUST A HANDFUL THAT WE, UM, HAVE INDICATED, UM, AFTER STAFF REVIEW AND ARE LOOKING FOR YOUR FEEDBACK ON THOSE FEW. 
          SO WE WILL RETURN TO THAT TOWARDS THE END OF THIS PRESENTATION. 
          SO OVERALL, WE'RE GOING TO PROVIDE A PRESENTATION. 
          IT'LL TOUCH ON PROJECT UPDATES, WHAT THE, UH, LAND USE DIRECTION FROM THE CITY COUNCIL WAS, BOTH IN TERMS OF THE MAP AS WELL AS THE DESIGNATION STANDARDS. 
          WE'LL TOUCH ON THOSE THREE TECHNICAL ANALYSES. 
          WE'LL TALK A LITTLE BIT ABOUT OTHER THINGS THAT ARE HAPPENING IN THE COMMUNITY, UM, ALREADY KIND OF LAUNCHING INTO GENERAL PLAN IMPLEMENTATION BEFORE WE'RE EVEN DONE WITH THE GENERAL PLAN. 
          SO, UM, GIVE YOU A HIGHLIGHT OF THOSE THINGS. 
          WE WERE BEFORE THE GENERAL PLAN ADVISORY COMMITTEE LAST WEEK, SO WE'LL GIVE YOU AN UPDATE ON, THEY HAD A SIMILAR PRESENTATION, UH, FEEDBACK FROM THEM AS WELL AS TOUCH ON SOME OF THE PUBLIC COMMENTS. 
          AND THEN WE'LL CIRCLE BACK TO THOSE PROPERTY SPECIFIC REQUESTS. 
          SO THAT IS OUR PLAN. 
          UM, AND I'LL HAND IT OVER TO RON TO KIND OF KICK US OFF. 
          THANK YOU, HEATHER. 
          GOOD EVENING. 
          UM, I'M RON WHITMORE. 
          I'M A PRINCIPAL WITH REMI ASSOCIATES. 
          UM, WE'RE THE FIRM, UH, LEADING THE TEAM, SUPPORTING THE CITY IN THIS GENERAL PLAN UPDATE, UM, FOR THOSE COMMISSIONERS WHO, UM, HAVE BEEN WITH US FOR MUCH OF THIS PROCESS. 
          GOOD TO SEE YOU AGAIN, FOR THOSE WHO WE HAVEN'T YET MET. 
          GOOD TO MEET YOU. 
          UM, AS HEATHER NOTED, I APPRECIATE YOU TAKING, UH, TIME FOR A SPECIAL MEETING ON A THURSDAY TO, TO MEET WITH US. 
          UM, IT HAS BEEN A VERY ROBUST, UM, EFFORT TO GET TO WHERE WE ARE TODAY. 
          WE'RE, WE'RE, UM, WE'VE BEEN WORKING ON THIS SINCE, UM, LATE 2021 AND CONSIDER AND COVERED A SIGNIFICANT AMOUNT OF GROUND EARLY IN THE PROJECT. 
          WE SPENT A LOT OF TIME, UM, LISTENING TO THE COMMUNITY, UM, LARGELY TO CONFIRM, UM, A CLEAR VISION, UM, GUIDING PRINT OR PILLARS AND SET OF GUIDING PRINCIPLES, WHICH HAVE REALLY BEEN THE, THE, THE DIRECTION SETTING AND, AND FOUNDATION AND POINT OF REFERENCE FOR EVERYTHING THAT'S FOLLOWED CONCURRENTLY. 
          WE DID A QUITE AN EXTENSIVE SET OF EXISTING CONDITIONS, UM, REPORTS, UH, I THINK 15 TO 20 OVERALL REALLY ESTABLISHING KIND OF THE TECHNICAL FOUNDATION FOR THE WORK. 
          THAT WAS THE DISCOVERY PHASE. 
          AND THEN, UM, IN ADDITION TO THAT, UM, WE TOOK, UH, NOT SO MUCH OF A PAUSE, BUT CONCURRENTLY WITH MANY OTHER THINGS BECAUSE OF THE STATUTORY DEADLINES COMPLETED THE HOUSING ELEMENT. 
          UM, IT WAS HELPFUL IN MANY RESPECTS TO DO THAT, UM, 'CAUSE IT, UM, PROVIDED A ADDITIONAL STRONG FOUNDATION FOR MUCH OF THE LAND USE WORK THAT FOLLOWED. 
          AND THEN, AS I BELIEVE YOU PROBABLY KNOW, THE CITY ALSO COMMISSIONED SOME PETALUMA SPECIFIC FLOOD MODELING AND PROJECTIONS BECAUSE IT'S, UM, BECAUSE THE RIVER AND THE CITY'S HISTORY OF FLOODING AND CONCERNS ABOUT, UM, SEA LEVEL RISE, UH, STORM SURGE, ET CETERA, UM, WANTED TO MAKE SURE THE CITY CLEARLY UNDERSTOOD WHAT THOSE IMPACTS WERE ANTICIPATED TO BE, UM, PARTICULARLY WITHIN THE PLANNING HORIZON. 
          AND SO THAT WAS DONE, UM, AND ALL OF THAT. 
          UM, THEN INFORMED KIND OF PHASES FOUR AND FIVE, BOTH POLICY DEVELOPMENT 
          [00:10:01]
AND LAND USE ALTERNATIVES DEVELOPMENT, WHICH WERE MOVING ON CONCURRENT, UM, TRACKS AT THAT POINT. 
          DURING THAT TIME ALSO, THE CITY, UH, FINALIZED AND ADOPTED THE BLUEPRINT FOR CLIMATE ACTION. 
          SORRY, IT'S GOT THE OLD NAME ON THE SLIDE HERE. 
          UM, AND THEN THE, UH, UGB WAS SET TO EXPIRE. 
          AND SO MEASURE Y WAS PUT BEFORE THE COMMUNITY AND ADOPTED, WHICH WAS GREAT TO HAVE THAT REAFFIRMED BY THE PUBLIC AT LARGE THAT, UM, THE COMMUNITY CONTINUES TO EMBRACE THE IDEA OF MANAGING GROWTH, PROTECTING OP OPEN SPACE AND AG LAND OUTSIDE OF CITY LIMITS. 
          UM, AND SO NOW WE'RE IN STAGE SIX, UM, WHERE WE ARE PREPARING THE DRAFT GENERAL PLAN, THE FOUNDATION OF WHICH IS THE LAND USE MAP AND ASSOCIATED LAND USE DESIGNATION STANDARDS. 
          UM, AS WELL AS, UM, A LARGE NUMBER OF ELEMENTS, I THINK WE'RE AT 13 OR 14, AND ALL OF THAT AGAIN, CONTINUES TO BE DONE CONCURRENTLY. 
          UM, AND WE'LL SAY A LITTLE BIT ABOUT, HEATHER WILL SAY A LITTLE BIT MORE ABOUT THIS LATER, BUT THE CITY HAS ALSO ALREADY INITIATED IN AN INCREMENTAL WAY, SOME ZONING CODE UPDATES, UM, IN PART TO, UH, IMPLEMENT THE HOUSING ELEMENT. 
          UM, BUT, UH, THERE'S OTHER ASPECTS TO THAT TOO, AND HEATHER WILL SHARE MORE ABOUT THAT LATER. 
          SO WE ARE ON TRACK, UM, PER COUNCIL DIRECTION TO, UM, HAVE THE GENERAL PLAN COMPLETED AND ADOPTED BY LATE SUMMER, EARLY FALL 2026. 
          AND SO THIS LAND USE MAP AND DESIGNATION PIECE IS PARTICULARLY CRITICAL BECAUSE IT'S THE LAST THING THAT'S NEEDED TO COMPLETE THE ENVIRONMENTAL IMPACT REPORT, WHICH IS WHY WE SPENT SO MUCH TIME EARLIER THIS YEAR WORKING WITH COUNCIL TO GET CLEAR DIRECTION ON THE STANDARDS AND THE MAP SO THAT WE COULD THEN, UM, DO THE ANALYSIS THEY NEEDED TO, TO FEEL COMFORTABLE ABOUT THOSE, THAT DIRECTION. 
          AND THEN IT ALSO THEN DRIVES, UH, MUCH OF THE ANALYSIS THAT'S REQUIRED FOR THE ENVIRONMENTAL IMPACT REPORT. 
          AND SO, WE'LL, THAT'S WHY WE'RE LOOKING FORWARD TO GETTING THE COUNCIL'S AFFIRMATION. 
          UH, DURING THIS MEETING COMING UP IN DECEMBER, UM, I MENTIONED THERE WAS KIND OF BEEN TWO TRACKS ALL ALONG. 
          ONE OF THIS IS, ONE OF THESE HAS BEEN POLICY DEVELOPMENT, THE OTHER'S, THE LAND USE MAPPING. 
          AND SO, UM, JUST TO RECAP THE PATH WE'VE FOLLOWED TO GET TO POLICY, TO THE, THE ELEMENTS BASICALLY, UM, CONSIDER MENTAL WORK WENT INTO DEVELOPING POLICY. 
          THOSE THEN WENT OUT FOR PUBLIC REVIEW, UM, DURING, UH, 2024 AND THEN CONCURRENTLY AND SUBSEQUENTLY EXTENSIVE GPAC PLANNING AND COUNCIL REVIEW AND FEEDBACK AS WELL. 
          UM, ALL OF THAT WAS WE, WE GOT THOUSANDS OF COMMENTS AND WE CONSIDERED EVERYONE VERY CAREFULLY. 
          AND, UM, BASED ON THAT PUBLIC COMMENT, UH, BEEN IN THE PROCESS OF MAKING REVISIONS TO THOSE, THOSE POLICIES. 
          AND THAT'S WHAT YOU'LL SEE IN THE PUBLIC DRAFT, UM, GENERAL PLAN THAT GETS RELEASED, UH, NEXT SPRING OF NEXT YEAR. 
          AND THEN, UH, THE ON THE LAND USE MAPPING TRACK, UM, STARTED REALLY AT THE VERY BEGINNING OF THE PROJECT WITH A LOT OF, UM, KIND OF HIGH LEVEL CONCEPTUAL KEY STRATEGIES, DIAGRAMMING CONSIDERING DIFFERENT SIGNIFICANT, UM, POTENTIAL APPROACHES TO FUTURE LAND USE AND DEVELOPMENT, SOME FOUNDATIONAL HOUSING FEE, FEASIBILITY STUDIES, ET CETERA, VERY EARLY ON. 
          AND THEN SINCE LATE 2023, THE GPAC, WE HAVE ONE GPAC MEMBER WITH US HERE TONIGHT. 
          DAVE ALDEN, UM, HAS, HAS BEEN WORKING ON LAND USE VERY DILIGENTLY OVER THE COURSE OF PROBABLY AT LEAST 10 MEETINGS AT THIS POINT, FOCUSED SPECIFICALLY ON LAND USE MAPPING AND DESIGNATIONS, I THINK. 
          UM, AND THEY'VE BEEN REALLY BEEN THE, THE DRIVER OF MUCH OF WHAT YOU'RE SEEING TONIGHT. 
          UM, AND THEN PLANNING COMMISSION ALSO WAY BACK, STARTING IN THE SPRING OF 2024, UM, YOU HELPED US CONFIRM THE AREAS OF CHANGE. 
          GAVE US SOME GREAT ADVICE FOR HOW TO, UH, ENGAGE PUBLIC AND GET PUBLIC INPUT. 
          AND THEN LATER, LAST YEAR, UM, YOU ALSO TOOK A DEEP, DEEP DIVE ON THE LAND USE POLICY FRAMEWORK, WHICH INCLUDED NOT, NOT JUST THE POLICIES, BUT ALSO THE DRAFT AREAS OF CHANGE, AL LAND USE ALTERNATIVES AND DRAFT DESIGNATE, UH, LAND USE DESIGNATION STANDARDS. 
          SO WE'RE NOW BACK BEFORE YOU TONIGHT TO GIVE YOU THAT UPDATE AND GET YOUR, UH, FINAL FEEDBACK BEFORE WE GO TO COUNCIL. 
          UH, AND JUST TO REFRESH YOUR MEMORY, THIS IS KIND OF SUMMARIZING THE, THE USEFUL GUIDANCE YOU GAVE US AT THAT APRIL, 2024 MEETING. 
          AND THEN, UM, IN AUGUST, SEPTEMBER, WE GOT A VARIETY OF, UH, USEFUL AREA SPECIFIC FEEDBACK FROM INDIVIDUAL COUNCIL MEMBERS. 
          UH, AND AS I MENTIONED, WE CONSIDERED ALL OF THAT WITH CONSIDERING FINAL REVISIONS TO POLICIES AND MAPPING. 
          IT IS OFTEN USEFUL TO REMIND OURSELVES WHAT THE KIND OF FIVE MAIN THRUSTS OF OUR LAND USE PLANNING HAVE BEEN FROM THE GET GO BASED ON THE COMMUNITY VISION. 
          [00:15:02]
AND IT REALLY STARTS WITH, UM, CONSIDERING ADDITIONAL AND INTENSIFIED DEVELOPMENT AND, AND THE CORE OF THE CITY AND ALONG ITS MAIN CORRIDORS. 
          AND YOU'LL SEE THAT VERY MUCH REFLECTED IN THE MAP THAT WE HAVE BEFORE YOU THIS EVENING. 
          LIKEWISE, A LOT OF STRONG EMPHASIS ON, UM, THE UPSTREAM AREA WHERE THE EFFORT IS MADE TO, UM, MINIMIZE RISK FOR FUTURE DEVELOPMENT AND PRESERVE AS MUCH OPEN SPACE AS POSSIBLE. 
          AND THEN ALSO, UM, FOR THE MORE RESIDENTIAL AREAS OF THE CITY, BOTH ON THE WEST AND THE EAST, A COMBINATION OF BOTH EFFORTS TO INTENSIFY AND DIVERSIFY USES WITHIN RESIDENTIAL NEIGHBORHOODS, BUT ALSO, UH, FACILITATE, FACILITATE THE DEVELOPMENT OF WHAT WE'VE BEEN CALLING 15 MINUTE ACTIVITY CENTERS TO REALLY TRY TO MAKE IT POSSIBLE FOR PEOPLE TO MEET THEIR DAILY NEEDS, WHETHER IT'S WORK OR SHOPPING OR WHAT HAVE YOU, UH, WITHIN A 15 MINUTE WALK FROM THEIR HOMES. 
          UM, AND WE'VE COVERED MUCH OF THIS ALREADY, BUT JUST TO CONFIRM WITH YOU, NEXT STEPS ON THE LAND USE MAPPING SIDE IS THIS MEETING WITH COUNCIL ON THE 15TH AND ON THE GENERAL PLAN SIDE ON TRACK TO HAVE A DRAFT FOR PUBLIC REVIEW READY IN SPRING OF 2026. 
          THAT'LL COME BACK BEFORE YOU, THE, THE TWO OF THOSE, BOTH THE, THE GENERAL PLAN AND THE EIR WILL COME BACK, UH, BEFORE YOU IN THAT SPRING SESSION AND THEN, UH, ADOPTION LATER IN THIS SUMMER. 
          SO THAT'S OUR BRIEF RECAP OF, UH, ALL THE WORK WE'VE DONE TODAY. 
          HAPPY TO ANSWER ANY QUESTIONS ABOUT SPECIFICS OF ANY OF THAT LATER. 
          UM, BUT DO WANNA JUST RECAP FOR YOU THE DIRECTION WE RECEIVED FROM COUNCIL. 
          WE HAD THREE WORKSHOPS WITH THEM LAST YEAR, UM, STARTING I THINK IN MARCH AND GOING THROUGH JUNE WHERE THEY YES, SIR. 
          SORRY, WASN'T IT 2025? OH MY GOODNESS. 
          YES. 
          EARLIER THIS YEAR. 
          THIS, YES. 
          YEAH, WE'RE STILL IN 2025. 
          THANK YOU. 
          UM, UH, BUT THEY REALLY TOOK THE PROCESS VERY SERIOUSLY, TOOK A VERY DEEP DIVE AND GOT A, GAVE US A LOT OF VERY SPECIFIC FEED FEEDBACK. 
          SO THE MAP AND THE DESIGNATION STANDARDS, YOU SEE THAT BEFORE YOU THIS EVENING, UH, REFLECT THAT INPUT. 
          AND JUST TO SUMMARIZE ON THE DESIGNATION SIDE, THEY WANTED TO MAKE SURE THAT THROUGH THE ZONING CODE UPDATE THAT THE GP DESIGNATIONS WOULD ALLOW FOR MINIMUM LOT SIZES THAT ARE SMALLER THAN CURRENTLY, UH, REFLECTED IN THE CODE THAT WOULD, UH, DOWN TO 2,800 SQUARE FEET. 
          AND THEN IN THE DOWNTOWN MIXED USE DESIGNATION, UM, THEY DECIDED AFTER SOME CON QUITE A BIT OF DISCUSSION TO MAINTAIN THE MAXIMUM HEIGHT OF FOUR STORIES. 
          ALSO, AFTER CONSIDERABLE DISCU DISCUSSION, DECIDED TO MORE OR LESS KEEP MUCH OF THE CORE CPSP AREA, UM, CONSISTENT WITH THE CURRENT, UM, SMART CODE, UM, ZONES OR DESIGNATIONS. 
          AND SO THAT MEANT REMOVING THE STATION MIXED USE DESIGNATION THAT HAD BEEN CONSIDERED, WHICH WOULD'VE ALLOWED, UM, EIGHT STORIES, RIGHT, UH, IMMEDIATELY ADJACENT TO THE DOWNTOWN STATION. 
          AND THEN OVER THE COURSE OF A COUPLE MEETINGS DISCUSSED WHETHER OR NOT TO ADD A NEW DESIGNATION, THE MAKE OR MICRO BUSINESS DESIGNATION, AND THEN IF SO, UM, WHAT USES TO ALLOW AND WHAT HEIGHTS. 
          AND SO THEY'VE LANDED ON, YES, HAVE A DISTINCT DESIGNATION SEPARATE FROM BUSINESS PARK. 
          AND BECAUSE IT'S INTENDED FOR AREAS THAT ARE PROJECTED TO BE VULNERABLE TO FLOODING, PROHIBIT, UM, USES THAT WOULD PUT PEOPLE DIRECTLY, UH, IN HARM'S WAY, SO HOTELS AND ADULT AND CHILDCARE AND RESIDENTIAL. 
          AND THEN DISCU FIGURED THAT RATHER THAN FOUR STORIES, THREE STORIES WOULD BE, UH, APPROPRIATE IN THAT DESIGNATION. 
          AND THEN ON THE LAND USE MAP SIDE OF THINGS, GAVE SOME VERY CLEAR DIRECTION ON THE UPSTREAM AREA, UH, PET PETALUMA BOULEVARD NORTH. 
          AND YOU'LL SEE ON THE MAP THAT THERE'S A NICE TRANSITION NOW BETWEEN THE PETALUMA BOULEVARD NORTH, UH, DESIGNATIONS AND UPSTREAM. 
          WE'LL TALK MORE ABOUT THAT IN JUST A SECOND. 
          ALSO TALKED QUITE A BIT ABOUT WHAT'S APPROPRIATE IN THE RIVER PARK AREA, AND THOUGHT IT WAS A VERY IMPORTANT TO STAY ALIGNED WITH THE FOUNDATION'S VISION, UH, PARTICULARLY 'CAUSE OF ITS PROXIMITY TO THE STATION AND THE NEED FOR HOUSING IN CLOSE PROXIMITY. 
          UM, LIKEWISE SOME DIRECTION ON EXPANDING THE AREA OF CHANGE DOWNSTREAM. 
          WE'LL SEE THAT IN A, ON A MAP IN A MINUTE. 
          UM, AND THEN, UM, PETALUMA BOULEVARD SOUTH, UM, ENDED UP COMING BACK TO AN ORIGINAL LARGER AREA OF CHANGE THAT HAD BEEN CONSIDERED ORIGINALLY, AND YOU'LL SEE THAT ON A MAP. 
          AND THEN ALSO, UM, WANTED TO INTENSIFY EVEN MORE THAN ORIGINALLY CONSIDERED THE AREAS OF CHANGE AROUND MCDOWELL. 
          AND I'LL, I'LL SHOW YOU MAPS ON THOSE HERE IN JUST A SECOND. 
          BUT FIRST, QUICKLY, A RECAP OF THE DESIGNATIONS. 
          IT'S OFTEN EASY TO FORGET WHEN WE'RE TALKING ABOUT LAND USE MAPS AND LAND USE DESIGNATIONS, THAT THEY'RE BASICALLY DEFINING THE ALLOWABLE USES AND DENSITIES AND INTENSITIES AROUND THE CITY. 
          JUST BECAUSE YOU DESIGNATE 
          [00:20:01]
SOMETHING, A PARTICULAR TYPE OF USE, RESIDENTIAL, COMMERCIAL OR MIXED USE DOESN'T MEAN IT'S GOING TO HAPPEN. 
          IT MEANS THAT YOU'RE, YOU'RE PROVIDING THE OPPORTUNITY FOR THAT TO HAPPEN, RIGHT? AND SO WE WANNA MAKE SURE WE'RE THOUGHTFUL ABOUT WHAT, WHAT THAT ENVELOPE IS THAT WE'RE CREATING. 
          THIS IS A MAP OF THE CURRENT GENERAL PLANS, UH, LAND USE DESIGNATIONS. 
          UM, AND THEN I, YOU, THESE WERE IN THE, THESE, UH, IMAGES ARE STRAIGHT OUTTA THE BRIEFING BOOK THAT WE DEVELOPED FOR COUNCIL TO SUPPORT ITS WORKSHOP EARLIER THIS YEAR. 
          AND SO WE, WHAT WE'VE DONE THOUGHT WOULD BE SIMPLE IS JUST TO SHOW, SHOW YOU WHAT'S WHAT THEY ADJUSTED. 
          AND SO THE ONLY PIECE ON THE RESIDENTIAL DESIGNATIONS WAS TO INCREASE FOR LOW DENSITY RESIDENTIAL, THE MAXIMUM PERMITTED DENSITY. 
          AND THAT WAS SPECIFICALLY TO ADDRESS THE REQUEST TO ALLOW SMALLER, UH, UH, MINIMUM LOT SIZES IN THIS CASE. 
          UH, 12 UNITS PER ACRE FOR THE, IN THAT DESIGNATION WOULD ALLOW APPROXIMATELY 3000 SQUARE FOOT LOT SIZES. 
          AND THEN MIXED USE, UH, NOT A LOT OF CHANGE IN TERMS OF ALLOWABLE HEIGHTS OR DENSITIES. 
          REMOVE THE STATION MIXED USE AS I MENTIONED. 
          AND THEN WE MADE SOME REFINEMENTS TO THE FAR, UM, REALLY JUST TO KIND OF MAKE SURE THEY'RE GONNA BE CONSISTENT WITH THE, UH, REQUISITE FOLLOW UP ZONING CODE AMENDMENTS. 
          SO SLIGHT ADJUSTMENT AND THE MC AND NC MU FAR, UM, INCREASE THE DOWNTOWN FAR TO FOUR FROM THREE REALLY JUST TO ALLOW THE LOT LINE TO LOT LINE DEVELOPMENT UP TO FOUR STORIES. 
          UM, AND THEN TO MAKE IT CONSISTENT, UH, WITH THE CPSP, ADJUSTED THE T-C-M-U-F-A-R TO TO BE ALLOWED UP TO FOUR WITH PC APPROVAL. 
          AND THEN AFTER, BECAUSE OF THE DISCUSSION ON ACTIVE, UH, GROUND FLOOR AROUND THE RIVER PARK AND IN THE LARGE SHOPPING CENTERS, WE GOT A LITTLE CLEARER ABOUT WHERE THE REQUIRED ACTIVE GROUND FLOOR WOULD BE, NOT JUST ON STREET SCAPES, BUT POTENTIALLY ON THE INTERIOR DEVELOPMENTS AS WELL. 
          CAN I JUST ADD ONE CLARIFICATION ON THAT ONE, RON? SURE. 
          YEAH. 
          UM, SO IN THE DOWNTOWN MIXED USE INCREASE, INCREASING THE FLOOR AREA RATIO AFTER DISCUSSION, THAT WAS REALLY TO MATCH THE DEVELOPMENT, UM, PATTERN IN THE, IN THE HISTORIC WHERE YOU HAVE, UM, BUILDINGS THAT ARE TYPICALLY BUILT TO THEIR LOT LINES. 
          THERE'S NOT SETBACKS, YOU DON'T WANT SETBACKS, YOU WANT THINGS ENGAGED WITH THE STREETSCAPE. 
          UM, SO TO ALLOW IF THERE IS, UM, ADDITIONAL DEVELOPMENT IN THAT AREA FOR IT TO, UM, COMPLIMENT THAT EXISTING DEVELOPMENT PATTERN. 
          AND THEN WITH THE TOWN CENTER MIXED USE, THIS IS, UM, CLOSELY ALIGNED WITH THE, I BELIEVE IT'S THE T FIVE, UM, CURRENTLY IN THE CENTRAL PETALUMA SPECIFIC PLAN, SMART CODE AREA THAT SAYS IT'S FOUR STORIES AND SIX STORIES WITH PLANNING COMMISSION APPROVAL. 
          AND SO THIS 4.0 FIR WOULD ALIGN WITH IF YOU'RE GONNA GO HIGHER TO SIX STORIES, THEN ALSO AN INCREASE OPTION FOR FLOOR AREA RATIO AT THE DISCRETION OF THE PLANNING COMMISSION. 
          SO JUST WANTED TO GIVE THAT LITTLE NUANCE THERE. 
          THANK YOU. 
          AND RELATED TO THE ACTIVE, UH, GROUND FLOOR, UM, AGAIN, JUST MADE SOME LANGUAGE REFINEMENTS TO, BECAUSE WE RECOGNIZE THAT IN LARGE DEVELOPMENTS OR REDEVELOPMENTS, YOU ARE GONNA WANNA HAVE ACTIVE GROUND FLOOR, NOT JUST ON THE STREETSCAPE, LIKE I'M THINKING WHERE PEOPLE WE WERE LOOKING SPECIFICALLY AT LIKE, UM, HOPPER, IN THE CASE OF THE RIVER PARK DEVELOPMENT, YES, YOU'RE PROBABLY GONNA WANT TO ACTIVE FRONTAGE THERE, BUT YOU'RE ALSO GONNA WANT AN ACTIVE FRONTAGE ON THE INTERIOR OF THE BUILDINGS IF THEY'VE GOT MULTIPLE BUILDINGS ON THAT LARGE SITE. 
          LIKEWISE, WITH THE LARGE SHOPPING CENTERS THAT WE HOPE WILL REDEVELOP OVER TIME, ALONG MCDOWELL. 
          AND THEN THE, UH, RELATED TO LARGE SITES, UM, THERE WAS SOME CONCERN RAISED BY, UM, PROPERTY OWNERS WHO HAD, UM, SPECIFIC DEVELOPMENT APPROVALS IN PLACE ABOUT THE CLARITY AND THE LANGUAGE AROUND, UM, THE COMBINATION OF HORIZONTAL AND VERTICAL MIXED USE ON THOSE SITES. 
          AND SO WE WANTED TO ALLOW GREATER FLEXIBILITY TO ACCOMMODATE THAT. 
          AND THEN, AS I NOTED, UH, ONLY ADJUSTMENT WAS WITH THE, UH, MAKER MICRO, UH, REDUCING THE MAX HEIGHT, WE MATCHED THE FAR ACCORDINGLY AND ENSURED AND, AND REMOVED HOTELS AS A PERMITTED USE. 
          AND THEN THE WAY THAT THIS ALL REFLECTED THEN ON THE MAP IS THIS IS THE MAP. 
          THERE'S TWO MAPS THAT I THINK WERE IN YOUR PACKET, ONE JUST SHOWING WHERE EXPLICIT CHANGES WERE MADE FROM CURRENT DESIGNATIONS. 
          THE SECOND ONE IS THE CITYWIDE MAP, WHICH SHOWS, UM, ALL OF THE NEW PROPOSED DESIGNATIONS, INCLUDING A WHOLE SLEW OF LATERAL SHIFTS. 
          SO IN THOSE CASES WHERE THERE'S BEEN NOW REFINEMENTS AND EXISTING DESIGNATIONS, OR IN THE CASE OF MIXED USE ADDITIONS OF DESIGNATIONS, WE SHIFTED FROM MIXED USE CURRENT TO LIKE NCMU, FOR INSTANCE. 
          THOSE LATERAL SHIFTS ARE REFLECTED IN THIS CITYWIDE MAP. 
          SO LEMME JUST TALK YOU THROUGH 
          [00:25:01]
A FEW OF THOSE AREAS SPECIFICALLY. 
          JUST YOU CAN SEE WHAT WE DID, UM, A LITTLE MORE DETAIL. 
          THERE WAS A LOT OF DISCUSSION ABOUT THE UPSTREAM AREA. 
          AND SO, UM, WE, AT THE END OF THE DAY, COUNCIL ASKED US TO REALLY TAKE A TWO-PRONGED APPROACH, THE LONG-TERM, UM, APPROACH, WHICH IS A NEW ADDITION IN THE LAND USE POLICY, UH, FRAMEWORK OR ELEMENT IN THIS CASE, UM, WOULD BE RECOGNIZING THAT TO TRULY CONTROL AND MAXIMIZE THE OPPORTUNITY FOR RETAINING OPEN SPACE UPSTREAM IS TO OWN IT AND CONTROL IT, WHETHER IT'S OUTRIGHT OR THROUGH SOME KIND OF CONSERVATION EASEMENT. 
          SO THEY WANTED TO PUT THAT FRONT AND CENTER. 
          AND THEN IN THE MEANTIME, THROUGH THE GENERAL PLAN UPDATE, DO A VARIETY OF THINGS. 
          UM, THEN LU LA LAND USE POLICY 5.1, UH, THERE'S BOTH A NO BUILD RETENTION AREA AND A RIVER BUFFER IDENTIFIED. 
          AND COUNCIL WANTED THE RIVER BUFFER, UM, ENLARGED, I THINK IT WAS ORIGINALLY 200 FEET, UM, UPSTREAM. 
          AND THEY ASKED FOR IT TO BE 330 FEET BASED ON, UM, A META STUDY THAT HAD BEEN DONE ABOUT HOW, WHAT RIPARIAN SETBACKS ARE APPROPRIATE BASED ON WHAT YOUR, YOUR PRESERVATION AND PROTECTION GOALS ARE. 
          AND THEN, UM, THE REST OF THESE WERE ALREADY IN THE FRAMEWORK, BUT IT BEING EXPLICIT ABOUT THE NEED FOR ADDITIONAL PARK SPACE, UH, GREENWAY ALONG THE RIVER, UM, AND A VARIETY OF NOISE MITIGATION MEASURES, AS WELL AS THE NEED TO MAKE SURE THAT IF THERE IS GONNA BE DEVELOPMENT, UM, UPSTREAM, THAT IT SHOULD BE REDUCED IN CLUSTERED TO THE EXTENT POSSIBLE TO FIT WITH A MORE, UH, LOW INTENSITY PREFERRED DEVELOPMENT PATTERN IN THAT AREA. 
          SO THIS IS WHAT IT ENDED UP LOOKING LIKE ON THE MAP. 
          THE, THE HASHED BLUE IS THE BUFFER, THE LIGHT GRAY, WHICH YOU PROBABLY CAN'T SEE VERY WELL, IS THE, UM, UH, RETENTION AREA. 
          AND THAT'S BASED ON FLOOD, UH, PRO, UH, UH, PROJECTIONS. 
          AND THEN YOU SEE THE COMBINATION OF MOSTLY MAKER IN THAT AREA, WHICH IS THE NEW DESIGNATION DESIGNED, DESIGNED TO SUPPORT, UM, NON-RESIDENTIAL DEVELOPMENT AND MAXIMIZE FLEXIBILITY. 
          AND THEN LIKEWISE, THE PBN UM, SECTION JUST BELOW THAT COMPLIMENTS IT NICELY. 
          AND IN THIS CASE, COUNSEL ASKED US TO TAKE A SIMILAR APPROACH TO WHAT WE HAD BEEN PROPOSING ON, UH, EAST WASHINGTON, GOING KIND OF A GRADUATED FROM MORE INTENSE TO LESS INTENSE, UM, IN THIS CASE MORE INTENSE TOWARDS THE CORE OF THE DOWNTOWN AREA, AND GRADUALLY, UM, GETTING LESS INTENSE, LESS HIGH AS YOU TRAVEL UP THE BOULEVARD AND TOWARDS THAT UPSTREAM AREA. 
          AND THEN, UM, COUNSEL NOTED THAT THERE, WE ORIGINALLY WERE JUST THINKING ABOUT THESE TWO PARCELS TO THE SOUTH SIDE OF LAKEVILLE. 
          THIS IS, UM, LAKEVILLE JUST TO THE EAST OF 1 0 1 ON THE RAILROAD, UM, JUST RIGHT NEAR THE MARINA. 
          SO WE ORIGINALLY WERE JUST THINKING ABOUT THOSE TWO AREAS TO THE S SOUTH OF LAKEVILLE. 
          AND COUNCIL POINTED OUT THAT THERE'S A SI, A, A, A PARCEL CADDY CORNER, UM, THAT, THAT IT IS SIMILAR CONDITIONS THAT ALSO SHOULD BE CONSIDERED. 
          SO WE TOOK A LOOK AT IT AND ENDED UP ADDING THAT AS WELL. 
          AND THEN, UM, ON SOUTH, UH, THE SOUTH BOULEVARD, THAT SECTION IN THE MIDDLE THERE BETWEEN KINDA THE BOWLING ALLEY AREA, AND I THINK IT'S ROUGHLY J STREET, WE HAD ORIGINALLY CONSIDERED THAT AS AN AREA CHANGE, HAD HAD REMOVED IT AT SOME POINT IN DISCUSSION. 
          AND THEN COUNSEL THOUGHT IT MADE SENSE TO THINK OF THAT AREA MORE IN A MORE CONTIGUOUS WAY. 
          UM, AND SO WE ENDED UP ADDING THAT AND THEN CHOSE A DESIGNATION CONSISTENT WITH THE STEP DOWN, UH, THE BOWLING ALLEY AND VETERANS CENTER AND THE, AS HEATHER MENTIONED, UM, COUNCIL WANTED TO ENSURE THAT MOVING IN THIS LAND USE DIRECTION WOULD NOT, WAS CONSISTENT WITH THE REST OF THE COMMUNITY'S VALUES AND VISION. 
          AND SO WE DID THREE DIFFERENT STUDIES TO KIND OF TEST THAT. 
          FIRST IN TERMS OF FISCAL SUSTAINABILITY, UM, THIS IS A ANALYSIS THAT WAS DONE OF THE GENERAL FUND ESTIMATES OF BOTH REVENUE AND COSTS. 
          UM, AND IT BASICALLY IS A WASH AS IF YOU READ THE ANALYSIS, YOU'LL SEE, I THINK THE DIFFERENCE WAS MAYBE $250,000, WHICH IN A MULTIMILLION DOLLAR BUDGET AS A RELATIVELY SMALL AMOUNT. 
          UM, SO THAT WAS GOOD NEWS BECAUSE WHAT'S INTERESTING IS WE, WE KIND OF KNOW GENERALLY THAT, UM, RESIDENTIAL, UM, COSTS MORE THAN IT BRINGS IN TYPICALLY VERSUS NON-RESIDENTIAL. 
          AND THE PLAN VERY MUCH FOCUSES ON IN INCREASING OPPORTUNITIES FOR HOUSING, PARTICULARLY HIGHER DENSITY AND MORE INTENSE HOUSING. 
          AND SO IT'S NICE TO SEE THAT EVEN THOUGH WE ANTICIPATE AND ARE ALLOWING FOR SIGNIFICANT HOUSING GROWTH, IT'S NOT GONNA NEGATIVELY IMPACT THE 
          [00:30:01]
CITY'S GENERAL FUND BUDGET. 
          LIKEWISE, UM, WE HAVEN'T, THERE'S, WE'RE STILL IN THE PROCESS OF COMPLETING THE TECHNICAL ANALYSIS THAT'S NEEDED FOR THE EIR, BUT FAIR APPEARS OUR TRANSPORTATION SUB-CONSULTANT WAS ABLE TO DO A REFRESH OF SOME EARLIER ANALYSIS HAD DONE BASED ON THE, UH, THE, THIS FINAL MAPPING AND SET OF STANDARDS AND CONFIRMED THAT YES, THIS ALL MOVES US TOWARDS OUR GOALS OF REDUCING VMT SUPPORTS THE SHIFT FROM VEHICLES TO WALKING, BIKING, TRANSIT, UM, AND IN MANY WAYS IMPROVES ACCESS TO DAILY DESTINATIONS, WHICH IS ONE OF THE MOST IMPORTANT THINGS YOU CAN DO TO, UM, ADVANCE CLIMATE GOALS AND REDUCE VMT. 
          AND THEN FINALLY, UM, IT WAS NICE THAT THE CITIES IN THE PROCESS OF UPDATING ITS, UM, WATER AND WASTEWATER PLANTS. 
          AND SO THOSE CONSULTANTS WERE ABLE TO, UH, INPUT THE, UM, LAND USE DATA INTO THEIR MODELS AND CONFIRM THAT AT A CITYWIDE SCALE, BOTH THE WATER AND WASTEWATER SYSTEMS CAN ACCOMMODATE THE AMOUNT OF GROWTH THAT IS PROJECTED BASED ON THESE LAND USE CHANGES. 
          AS IS ALWAYS THE CASE, THERE MAY BE SOME AREAS WHERE DEPENDING ON THE NATURE OF DEVELOPMENT, SOME UM, UH, PIPE, UH, SIZES MAY BE NO LONGER APPROPRIATE, IN WHICH CASE THOSE WOULD HAVE TO BE, THOSE IMPROVEMENTS WOULD HAVE TO BE MADE. 
          BUT ON A SYSTEM WIDE SCALE, UH, THEY DON'T ANTICIPATE, UM, ANY PROBLEMS WITH CAPACITY. 
          I'M GONNA NOW PASS IT BACK TO HEATHER, WHO'S GONNA GIVE YOU A QUICK UPDATE ON SOME OF THE WAYS IN WHICH, UM, MUCH OF WHAT'S SOME OF THE THINGS IN THE GENERAL PLAN ARE ALREADY, UH, BEING IMPLEMENTED BY CITY STAFF. 
          SO WANTED TO KEEP EVERYONE ENGAGED, UM, AS, AS THE GENERAL PLAN PROCESS MIGHT BE NEARING ADOPTION. 
          AND WE GET CLOSER TO THAT, HOW IMPORTANT IT IS FOR IMPLEMENTATION OF THAT GENERAL PLAN MOVING FORWARD. 
          UM, AND SOME OPPORTUNITIES TO STAY ENGAGED AND STAY INVOLVED AND KEEP YOUR EYE ON OTHER THINGS, OTHER, UM, INITIATIVES THAT THE CITY IS UNDERTAKING. 
          SO, UH, VERY IMPORTANT TO IMPLEMENT, THE GENERAL PLAN WILL BE A ZONING CODE UPDATE. 
          SO SOME INITIAL PHASES OF THAT ARE ALREADY IN PROCESS, AND I BELIEVE YOU'VE HAD A STUDY SESSION OR TWO ON SOME OF THOSE HOUSING ELEMENTS. 
          THE A DU CODE UPDATE, DENSITY BONUS, RESIDENTIAL CARE FACILITIES, TREE PRESERVATION ORDINANCE. 
          SO THOSE ARE ALREADY, UM, IN PROCESS AND WE'RE WORKING ON THOSE. 
          AND THEN ADDITIONAL PHASES TO IMPLEMENT THE GENERAL PLAN ADOPTION, UM, WILL BE COMING FORWARD IN TRANCHES. 
          SO WE'LL BE LOOKING AT WHAT ARE ALL THE, UM, ACTIONS CALLED FOR IN THE GENERAL PLAN, UM, TO IMPLEMENT THROUGH CODE UPDATES AND LOOKING AT TIMELINE AND GROUPING THOSE TOGETHER. 
          I WOULD ANTICIPATE THAT WE WILL, UM, BE BACK TO TALK ABOUT THAT DIS THAT TOPIC, UM, IN EARLY 2026. 
          THAT'S DOES NOT ROLL OFF MY TONGUE YET, UM, BUT, UM, IN THE NEAR FUTURE. 
          SO MORE TO COME ON THAT, UM, THE NORTH PETALUMA STATION SPECIFIC PLAN IS OFFICIALLY KICKED OFF. 
          UH, SO THIS IS A SPECIFIC PLAN, UM, IN OUR CORONA STATION AREA PRIORITY DEVELOPMENT AREA, AND IT WAS FUNDED THROUGH A, A GRANT, UM, AND IT'S REALLY THAT AREA WITHIN A HALF A MILE OF THE STATION, BUT EXTENDING, UM, BEYOND THAT TO MATCH THE, THE, UM, ADOPTED DESIGNATED BOUNDARIES OF OUR PRIORITY DEVELOPMENT AREA. 
          SO LAST NIGHT THERE WAS A, UM, KIND OF NEIGHBORHOOD OR, UM, PLAN AREA, NEIGHBORHOOD SPECIFIC, UM, KICKOFF, IF YOU WILL, UM, FOR THE PEOPLE WHO LIVE THERE, WORK THERE, UH, YOU KNOW, USE THAT AREA KIND OF SPECIFICALLY. 
          UM, AND THEN DECEMBER 10TH THERE IS A LARGER COMMUNITY, UM, OPEN HOUSE, UM, ON THAT PROJECT. 
          SO THAT WILL BE HELD AT THE COMMUNITY CENTER ON DECEMBER 10TH, I THINK IT'S 6:00 PM. 
          UM, SO, AND THERE IS, THE CITY HAS A WEBSITE, UM, FOR THIS PROJECT AND DIFFERENT THINGS AND UPDATES ARE, UM, ARE BEING POSTED ON THAT TO KEEP EVERYBODY ENGAGED AND INVOLVED. 
          UM, CENTRAL PETALUMA SPECIFIC PLAN, UM, IS AGAIN, IS ANOTHER PROJECT FUNDED, UM, THROUGH, UH, MAT METROPOLITAN TRANSPORTATION COMMISSION. 
          UM, AND THIS IS AROUND THE DOWNTOWN STATION. 
          IT'S NOT ONLY THE SPECIFIC PLAN, BUT IT'S AN UPDATE TO THE SMART CODE AND THE UM, UH, THE STATION AREA SPECIFIC PLAN, UM, THAT ALL KIND OF OVERLAP IN THAT AREA. 
          UM, THIS IS GOING 
          [00:35:01]
TO KICK OFF IN EARLY 2026, AND MTC DID A LITTLE DIFFERENT PROCESS FOR THIS ONE. 
          AND THEY, UM, SELECTED A CONSULTANT BENCH FOR THE NORTH BAY PROJECTS. 
          UM, SO MTC DID THE R-F-P-M-T-C HIRED, UM, THE CONSULTANTS, AND THEY WILL BE WORKING WITH THE COMMUNITY ON THAT, ON THAT, UM, UPDATE. 
          AND THEN FINALLY FAIRGROUND'S MASTER PLAN. 
          UM, AN RFP IS ANTICIPATED TO BE RELEASED BEFORE THE END OF THE YEAR, I BELIEVE, UH, SECOND HALF OF DECEMBER. 
          SO, UM, TO KICK THAT OFF. 
          UM, AND THAT IS, YOU KNOW, DIRECTLY REFERENCED IN THE GENERAL PLAN, UM, AND BUILDS UPON THE HEALTHY DEMOCRACY, UM, UH, PROCESS THAT HAPPENED A YEAR OR TWO AGO, MAYBE MORE THAN THAT, I CAN'T REMEMBER NOW. 
          UM, UH, OH, INFRASTRUCTURE FINANCING. 
          SO ANOTHER THING THAT WILL COME, UH, AS A IMPLEMENTATION OF THE GENERAL PLAN IS UPDATING OUR IMPACT FEES. 
          UM, SO WE WILL BE STARTING TO KICK THAT OFF WHILE WE'RE FINISHING THE GENERAL PLAN. 
          SO THAT IS GONNA TIE INTO, UM, IMPROVEMENTS CALLED FOR IN THE GENERAL PLAN. 
          IT DOVETAILS WITH THE CITY'S, UM, CAPITAL IMPROVEMENT PROGRAM, UH, THINGS LIKE NEW PARKS, IDENTIFIED CITY SERVICES, WATER AND WASTEWATER NEEDS. 
          UM, SO WE WILL BE, UM, KICKING OFF THAT PROCESS KIND OF CONCURRENTLY WITH THE END OF THE GENERAL PLAN PROCESS TO HOPEFULLY HAVE, UM, THOSE THINGS WELL UNDERWAY AND OR CLOSE TO ADOPTING THOSE NEW FEES WHEN WE CONCLUDE THE GENERAL PLAN ADOPTION. 
          UM, AS HEATHER MENTIONED EARLIER, WE WERE, WE HAD A, A SIMILAR CONVERSATION WITH THE, UH, GENERAL PLAN ADVISORY COMMITTEE LAST THURSDAY. 
          UM, BOTH DAVE AND DWAYNE, UM, UH, WHO WERE HERE TONIGHT, WERE THERE, UH, DAVE'S A MEMBER AND DWAYNE IS A FREQUENT FLYER, UH, OF GPAC MEETINGS. 
          UM, AND WE THOUGHT IT'D BE HELPFUL FOR YOU SINCE, UH, YOU, THERE'S ALSO WAS I THINK, RECEIVED SOME PUBLIC COMMENT, UH, AS FOLLOW UP TO THAT AND MAY HAVE ALSO JUST HEARD ABOUT FEEDBACK IN THE MEETING. 
          WE THOUGHT WE'D GO AHEAD AND SHARE THAT WITH YOU AND SHARE WITH YOU SOME OF OUR PRELIMINARY THOUGHTS ABOUT SOME OF THE QUESTIONS RAISED OR, OR SUGGESTIONS MADE. 
          UM, STARTING WITH, UH, THE ONE ITEM THAT GPAC DISCUSSED A BIT AND ACTUALLY CAME TO SOME CONSENSUS ON ITSELF, THEY FELT IT WAS IMPORTANT. 
          WELL, FOR, ON THE ONE HAND, THEY RECOGNIZED THAT IT WAS THROUGH THEIR DISCUSSION THAT IN THE MIXED USE DESIGNATION STANDARDS, WE TRY TO BE AS CLEAR AS POSSIBLE ABOUT WHAT APPROPRIATE MIX OF WHAT WITH THE APPROPRIATE MIX OF USES BETWEEN RESIDENTIAL, COMMERCIAL, AND MIXED USE, WHETHER YOU CAN HAVE EACH OF THOSE STANDALONE OR ONLY IN COMBINATION, ET CETERA. 
          SO THAT CAME OUT DIRECTLY FROM , A SERIES OF GENERAL PLAN ADVISORY COMMITTEE DISCUSSIONS, BUT THEN THEY REALIZED THAT THEY, THEY MAY BE INADVERTENTLY, UM, REDUCING, UH, CREATING OPPORTUNITIES FOR VALUED, UM, COMMERCIAL, PARTICULARLY RETAIL AND SOME 15 MINUTE ACTIVITY CENTERS TO BE DISPLACED. 
          AND THEY CERTAINLY DID NOT WANT THAT TO BE MIS, THEY DIDN'T WANT THEIR DESIGNATIONS TO BE MISINTERPRETED, TO BE INTENDED TO DO THAT. 
          AND SO THEY WANT TO MAKE SURE THAT WE DON'T ALLOW A HUNDRED PERCENT RESIDENTIAL AND 15 MINUTE ACTIVITY CENTERS. 
          SO, UM, WE GET IN A LITTLE BIT OF THOUGHT SO FAR AND THINK THAT THE BEST ROUTE IS NOT TO ADJUST THE DESIGNATION STANDARDS PER SE. 
          THE MAIN REASON BEING IS THAT THOSE SAME STANDARDS ARE USED IN MANY OTHER PLACES THROUGHOUT THE CITY, OFTEN IN, ON AN AREA WIDE BASIS, WHERE THE INTENT IS THAT ACROSS THAT AREA, LIKE A PARTICULAR CORRIDOR, THE INTENT TO HAVE IS TO HAVE THAT VARIETY OF MIXES OF USES. 
          BUT IF YOU PUT RESTRICTIONS ON THE DESIGNATION, IT THEN APPLIES AT THE PARCEL LEVEL. 
          AND YOU MAY NOT ALWAYS WANT TO HAVE THAT SAME LEVEL OF, UH, RESTRICTION AT THE PARCEL LEVEL. 
          AND SO WE THOUGHT WOULD BE A BETTER WAY TO ADDRESS IT WOULD BE TO BE EXPLICIT IN THE LAND USE POLICY. 
          AND THIS IS, UH, 6.1, UM, THAT INTRODUCES AND EXPLAINS THE APPROACH TO FACILITATING, UM, THE REDEVELOPMENT OF 15 MINUTE ACTIVITY CENTERS THAT IN THAT PLACE BE VERY EXPLICIT THAT THE INTENT IS NOT TO DISPLACE AND REPLACE EXISTING VALUED, UM, COMMERCIAL, UH, WITH A HUNDRED PERCENT RESIDENTIAL. 
          AND THEY TALKED SPECIFICALLY ABOUT REALLY IMPORTANT SITES LIKE THE LAKEHORN SHOPPING CENTER, AND ALSO THOUGHT ABOUT THE CASA GRANDE SITE, WHICH IS CURRENTLY VACANT. 
          UM, BUT WANTED THOUGHT IT WAS IMPORTANT BECAUSE IT'S A 15 MINUTE ACTIVITY CENTER THAT IT HAVE A MIX OF BOTH RESIDENTIAL COMMERCIAL, IT PROBABLY APPLIES TO SEVERAL OTHER ACTIVITY CENTERS AS WELL. 
          UM, AND SO THAT'S, THAT'S THAT FIRST VERY IMPORTANT ITEM THAT GPAC, UH, FELT VERY STRONGLY ABOUT. 
          UM, AND THEN AS FOLLOW UP TO THAT, GOT SOME ADDITIONAL COMMENT. 
          [00:40:01]
UM, ONE WAS TO SUGGEST REMOVING MINIMUM DENSITIES AND MIXED USE DESIGNATIONS. 
          I, THE CONCERN SHARED AT GPAC WAS SPECIFICALLY AROUND HOW YOU WOULD DO THAT IN PRACTICE, WHERE YOU HAVE A SITE THAT IS GONNA BE A MIX OF BOTH COMMERCIAL AND RESIDENTIAL AND DIDN'T WANT IT TO BE MISINTERPRETED, TO MEAN THAT AT THE SITE WIDE LEVEL, YOU'D HAVE TO MEET THE MINIMUM DENSITY IF IT WERE LIKE, FOR INSTANCE, TO BE A HUNDRED PERCENT RESIDENTIAL. 
          SO, BUT THERE'S PRACTICAL WAYS THAT MANY CITIES HAVE EMPLOYED TO DO THAT. 
          WHERE YOU, ONE EXAMPLE IS FIRST YOU, IF IT'S A ONE ACRE SITE, IF HALF OF IT'S COMMERCIAL, YOU CALCULATE THE MINIMUM MAXIMUM DENSITY ON THE HALF ACRE REMAINING. 
          THAT'S FOR RESIDENTIAL, RIGHT? SO THERE'S WAYS TO ADDRESS THAT CONCERN WITHOUT RE REMOVING THAT MINIMUM, UH, DENSITY, UM, STANDARD BECAUSE THAT CAME VERY MUCH OUT OF THE HOUSING ELEMENT. 
          AND A LOT OF COMMUNITY DESIRE TO MAKE SURE THAT PARTICULARLY HIGH VALUE SITES IN THE CORRIDOR, LONG CORRIDORS ARE, ARE BUILT AT A REASONABLE DENSITY INTENSITY. 
          THERE'S, THEY, SOME FOLKS HAVE LAMENTED HOW SOME CRITICAL SITES AROUND THE CITY HISTORICALLY HAVE SOMETIMES BEEN BUILT AT, UH, DENSITIES FAR LOWER THAN ALLOWED. 
          AND SO THE, THE ADDITION OF MINIMUM DENSITIES WAS DONE VERY INTENTIONALLY TO TRY TO PREVENT THAT IN THE FUTURE. 
          UH, ANOTHER COMMENT WAS AROUND, UM, TWO EXISTING LONGSTANDING DESIGNATIONS YOU'VE HAD IN YOUR GENERAL PLAN, BOTH THE NEIGHBORHOOD AND COMMUNITY COMMERCIAL. 
          UM, THIS WAS DISCUSSED BY THE GPAC PREVIOUSLY, UM, AND, UM, AT THE AT DECIDED NOT TO CHANGE IT. 
          THEY SAW SOME VALUE INTO RETAINING THOSE IN CERTAIN AREAS. 
          AND IF YOU LOOK AT THE MAP, UM, IT MAKES SOME SENSE TO RETAIN THAT. 
          AND THEN, SO WHAT THE GPAC DECIDED AND RECOMMENDED ORIGINALLY WAS, RATHER THAN ELIMINATE THEM, IS JUST BE CLEAR IN THE INTENT THAT THESE ARE INTENDED NOT AS LARGE SCALE, UM, REGIONAL SERVING, UM, CENTERS, BUT REALLY LOCAL SERVING, UM, PREFERABLY DESIGNED TO BE WALKABLE AND FOCUSED ON SERVING THE SURROUNDING NEIGHBORHOODS, UH, DESIGNED THEM IN A VERY PEDESTRIAN FRIENDLY WAY, MINIMIZE DRIVING WITHIN SHOPPING CENTERS, THAT SORT OF THING. 
          SO, SO THAT'S THE APPROACH WE TOOK WITH THAT. 
          UM, AFTER SOME DISCUSSION ORIGINALLY, UH, ANOTHER COMMENT WAS INDUSTRIAL DESIGNATIONS NOT HAVING A HEIGHT LIMIT AT ALL, UM, THAT HADN'T PREVIOUSLY BEEN RAISED OR DISCUSSED. 
          UM, BUT I THINK THERE'S ALREADY A SOLUTION TO THAT. 
          UM, CHAPTER 12 IN YOUR ZONING CODE ALREADY PROVIDES A MECHANISM FOR PERMITTING GREATER HEIGHTS, RECOGNIZING THAT HISTORICALLY PETALUMA'S NON-RESIDENT NATURAL SITES, IF THEY'RE AG ORIENTED, HAVE NEEDED VERY HIGH, UM, ASPECTS OF THEIR SITES. 
          AND THERE THERE'S A MECHANISM FOR ALLOWING THAT IF IT'S NEEDED FOR THE PARTICULAR USE. 
          UM, ALSO NOTED IN ONE OF THE COMMENTS THAT THOUGHT THE RIVER PARK DESIGNATIONS WERE OVERLY PRESCRIPTIVE. 
          THEY WERE DESIGNED SPECIFICALLY TO MATCH THE LATEST RIVER PARK FOUNDATIONS DESIGNED AS REQUESTED BY COUNSEL. 
          UM, ALSO A NOTE ABOUT NOT ALLOWING HOTELS AND THOROUGH FOR FAIR DISTRICT, THIS IS SIMPLY A, A REFLECTION OF WHAT'S ALREADY IN THE CORRESPONDING, UM, DESIGNATION OR ZONE IN THE SMART CODE. 
          UM, AND SO THERE REALLY WAS NO CHANGE MADE THERE. 
          THAT BEING SAID, IF, UH, THERE'S AN OPPORTUNITY TO REVISIT THAT BECAUSE THE, AS HEATHER MENTIONED, THE CPSP IS GONNA BE UPDATED IN THE VERY NEAR FUTURE. 
          SHOULD I WAIT A MINUTE OR? OKAY. 
          UM, AND THEN A NOTE ABOUT THE, UH, OH, A PARTICULAR PARCEL JUST OUTSIDE OF CITY BOUNDARIES AT THE NORTH END OF THE CITY. 
          UM, CURIOUS AS TO AS TO WHY IT WAS, UM, DESIGNATED, UM, MINI CENTER MIXED USE. 
          AND THIS WAS SIMPLY AN EXAMPLE OF WHERE WE MADE A LATERAL SHIFT. 
          'CAUSE IT'S CURRENTLY DESIGNATED, DESIGNATED MIXED USE AND SHIFTED IT LATERALLY TO THE CORRESPONDING MINI CENTER MIXED USE. 
          I THINK THERE WAS SOME CONFUSION IN THAT COMMENT ABOUT CON CONFUSING THE COMMERCIAL DESIGNATION, UH, NEIGHBORHOOD COMMERCIAL OR COMMUNITY COMMERCIAL WITH THE MINI CENTER MIXED USE, THE WAY THE COMMENT WAS WORDED. 
          BUT I'M NOT A HUNDRED, NOT A HUNDRED PERCENT SURE. 
          HAVEN'T HAD TO ASK A CHANCE TO ASK SPECIFICALLY. 
          AND THEN, UM, OH, THERE WAS SOME CONFUSION ABOUT A FOOTNOTE, UH, IN THE ZONING COLUMN OF THE DESIGNATION TABLE RELATED TO THE RDI AND A GS DESIGNATIONS. 
          UH, I THINK AGAIN, IT WAS A MISUNDERSTANDING. 
          THE FOOTNOTE WAS JUST EXPLAINING WHAT THE SMART CODE IT CURRENTLY SAYS IN TERMS OF, UM, AND I FORGET WHAT THE FOOTNOTE IS, IS NOW, DO YOU REMEMBER THE COMMENT? I THINK IT'S ABOUT ALLOWABLE MODIFICATIONS. 
          YEAH. 
          THANK YOU. 
          YEAH. 
          AND IT WAS, IT'S JUST VERBATIM 
          [00:45:01]
LANGUAGE DIRECTLY FROM THE CPSB, JUST SO IT WAS CLEAR 'CAUSE IT WAS A COLUMN TRYING TO CLARIFY THE CURRENT ZONING FOR, FOR, UH, CORRESPONDING WITH CERTAIN DESIGNATIONS. 
          AND THEN, UH, SUGGESTION TO REVISIT THE DESIGNATION FOR THE TARGET CENTER THAT HAD ORIGINALLY BEEN INCLUDED IN ONE OF THE AREAS OF CHANGE HAD BEEN REMOVED WAY BACK IN 2023. 
          AND AGAIN, THIS IS AN EXAMPLE WHERE WE DID A LATERAL SHIFT BASED ON THE EXISTING DESIGNATION AND IT ALSO MATCHES NICELY THE ADJACENT DESIGNATION ALONG WASHINGTON BOULEVARD. 
          AND THEN A QUESTION ABOUT THE RIVER APPLICATION OF THE RIVER BUFFER. 
          UM, AGAIN, IT'S AN EVIDENCE-BASED NUMBER THAT THE, THE LEGAL COUNSEL SUGGESTS WE STICK WITH. 
          UM, AND THE POLICY, IF YOU READ THE POLICY ADDRESSES THE CONCERN RAISED ABOUT, UM, RESPECTING, UM, EXISTING DEVELOPMENT AND ANY VESTED RIGHTS ON VACANT PROPERTIES. 
          UM, AND THEN, UH, THERE WAS SOME REFERENCE, I THINK IN THE COMMENT TO PRESERVATION AREAS, THOSE ARE DIFFERENT TYPE OF PROTECTION, PROTECTION, UH, IN THAT SAME LAND USE POLICIES DESIGNED SPECIFICALLY TO, UH, ACKNOWLEDGE, UNDERSTAND, AND THEN ACCOMMODATE KNOWN, UM, NATURAL RESOURCE, UM, UH, CHARACTERISTICS ON A SITE BY SITE BASIS. 
          AND THEN I HOPE THIS IS THE LAST SET, UM, ALSO A SUGGESTION TO, UM, OH, UH, THIS IS ALSO A WRITTEN COMMENT I BELIEVE YOU RECEIVED, UM, WAS TO, IN THE SAME WAY THAT IN THE LAND USE POLICY AND ALSO IN THE DESIGNATIONS WE'RE EXPLICITLY ALLOWING FOR, UM, GREATER, UH, MIDDLE MISSING MIDDLE INTENSITIES THROUGH D DUPLEXES, TRIPLEXES, ADUS, FOURPLEXES, ET CETERA. 
          AND THE SUGGESTION WAS TO CONSIDER ALLOWING THAT, DOING THAT SAME, UH, MAKING THAT SAME ALLOWANCE IN THE R THREE ZONE. 
          AND SO HAVEN'T LOOKED AT IT IN GREAT DETAIL YET, BUT INITIALLY IT SEEMS LIKE A REASONABLE THING TO DO. 
          THIS IS LARGELY A FUNCTION OF TRYING TO REFLECT SB NINE, UM, THROUGH YOUR CURRENT DESIGNATIONS AND ULTIMATELY THROUGH THE ZONING CODE. 
          SO WE'LL BE LOOKING VERY CLOSELY AT THAT. 
          CAN I JUST ADD ONE THING ABOUT THAT? YEAH, PLEASE. 
          YEAH. 
          UH, ONE OF THE REASONS THIS CAME UP IS SO IMPORTANT IS BECAUSE THAT RESIDENTIAL DIVERSE LAND USE THAT IS TYPICALLY IN AREAS CLO KIND OF THE ONE CIRCLE OUT FROM THIS, THIS, UM, THE DOWNTOWN SMART STATION. 
          UM, SO IT'S IS THE AREA WHERE YOU DO WANT TO FACILITATE SLIGHTLY INCREASED DENSITY KIND OF WITHIN THE EXISTING FABRIC. 
          AND SO OUR SB NINE AS IT'S, UM, CURRENTLY APPLIED IS TO AREAS THAT ARE THE LOW AND VERY LOW, UM, RESIDENTIAL DENSITIES, BUT DOES NOT EXTEND TO THE RESIDENTIAL DIVERSE LOW DENSITY, UM, DESIGNATION. 
          SO JUST EXPANDING THAT A LITTLE BIT TO REALLY, UM, CAPTURE THOSE AREAS THAT ARE CLOSE TO TRANSIT CENTERED AROUND THE DOWNTOWN TRANSIT. 
          YEAH, THANK YOU. 
          AND YOU CAN ACTUALLY SEE THAT VERY, LIKE CLEARLY IF YOU LOOK, IF YOU TOGGLE THOSE LAYERS ON AND OFF ON THE, UH, WEB VIEWER, IT'S VERY CLEAR THAT THERE'S THAT KIND OF SECOND RING AROUND THE DOWNTOWN THAT, UM, IS LARGELY RESIDENTIAL, BUT MAKES SENSE TO ALLOW FOR INTENSIFICATION. 
          UM, AND THEN, UM, I THINK THESE CAME BY EMAIL FROM COMMISSIONERS, BUT THERE WAS A QUESTION ABOUT WHERE ADULT AND CHILDCARE IS ALLOWED IF IT'S NOT BEING ALLOWED IN THE, UH, MAKER, UH, MICRO BUSINESS DESIGNATION. 
          AND THIS IS NOT A COMPLETE LIST, BUT IF YOU GO THROUGH THE TABLES AND THE ZONING CODE, THERE'S A WHOLE RANGE OF DIFFERENT DESIGNATIONS THAT ALLOW IT. 
          I'M SURE ANDREW CAN SPEAK TO THIS BETTER THAN I CAN, BUT IT'S BY RIGHT IN MANY MIXED USE COMMERCIAL AND CIVIC, UM, ZONES. 
          AND THEN, UM, SOMETIMES BY RIGHT, BUT MOSTLY AS, AS AN ACCESSORY USE IN MANY OTHER RESIDENTIAL ZONES. 
          SO IT'S, IT'S, IT'S ALLOWED IN QUITE A NUMBER OF WA AREAS. 
          IT'S JUST THAT COUNCIL DIDN'T THINK IT WAS APPROPRIATE IN A DESIGNATION INTENDED TO BE IN AREAS PRONE TO FLOODING. 
          AND THEN THE QUESTION ABOUT WHY DO WE HAVE SO MANY MIXED USE DESIGNATIONS? , IT'S A GREAT QUESTION. 
          I I NOT AWARE OF A CITY THAT HAS SEVEN, BUT IT IS VERY COMMON TO HAVE MANY DIFFERENT DESIGNATIONS THAT ALLOW FOR MIXED OF USE. 
          THEY'RE NOT ALWAYS CALLED MIXED USE DESIGNATIONS. 
          UM, BUT IT'S VERY COMMON TO HAVE A, A VARIETY OF THEM. 
          UM, KIND OF DEPENDS ON THE CITY AND THE LOCAL CONTEXT AND WHAT DIVERSITY OF DESIGNATIONS SEEM APPROPRIATE. 
          AND THE REASON WE DID THAT IS BECAUSE THERE'S ALSO, SO UNDER OUR CURRENT GENERAL PLAN, THERE'S ONE MIXED USE DESIGNATION AND THEN, UM, A LOT OF THE SPECIFICS ARE THROUGH THE ZONING AND THERE'S BEEN CHANGES IN, UM, STATE, AT THE STATE LAW LEVEL, UM, THAT YOU REALLY, IF IF THERE'S A MIX MATCH, YOU GET THE MOST PERMISSIVE. 
          YEAH. 
          UM, SO REALLY NEEDING TO MAKE SURE THAT WE'VE, WE'VE GOT A LITTLE MORE DETAIL IN OUR DIFFERENT MIXED USE, UM, AROUND HEIGHT OR FLOOR AREA RATIO 
          [00:50:01]
OR DENSITY SO THAT WE'RE MAKING SURE THAT WE DON'T HAVE ANY OF THOSE MISMATCH AND THAT WE ARE GETTING THE INTENSITY AND DENSITY OF DEVELOPMENT IN THE SPECIFIC AREAS WE WANNA SEE IT. 
          AND THEN FINALLY, A QUESTION WAS RAISED ABOUT, UM, HOW PARTICULARLY IN SOUTHEAST PETALUMA, THE MAP AND THE LAND USE POLICY REFLECTS SOME OF THE PRIORITIES IN THE CLIMATE BLUEPRINT, SPECIFICALLY AROUND, UM, TRANSIT ORIENTED DEVELOPMENT, COMPLETE NEIGHBORHOODS AND RESIDENTIAL INFILL. 
          AND THERE'S AN ENTIRE CHAPTER, THIS, THIS IS ONE CHALLENGE OF JUST LOOKING AT THE MAP AND DESIGNATIONS IN ISOLATION FROM THE LAND USE POLICY IS THAT THERE'S AN ENTIRE CHAPTER IN THE LAND USE ELEMENT THAT YOU'LL SEE. 
          IT'S VERY SIMILAR TO THE VERSION THAT'S IN THE FRAMEWORK FOCUSED ON 15 MINUTES CITIES. 
          AND IT, UH, SPECIFICALLY, UH, TALKS ABOUT FACILITATING, UM, THE EVOLUTION OF 15 MINUTE ACTIVITY CENTERS, INFILL WITH MIDDLE DENSITY WITHIN THOSE LARGELY RESIDENTIAL AREAS, A VARIETY OF MEANS TO INTEGRATE NON-RESIDENTIAL USES, AND THEN LOTS OF, UH, SUPPLEMENTARY COMPLIMENTARY IMPROVEMENTS TO THE PUBLIC REALM, MOBILITY AND INFRASTRUCTURE IN THOSE AREAS AS WELL TO FACILITATE THAT EASE OF WALKING OR BIKING, UH, BETWEEN DESTINATIONS. 
          HAPPY TO TALK ABOUT ANY AND ALL OF THESE IN MORE DETAIL IF YOU WOULD FIND IT USEFUL. 
          BUT BEFORE WE GET TO THAT, I THINK THERE'S ONE LAST THING HERE. 
          WE'RE GONNA QUICKLY, HEATHER'S GONNA QUICKLY TALK YOU THROUGH, I THINK IT'S THE FIVE PROPERTY OWNER REQUESTS THAT WE THOUGHT WOULD BE USEFUL TO GET, UM, COMMISSIONER FEEDBACK ON. 
          RIGHT. 
          SO, UM, WE HAVE BEEN DOING PROPERTY OUTREACH, UM, TO DIRECT PROPERTY OUTREACH TO PROPERTY OWNERS IN THE AREAS OF CHANGE. 
          WE'RE ABOUT TO, UM, SEND ANOTHER ONE OUT TO THOSE PROPERTY OWNERS, UM, TO LET KIND OF UPDATE ON THE STATUS. 
          UM, SO THAT'S ONGOING. 
          WE'RE ALSO DOING, UM, BROADER CITYWIDE OUTREACH, UM, AHEAD OF THE COUNCIL MEETING, UM, THROUGH OUR COMMUNITY E-NEWSLETTER, OUR CONSTANT, OUR GROWING CONSTANT CONTACTS, UM, GENERAL PLAN, UM, LIST, EMAIL, SOCIAL MEDIA, THOSE, THOSE CHANNELS. 
          UM, NEXT SLIDE. 
          SO AS PART OF, AS PART OF WHAT CAME, UM, FROM A RANGE OF PROPERTY OWNERS, AND THESE ARE PRIMARILY PROPERTY OWNERS THAT ARE OUTSIDE OF, UM, THE AREAS OF CHANGE. 
          SO THESE ARE, UM, PROPERTY OWNER REQUESTS FOR INDIVIDUAL PARCELS THAT WERE NOT ENCO ENCOMPASSED, UM, AS PART OF THE APPROACH TO LOOK AT THE AREAS OF CHANGE. 
          AND SO WE LOOKED CLOSELY AT, UM, ALL OF THEM THAT WE RECEIVED AND YOU HAD AN ATTACHMENT SEVEN THAT INCLUDED EACH ONE OF THOSE WITH SOME BACKGROUND AND SOME RECOMMENDATION. 
          UM, MANY OF THOSE HAD ALREADY EITHER BEEN TAKEN CARE OF. 
          UH, FOR INSTANCE, THERE WAS ONE THAT, UH, WAS REQUESTING, UM, AN INCREASE IN DENSITY IN THE, IN THE, I BELIEVE IT WAS IN THE, UM, DOWNTOWN MIXED USE. 
          AND THERE IS AN INCREASE IN, UM, THE ALLOWABLE DENSITY IN THAT DESIGNATION ALREADY HAPPENING. 
          SO IT WASN'T SOMETHING THAT NEEDED ADDRESSED ON A PARCEL SPECIFIC, UM, BUT WE WERE ALREADY ADDRESSING THAT. 
          UM, THERE WAS ONE PROPERTY, UM, AT THE END OF UM, EAST COURT. 
          THERE WAS ONE INDUSTRIAL PROPERTY ON A CUL-DE-SAC WHERE EVERYTHING ELSE IS, UM, SINGLE FAMILY RESIDENTIAL. 
          UM, SO IT WAS A REAL KIND OF CONFLICT OF, OF USES THAT WE DON'T NORMALLY THINK OF AS BEING COMPATIBLE IN THAT TIGHT OF A, UM, TIGHT OF AN AREA. 
          UM, SO THAT HAD ALREADY BEEN ON OUR RADAR, SO MANY OF 'EM WE HAD ALREADY TAKEN CARE OF. 
          THERE'S A HANDFUL, I THINK FIVE, BUT WE'LL SEE AS WE GO THROUGH THESE, UM, THAT WERE NOT ALREADY ADDRESSED OR PART OF A PLAN SPECIFIC PLAN, UPGRADE, UPDATE THAT. 
          THESE ARE THE ONES THAT WE'D LOVE FEEDBACK FROM PLANNING COMMISSION THAT WE COULD INCLUDE WHEN WE GO TO COUNCIL. 
          SO THE FIRST IS BEING 9 21 TRANSPORT. 
          THIS IS A PROPERTY THAT IS DEVELOPED WITH AN OFFICE BUILDING. 
          UM, AND AFTER, UM, IT WAS PURCHASED, IT ALREADY HAD BEEN DEVELOPED AS PART OF THE LAST GENERAL PLAN, IT WAS CHANGED TO INDUSTRIAL. 
          AN OFFICE ISN'T TYPICALLY ALLOWED IN INDUSTRIAL. 
          SO EVERY TIME AT THIS PROPERTY THERE IS A CHANGE OF TENANT AND UM, BUSINESS LICENSE WE KIND OF GET CAUGHT WITH LIKE, OH, THERE'S A BUSINESS LICENSE. 
          THIS IS FOR OFFICE, OFFICE ISN'T ALLOWED IN INDUSTRIAL, IT'S BUILT, IT'S THERE, IT'S A, UH, IT, IT IS, UM, AN OFFICE BUILDING. 
          SO OUR RECOMMENDATION WOULD BE TO CHANGE IT, UH, TO KIND OF 
          [00:55:01]
AVOID THAT, TO AVOID THE, THE SNAG WE HIT WITH THAT INCOMPATIBLE, UM, DESIGNATION. 
          AND IT IS NOT OUT OF, OUT OF KEEPING WITH, UM, THE SURROUNDING NEIGHBORHOOD, 7 0 5 NORTH WEBSTER. 
          MANY OF YOU MAY REMEMBER THIS BECAUSE IT WAS A PROJECT THAT CAME BEFORE YOU AND NOT TOO LONG AGO. 
          IT IS THE, UH, IS IT SPRING HILL SCHOOL? YES, SPRING HILL SCHOOL. 
          UH, SPRING HILL ACADEMY. 
          SO THEY HAVE A COUPLE OF PARCELS THAT THEIR FACILITY IS ON. 
          UM, SOME ARE PUBLIC, SEMI-PUBLIC AND SOME ARE LOW DENSITY RESIDENTIAL. 
          UH, THEY ARE ASKING THAT ALL THREE OF THEM BE RE-DESIGNATED TO THE EDUCATION, UH, LAND USE DESIGNATION TO ALIGN WITH THE EXISTING SCHOOL USE ON SITE. 
          UM, SO THAT'S ANOTHER ONE THAT SEEMS LIKE IT'S, UM, CHANGING TO MATCH THE EXISTING USE OF THE SITE. 
          UM, AND TO UM, KIND OF REMOVE BARRIERS IN THE FUTURE FROM THAT ONGOING, UM, EXISTING LAND USE, UM, 5 1 9 LAKEVILLE STREET. 
          UM, THIS IS AN AREA, THERE IS A, THERE IS A MEDLEY OF DIFFERENT LAND USES, UM, UH, UH, IN THIS AREA. 
          UH, THEY HA IT IS CURRENTLY INDUSTRIAL. 
          THEY HAVE ASKED FOR A PORTION OF THE PROPERTY TO BE RE-DESIGNATED TO D DIVERSE LOAD DENSITY RESIDENTIAL. 
          UM, THERE IS ALREADY INDUSTRIAL DIVERSE LOAD DENSITY, HIGH DENSITY, SO OBVIOUSLY A SUBDIVISION WOULD BE NEEDED. 
          UM, WE ALWAYS, UH, TRY TO AVOID SPLIT DESIGNATING A SINGLE PARCEL. 
          UM, IT'S NOT THE BEST PLANNING, UM, THE BEST WAY TO DO IT, UM, IN OUR OPINIONS. 
          UM, BUT IF SUBDIVIDED THERE IS A PART OF THE PART THAT COULD GAIN ACCESS FROM VALLEJO STREET, UM, AND COULD SUPPORT HOUSING AS REQUESTED. 
          OBVIOUSLY WHEN YOU ARE MIXING HOUSING IN AREAS WITH INDUSTRIAL, THE THE APPROPRIATE DESIGN IS REALLY, UM, A KEY TO MAKING MAKING THAT WORK. 
          BUT IT, IT IS AN EXISTING MIX THERE IN THE AREA CURRENTLY, UH, 5 3 4 1 OLD REDWOOD HIGHWAY, THIS IS CURRENTLY DESIGNATED BUSINESS PARK. 
          THERE IS EXISTING DEVELOPMENT, UM, ON, ON THE PROPERTY. 
          UH, THE PROPERTY OWNERS IS REQUESTING A DESIGNATION TO MIXED USE WHICH WOULD ALLOW HOUSING WITH OPTIONAL GROUND FLOOR COMMERCIAL OR OFFICE SPACE. 
          UM, THEY HAVE HAD HISTORICALLY A, A DIFFICULT TIME LEASING THE OFFICE SPACE THAT'S THERE AND THEREFORE FEEL LIKE THE PROPERTY IS REALLY UNDERUTILIZED. 
          UM, SO IT IS IN THE HUNDRED YEAR FLOODPLAIN. 
          IT DOES HAVE ACCESS BOTH FROM OLD REDWOOD HIGHWAY AND NORTH MCDOWELL. 
          IT IS DOES HAVE PROXIMITY TO EXISTING COMMERCIAL AND BUSINESS PARK DEVELOPMENT. 
          SO A RE-DESIGNATION TO UM, A STEP DOWN OR TOWN CENTER MIXED USE COULD SUPPORT KIND OF THE, IN KEEPING WITH THAT 15 MINUTE, UM, CENTER CONCEPT WHERE YOU HAVE RESIDENTIAL CLOSE TO UM, COMMERCIAL SERVICES, UM, EMPLOYMENT. 
          UM, SO THAT, THAT IS UH, THAT ONE. 
          AND THEN FINALLY 5 25 WESTERN AVENUE. 
          UH, CURRENTLY DIVERSE LOW DENSITY RESIDENTIAL. 
          THIS IS AN EXISTING SINGLE STORY COMMERCIAL OFFICE ON THE CORNER. 
          HISTORICALLY I BELIEVE IT WAS USED AS A OFFICE FOR THE CREAMERY. 
          UM, AND WE HAVE HAD SOME INTEREST IN OCCUPYING THE SITE BUT BECAUSE IT HAS LOST ITS LEGAL NON-CONFORMING 'CAUSE IT'S BEEN VACANT FOR LONGER THAN ALLOWED AND NOW THE DIVERSE LOW DENSITY RESIDENTIAL, UM, ALLOWS ONLY RESIDENTIAL. 
          THEY ARE ASKING UH, FOR CONSIDERATION TO CHANGE THAT. 
          SO WE LOOKED ALONG THAT STRETCH OF WESTERN, THERE ARE CORNER PARCELS, UM, THAT ARE DESIGNATED, UM, WITH USED FOR AND DESIGNATED FOR NON-RESIDENTIAL USES LIKE A MINI CENTER MIXED USE. 
          SO THAT WOULD ALLOW STANDALONE RESIDENTIAL IF SOMEBODY WANTED TO CONTINUE, YOU KNOW, TO USE IT FOR RESIDENTIAL OR REDEVELOP IT FOR RESIDENTIAL BUT IT WOULD ALSO HAVE MORE FLEXIBILITY FOR THE PROPERTY AND ITS CURRENT DEVELOPMENT TO UM, BE RE-TENANT WITH UM, NON-RESIDENTIAL USES. 
          SO THAT REALLY SUMMARIZES THE PROPERTY SPECIFIC. 
          AND I THINK THAT BRINGS US TO THE END OF THE PRESENTATION AND CHAIR, I WILL TURN IT BACK TO YOU IF WE CAN ANSWER ANY CLARIFYING QUESTIONS. 
          WE'RE HAPPY TO. 
          GREAT, THANK YOU SO MUCH. 
          UM, YEAH, SO WE'LL TURN IT OVER TO COMMISSION QUESTIONS, UM, AS WE'VE 
          [01:00:01]
DONE IN THE PAST. 
          LET'S TRY TO KEEP THESE SORT OF SPECIFIC AND ENDING IN A QUESTION MARK AND THEN WE'LL HAVE A BIT BROADER, UM, OPPORTUNITY ON THE OTHER SIDE OF PUBLIC COMMENT. 
          SO WITH THAT, DO WE HAVE ANY SPECIFIC QUESTIONS FROM THE COMMISSION? COMMISSIONER KUSON, THANK YOU. 
          UM, IT WAS NICE TO SEE THE CHANGES THAT HAVE BEEN INTEGRATED HAVING ATTENDED THE COUNCIL WORKSHOPS. 
          I FEEL LIKE IT DEFINITELY CARRIED THROUGH AND IT'S REALLY, UH, NICE TO SEE HOW IT'S PROGRESSED. 
          COUPLE SPECIFIC QUESTIONS. 
          UM, BUSINESS PARK AND MAKER MICRO BUSINESS. 
          SO THE MAKER MICRO BUSINESS, I LIKE THE NAME, BUT I'M CURIOUS WHAT A, IS THERE SOMETHING IN THE ZONING CODE THAT GETS US TO THE MAKER MICRO BUSINESS OUTCOMES? BECAUSE WHEN I COMPARE IT TO BUSINESS PARK, IT LOOKS IDENTICAL, SAVE THE CONDITIONAL HOTEL PIECE IN BUSINESS PARK. 
          UM, AND I'M JUST WONDERING WHAT MAKES IT MAKER MICRO BUSINESS, IS THAT GONNA COME LATER? SOMETHING SPECIFIC LATER OR, I, I THINK OVERALL I'M LIKE WHERE CAN WE COLLAPSE THINGS IF POSSIBLE, BUT YEAH, JUST, JUST EXPANDING ON THAT. 
          CAN YOU START? UH, GREAT QUESTION. 
          THE COUNCIL HAD THE SAME QUESTION. 
           AND UH, SPEND PART OF A MEETING DECIDING WHETHER OR NOT TO STICK, UH, STICK WITH BUSINESS PARK OR HAVE TWO OR COME UP WITH A NEW THIRD HYBRID OF THE TWO. 
          UM, AND ACTUALLY GOT, UM, GPAC INPUT DURING THAT CONVERSATION AND AT THE END OF THE DAY, UM, DECIDED TO UH, RETAIN THE TWO DISTINCT ONES AND I DON'T REMEMBER OFF THE TOP OF MY HEAD, WHICH USES DISTINGUISH THEM THE MOST. 
          WE HAD A, WE WERE WORKING FROM A TABLE THAT HAD THEM NEXT TO EACH OTHER AND THEY WERE TEASING OUT THE, THE DIFFERENCES. 
          UM, THE MAIN ONE BEING, UM, NO, NO LIKE ACTIVE, UH, NO USES THAT HAVE A LOT OF LIKE DIRECT LIKE PUT LIKE PUT A LOT OF PEOPLE OTHER THAN PEOPLE WHO ARE THERE TO WORK OR VISIT ON A RETAIL BASIS THERE IN HARM'S WAY. 
          SO REMOVING THE HOTEL AND CHILD AND ADULT CARE USES AS WELL AS RESIDENTIAL. 
          I FORGET, DO YOU REMEMBER THE OTHER USE DISTINCTIONS BETWEEN THE TWO TOP? THOSE ARE THE TWO THAT I REMEMBER MOST CLOSELY. 
          I BELIEVE THAT, UM, CHILDCARE IS AN ALLOWED USE AND, AND SOME OF THIS, TO YOUR POINT COMMISSIONER, SOME OF THIS WILL, THE REFINEMENT OF IT WILL HAPPEN IN THE UM, ZONING CODE. 
          SO WE'RE TALKING ABOUT ALLOWABLE USES IN A MORE KIND OF LIKE FOR EXAMPLE, YOU KNOW, WHEN WE'RE TALKING ABOUT LAND USE DESIGNATION AND THEN WHEN WE GET INTO UPDATES IN THE CODE, IT'LL BE LIKE EVERY SPECIFIC LAND USE AND IS IT PERMITTED OR CONDITIONALLY PERMITTED OR PROHIBITED? UM, BUT FOR INSTANCE IN BUSINESS PARK, I BELIEVE THERE IS A CONCERTED EFFORT TO HAVE UM, UH, DAYCARE, CHILD CHILDCARE BE AN ALLOWABLE USE 'CAUSE PEOPLE ARE WORKING THERE AND SO WOULDN'T IT BE NICE IF YOU GO TO WORK AND YOU CAN THEN GO ON YOUR LUNCH BREAK AND SEE YOUR KID WHO'S AT THE, YOU KNOW, THAT KIND OF THING. 
          BUT BECAUSE THE MAKER AND MICRO BUSINESS IS SO FOCUSED IN AREAS WITH, UM, INCREASED FLOODING RISK, REALLY DIDN'T WANT TO HAVE THOSE TYPE OF USES, UM, IN, IN IN THAT DESIGNATION. 
          SO I THINK THAT THE FOCUS AROUND, UM, WHERE THOSE ARE LOCATED AND THE FLOOD RISKS WILL BE FURTHER REFINED WHEN WE GO INTO THE DEEP DIVE IN THE ZONING CODE ON THAT. 
          OKAY. 
          YEAH, AND, AND I, LIKE I SAID, I LOVE THE NAME. 
          I WOULD LOVE IF THERE'S SOMETHING IN THE ZONING CODE WE COULD DO TO SELECT FOR WHAT WE ENVISION AS MAKER AND MICRO BUSINESS. 
          BUT ANYWAY, MOVING TO JUST MORE QUESTIONS. 
          UM, THE FLEX SPACE JUST CAN ANYONE ELSE RIGHT NOW AS IT'S WRITTEN, I THINK IT'S ONLY FOR THOSE KIND OF HISTORICAL SITES. 
          SO CAN ANYONE ELSE USE THIS FLEX DESIGNATION OR APPLY FOR IT IN THE FUTURE? OR IS IT GONNA BE WRITTEN IN THERE THAT, YOU KNOW, YOU HAVE TO BE, I DUNNO IF WE GET PARCEL SPECIFIC, BUT YOU HAVE TO BE ONE OF THESE LIKE HISTORIC AGRICULTURAL USES OR IS THAT ONE ON THE TABLE FOR OTHER PEOPLE POTENTIALLY TO BE ABLE TO, TO UM, REDESIGNATE THEIR PARCEL TO FLEX? GOOD, GREAT QUESTION. 
          UM, SO YOU DO NOT SEE FLEX ON THE MAP CURRENTLY? UM, IT IS CREATING IT AND THAT WAS THE INTENT WAS FOR THAT. 
          UM, BUT IT WILL BE A LAND USE DESIGNATION. 
          SO IN THE FUTURE, IF THERE WAS SOMEBODY WHO WANTED A LAND USE DESIGNATION, A GENERAL PLAN AMENDMENT TO USE THAT USE, I DON'T THINK IT SAYS THAT WE ABSOLUTELY CAN'T USE THAT IN THE FUTURE. 
          IT'S JUST LIKE THAT, THAT'S THE GENESIS OF IT. 
          IT'S SOMETHING TO THINK ABOUT BECAUSE IT'S INSTANTLY THE MOST ATTRACTIVE, UM, IN TERMS OF, YOU KNOW, HOW, WHAT IT ALLOWS FOR. 
          UM, BUT ANYWAY, I, I'LL STICK WITH QUESTIONS. 
          MAYBE I CAN CIRCLE BACK ON THAT DISCUSSION OR LATER ON. 
          UM, AND THEN THE ISSUE OF MIXED USE DENSITIES. 
          YOU 
          [01:05:01]
KNOW, I HAD A QUESTION IF WE'VE TIED THIS, 'CAUSE I KNOW THERE'S BEEN SOME ADJUSTMENTS IF WE'VE KIND OF GROUND TESTED THIS WITH LIKE UNDERWRITERS WITH DEVELOPERS ON LIKE, WHAT ARE THOSE DENSITY THRESHOLDS THAT REALLY HAVE AN IMPACT? AND, AND IF THAT'S INTEGRATED ANYWHERE. 
          I KNOW THAT'S KIND OF A TRICKY ONE. 
          UH, I DON'T KNOW IF A BANK WOULD NECESSARILY GET ON THE PHONE WITH YOU AND GO INTO TOO MUCH DETAIL THERE, BUT, UM, YEAH, JUST WONDERING IN THAT DISCUSSION OF FIGURING OUT LIKE WHERE DO WE TITRATE THOSE DENSITIES? IS THAT INPUT THAT, THAT WE'VE GOTTEN AT ALL SO FAR? UH, STRATEGIC, YEAH. 
          I MEAN, NOT LENDER SPECIFICALLY, BUT THERE WERE THE TWO, THERE WERE TWO FEASIBILITY STUDIES DONE. 
          ONE FOR, I'M TRYING TO REMEMBER THE DISTINCTION BETWEEN THE TWO, BUT ONE FOCUSED MORE ON AFFORDABLE HOUSING, ONE ON HOUSING GENERALLY REALLY TRYING TO TEST WHAT'S FEASIBLE. 
          UM, YEAH, I THINK IT TESTED FOUR DIFFERENT, UM, TYPES OF RESIDENTIAL. 
          UM, AND WHAT IT FOUND IS THAT PETALUMA IS CURRENTLY GETTING LARGELY WHAT IS, WHAT THE MARKET WILL SUPPORT AND IS FEASIBLY FEASIBLE FROM A FINANCIAL PERSPECTIVE. 
          UM, BUT AGAIN, AND WE'VE TALKED ABOUT THIS A LOT OVER THE COURSE OF THESE CONVERSATIONS, IS WE'RE, WE'RE, WE'RE PLANNING LONG TERM MARKETS, CHANGE COSTS CHANGE. 
          THE, THE LEDGE IS CONSTANTLY FIDDLING WITH A MIX OF CARROTS AND STICKS. 
          AND SO WHERE WE'VE GENERALLY LANDED IS TRY TO ALLOW FOR WHAT PEOPLE WOULD LIKE TO SEE AND HOPE AND EXPECT THAT, UM, IT WILL GET BUILT IN THE, IN THE PLANNING HORIZON. 
          YEAH, ABSOLUTELY. 
          AND YOU KNOW, OH, BRIAN, PLEASE, THAT, THAT WAS SPOT ON BRIAN O, DIRECTOR OF COMMUNITY DEVELOPMENT. 
          UM, WE'VE DONE A FEW APPRAISALS TO DATE. 
          SO, UM, ON THAT SIDE, UM, A GENERAL RULE OF THUMB, UH, WHAT WE HEAR, SO WE, YOU KNOW, LOOKED AT IT FOR THE PUBLIC SAFETY FACILITY, POLICE STATION, ET CETERA. 
          UM, MORE DENSITY, MORE OPPORTUNITY, MORE FLEXIBILITY UPS THE VALUE. 
          UM, SO IT MAKES SENSE, UM, JUST FROM A COMMON SENSE, BUT THEN ALSO GROUNDED IN WHAT WE'RE HEARING FROM THE APPRAISERS ON, UM, BY MAXIMIZING IT, YOU'RE CREATING THAT VALUE AND THEN THEREFORE CREATING MORE OPPORTUNITY TO MAKE IT FINANCIALLY FEASIBLE. 
          YEAH, THAT MAKES SENSE. 
          AND I GUESS PART OF THIS TOO IS REALLY ABOUT THE, THE MINIMUMS BEING INCLUDED AND HOW THAT CHANGES THE EQUATION. 
          'CAUSE I BELIEVE, UM, STRATEGIC ECONOMICS TALKED ABOUT IT, YOU GET INTO THE DIFFERENT BUILDING TYPES OF PODIUM TO STEAL FRAME AND HOW THAT CHANGES COSTS. 
          SO MAYBE WE'LL SAVE THAT BECAUSE I'M SURE WE'LL TALK MINIMUM DENSITIES. 
          I KNOW BILL REINHARDT, UH, BROUGHT THAT UP IN PUBLIC COMMENT. 
          UM, AND THEN JUST TO CONFIRM ON ATTACHMENT THREE, PROPOSED LAND USE STANDARDS, PAGE THREE, AND THIS IS JUST THE BREAKDOWN OF MIXED USE AND WHAT RESIDENTIAL IS ALLOWABLE THERE, THE SIMPLE TABLE WITH SOME XS ON IT. 
          JUST WANTED TO MAKE SURE THAT'S STILL ACCURATE IN TERMS OF, UM, WHAT RESIDENTIAL USES ARE STILL ALLOWED IN THOSE DIFFERENT MIXED USE AREAS AFTER LIKE TWO PASSING YEAH, WE MADE, WE MADE SOME REFINEMENTS TO IT WHILE WE WERE DOING A FINAL REVIEW OF THE DESIGNATIONS AND THEIR STANDARDS. 
          UM, SO YES. 
          IS THERE A SPECIFIC ONE? I JUST MEANT ARE THOSE, BEFORE I BRING THAT UP IN DISCUSSION OF, YOU KNOW, HEY, WE SHOULD BE MORE, ARE THOSE STILL ACCURATE AS OF HOW THEY ARE TODAY? UM, IN TERMS OF WHAT RESIDENTIAL'S ALLOWED? BECAUSE I'M ALWAYS THINKING LIKE, HOW FEASIBLE IS MIXED USE? WHERE CAN WE ALLOW RESIDENTIAL? SO JUST MAKING SURE THAT TABLE IS ACCURATE OR YEAH. 
          YES. 
          TO, TO MY KNOWLEDGE. 
          OKAY. 
          THIS OKAY. 
          JUST MAKING SURE. 
          JUST MAKING SURE. 
          THANK YOU. 
          UM, AND THEN, YOU KNOW, MAYBE I'LL SAVE THAT FOR DISCUSSION. 
          I GUESS THIS IS REALLY MIGHT BE FOR DYLAN, UM, ON INDIVIDUAL PROPERTY OWNERS REQUESTS. 
          UM, JUST IS THERE ANYTHING, IS THERE ANY LIKE LEGAL GUIDANCE, BEST PRACTICES ON HOW WE TREAT THOSE SO WE'RE NOT LIKE IMPARTING NEW LAND USE RIGHTS TO PEOPLE IN A WAY THAT SEEMS MAYBE UNFAIR TO PEOPLE WHO DIDN'T LIKE, SUGGEST THINGS OR? SURE. 
          SO I GUESS THE TWO CONCERNS THERE IS ONE, IS IT A TAKING, ARE WE COMPLETELY LIKE RESTRICTING THEIR PROPERTY? AND THAT'S PRETTY HARD TO DO AND IT DOESN'T LOOK LIKE WE'RE EVEN CLOSE TO THAT, SO NOT WORRIED ABOUT THAT. 
          THE OTHER ONE IS POTENTIALLY SPOT ZONING, BUT SPOT ZONING ISN'T A REAL THING IF WE'RE PROVIDING THEM MORE RIGHTS AND IT LOOKS LIKE THAT'S WHAT WE'RE DOING. 
          SO, UM, THERE MIGHT BE DUE PROCESS CONCERNS FROM THE OTHER NEIGHBORING PROPERTY OWNERS THAT, HEY, YOU'RE SINGLING THIS OUT WHERE EVERYONE ELSE HAS DIFFERENT RIGHTS. 
          BUT, UM, I THINK WE'RE PRETTY OKAY. 
          I MEAN, ZONING, YOU'RE MAKING DECISIONS ALL THE TIME, AND AS LONG AS WE HAVE A RATIONALLY BASIS FOR WHY WE'RE DOING ZONING ONE WAY, WE SHOULD BE OKAY. 
          I DIDN'T KNOW THE STAFF COMMENT TRIES TO TALK ABOUT CONFORMANCE AND LIKE, WHY THIS MAKES SENSE. 
          SO, OKAY. 
          JUST WANTED, SOMEONE 
          [01:10:01]
BROUGHT THAT UP TO ME, SO I JUST WANTED TO GET THAT ONE OUT THERE. 
          UH, AND THEN FINALLY, ANY POLICIES, DENSITIES, ANYTHING IN HERE AS IT'S WRITTEN THAT IS RELATIVELY UNCHANGEABLE TO BE IN COMPLIANCE WITH STATE LAW OR LIKE MTC POLICY GOALS OR ANY BIGGER, OR LIKE THE HOUSING ELEMENT? I WOULD IMAGINE IT'S PROBABLY EITHER STATED OR YOU DIDN'T PUT IT ON THE TABLE FOR DISCUSSION, BUT ANY GUARDRAILS THAT WE MIGHT NOT HAVE THOUGHT ABOUT IN TERMS OF LIKE, WHAT WE CAN'T REALLY ADJUST WITH SOME OF THESE EITHER ZONING AREAS OR, UH, POLICIES LIKE THAT. 
          JUST WANNA MAKE SURE I UNDERSTAND THE QUESTION ARE, ARE YOU ASKING WHETHER THE STANDARD HAS WRITTEN ARE CONSISTENT WITH CURRENT STATE LAW OR, AND BEFORE AND BEFORE I TRY TO THROW UP AREAS FOR DISCUSSION OR ANYTHING, JUST MAKING SURE THAT, YOU KNOW, WHAT ARE THOSE THINGS THAT ARE ALREADY KIND OF IN PLACE TO COMPLY WITH? OH, WHAT, WHAT CAN YOU KIND OF BROADER REGULATIONS THAT WE NEED, WHAT CAN YOU NOT ADJUST BECAUSE OF STATE LAW? YEAH, EXACTLY. 
          UH, PROBABLY BE EASIER TO ANSWER THAT IF YOU HAVE SPECIFICS. 
          OKAY. 
          OKAY. 
          WE'LL GET THERE. 
          ALL RIGHT. 
          UH, OKAY. 
          WELL THOSE ARE ALL MY QUESTIONS. 
          THANK YOU. 
          THANK YOU. 
          ANY FURTHER SPECIFIC QUESTIONS FROM COMMISSIONER ABNER? I GUESS I'D JUST LIKE A LITTLE BIT MORE BACKGROUND ON HOW TRANSPORTATION INITIATIVES ARE LAYERED INTO THE GENERAL PLAN. 
          I KNOW YOU GUYS TOUCHED ON IT, BUT, UH, AS A NEWBIE HERE, JUST BE HELPFUL TO SEE HOW THAT, HOW THAT'S WORKED IN. 
          YEAH, GREAT QUESTION. 
          AGAIN, A GENERAL PLAN IS CHALLENGING BECAUSE, UM, IT'S A, IT'S COMPREHENSIVE BY DEFINITION, AND IT'S AMAZING. 
          WE'VE BEEN DOING A LOT OF CONSISTENCY REVIEW AND WITH I THINK 14 ODD DIFFERENT ELEMENTS. 
          UM, A LOT OF ELEMENTS TOUCH ON SIMILAR ISSUES, BUT FROM A UNIQUE LENS, RIGHT? AND SO, YES, ABSOLUTELY CIRCULATION OR TRANSPORTATION IS A REQUIRED ELEMENT FOR A GENERAL PLAN. 
          UM, THERE'S QUITE A ROBUST POLICY FRAMEWORK THAT WAS RELEASED AND WENT THROUGH PUBLIC REVIEW LAST YEAR. 
          UH, IT WAS WRITTEN VERY MUCH WITH LAND USE IN MIND. 
          LIKEWISE, LAND USE WAS POLICY AND MAPPING WAS DONE VERY MUCH WITH TRANSPORTATION IN MIND. 
          AS WE MENTIONED EARLIER, THE BLUEPRINT FOR CLIMATE ACTION WAS BEING DEVELOPED ALL DURING THIS TIME. 
          WE ALL KNOW THAT THE, ONE OF THE LARGEST SOURCES OF GREENHOUSE GAS EMISSIONS IS TRANSPORTATION. 
          AND SO THE BLUEPRINT REFLECTED WHAT WE UNDERSTOOD TO BE THE DIRECTION OF BOTH TRANSPORTATION AND LAND USE POLICY AND THE GP AT THE TIME, AND VICE VERSA FOR VICE VERSA. 
          AND WE'VE BEEN REVIEWING THE BLUEPRINT CAREFULLY TO ENSURE THAT THE GENERAL PLAN REFLECTS IT AND IS CONSISTENT WITH IT. 
          SO PROBABLY MORE THAN YOU ASKED FOR, BUT ABSOLUTELY. 
          UM, IT'S JUST NOT REFLECTED IN OUR CONVERSATION TONIGHT BECAUSE WE'RE REALLY JUST TRYING TO FOCUS ON THE DESIGNATIONS IN THE MAP. 
          BUT, AND I WILL ADD THAT WE WERE VERY FORTUNATE. 
          SO, UM, FAIR AND PEERS IS THE TRANSPORTATION CONSULTANT THAT'S PART OF THE REI CONSULTANT TEAM. 
          SO THEY, FOR THE GENERAL PLAN, THEY'RE WORKING ON BOTH THE TECHNICAL ANALYSIS FOR THE EIR, BUT THERE ALSO WERE, UM, THE ONES TO WRITE THE POLICY FRAMEWORK, WHICH ULTIMATELY BECOMES THE, UM, TRANSPORTATION ELEMENT. 
          SO IT'S NICE TO HAVE A TRANSPORTATION CONSULTANT THAT IS WORKING KIND OF ON BOTH SIDES. 
          SO AS LOOKING AT THE HOLISTIC, UM, ALSO, UM, WAS WORKING WITH THE CITY ON THE ACTIVE TRANSPORTATION PLAN. 
          SO THIS EFFORT IS DEFINITELY PULLING THAT, UM, WORK THAT WAS DONE WITH THE ACTIVE TRANSPORTATION INTO THE GENERAL PLAN, UM, THE FRAMEWORK FOR TRANSPORTATION, UM, IN ADDITION TO, I THINK IT CAME TO YOU GUYS, I THINK IT MIGHT HAVE GONE TO CLIMATE ACTION COMMISSION AND IT WENT TO PEDESTRIAN AND BICYCLE ADVISORY COMMITTEE. 
          SO WHEN WE WERE IN THAT PHASE, WE ALSO WERE MAKING SURE WE GOT LOTS OF INPUT FROM, YOU KNOW, THE, THE CITY, UM, EXPERTS AND ADVOCATES ON OUR, ON OUR, UM, BOARDS AND COMMISSIONS AS WELL AS STAFF, YOU KNOW, SO WE'VE PULLED TOGETHER AS MUCH AS WE CAN INTO THAT. 
          THANKS, . 
          ANY OTHER QUESTIONS BEFORE WE, I HAVE SOME QUESTIONS? YES, GO FOR IT. 
          RON AND HEATHER, THANKS FOR ALL YOUR HARD WORK ON, ON ALL THIS. 
          UH, AND GPAC UH, THANKS FOR, FOR ALL ALL THE, THE FEEDBACK. 
          UH, I'VE, UH, QUESTION, YOU KNOW, GENERATION HOUSING SUBMITTED A COMMENT, UM, WITH RESPECT TO THE DOWNGRADE AND THE STATION AREA MIXED USE DESIGNATION TO THE CURRENT DESIGNATION FOR THE PROPERTY AROUND THE SMART STATION AND THE PRESENTATION, UH, Y'ALL DISCUSSED HOW THAT 
          [01:15:01]
CAME AS, UH, DIRECTION FROM, FROM THE CITY COUNCIL DURING ITS REVIEW. 
          UM, I'M A LITTLE BIT CONFUSED ABOUT THAT BECAUSE THAT PROPERTY HASN'T BEEN DEVELOPED UNDER ITS CURRENT DESIGNATION. 
          IT, IT HASN'T PENCILED OUT. 
          AT LEAST THAT'S HOW I UNDERSTAND, YOU KNOW, WHY IT STALLED. 
          SO WHAT, WHAT'S THE RATIONALE FOR, UM, DOWNSIZING IT? SO YOU ARE RIGHT THAT, UM, THE RECOMMENDATION THAT WAS IN THE BRIEFING BOOK, I BELIEVE, AM I CORRECT THAT THERE WAS EIGHT STORIES IN A REALLY, KIND OF A VERY FINITE FOOTPRINT ON THAT, IN THAT AREA, UM, CLOSEST TO, UM, THE SMART STATION. 
          UH, SO THAT WAS A RECOMMENDATION AND, AND GPAC GRAPPLED WITH THAT TOO, LIKE WANTED TO ALLOW EIGHT STORIES, WANTED TO MAKE SURE IT WAS A GOOD EIGHT STORIES AND NOT, YOU KNOW, UH, AN INCOMPATIBLE EIGHT STORIES, LIKE THE BELIEF THAT YOU COULD DO EIGHT STORIES AND HAVE IT FIT WITHIN THE CONTEXT, BE ATTRACTIVE, UM, YOU KNOW, AND, AND PROVIDE THE HIGHER DENSITY CLOSE TO THE TRAIN STATION CONSISTENT WITH, WITH THE COMMUNITY VALUES. 
          UH, WHEN THAT WAS BROUGHT FORWARD, IT WAS REALLY A FEELING THAT THAT WAS TOO, TOO MUCH OR, UM, NOT, NOT THE DIRECTION THAT THE CITY WANTED TO GO. 
          IN TERMS OF, I THINK THE VISUAL IMPACT OF EIGHT STORIES WHEN WE DON'T HAVE ANYTHING ABOVE, I DON'T THINK FOUR STORIES. 
          WE DON'T HAVE ANYTHING, EVEN SIX STORIES THAT THAT FELT LIKE TOO BIG OF, OF A CHANGE OF A, OF A JUMP IN, UM, THAT ALLOWABLE INTENSITY TOO TALL. 
          I, I THINK THAT WAS THE, THE PRIMARY YES, WAS, UM, THERE WAS ALSO SOME CONCERNS ABOUT THE RELATIONSHIP OF DENSITY BONUS. 
          SO IF IT WAS AFFORDABLE HOUSING, THERE WAS ALREADY, UM, UM, A AN AVENUE FOR SOMEBODY TO ASK FOR ADDITIONAL HEIGHT AS PART OF A DENSITY BONUS, BUT IF WE STARTED AT EIGHT STORIES AS AN ALLOWED, THEN THEY COULD GO HIGHER THAN EIGHT STORIES WITH THE DENSITY BONUS. 
          SO THERE WAS ALSO THAT COMPOUNDING, UM, CONCERN OR THE, UM, CONCERN ABOUT THAT UNCERTAINTY. 
          GREAT. 
          UM, WITH RESPECT TO, UM, THE CASA GRANDE NEIGHBORHOOD CENTER, THAT IS A PARCEL OWNED BY PETALUMA CITY SCHOOLS, UM, I, YOU KNOW, UH, BRIAN O CAME TO THE PODIUM JUST NOW AND EXPLAINED THAT, YOU KNOW, MORE DENSITY AND MORE FLEXIBILITY IN ZONING INCREASES THE, THE VALUE OF, OF, YOU KNOW, A, A PARCEL SO DESIGNATED. 
          UM, AND I'M, I, I WOULD BE VERY INTERESTED IN KNOWING HOW THE SCHOOL DISTRICT IS APPROACHING THE DESIGNATION FOR THIS PIECE OF PROPERTY, ESPECIALLY AFTER THE FAILURE OF OF MEASURE. 
          I, UM, HIT THEIR, THEIR BUDGET QUITE SIGNIFICANTLY. 
          UM, YOU KNOW, THAT THAT PROPERTY RIGHT NOW IS, IS DESIGNATED NEIGHBORHOOD CENTER MIXED USE, WHICH IS ONE OF THE SORT OF LOWEST INTENSITY AND LOWEST DENSITY POSSIBLE SORT OF NEIGHBORHOOD CENTER FLAGS. 
          LIKE THERE ARE OTHER NEIGHBORHOOD CENTERS ON THE EAST SIDE THAT HAVE HIGHER DENSITY DESIGNATIONS. 
          UM, SO WHAT'S SORT OF THE RATIONALE FOR HAVING THIS PROPERTY AT SUCH A LOW DENSITY WHEN OTHER NEIGHBORHOOD CENTERS ON THE EAST SIDE ARE, UM, DIFFERENT? UM, AND THEN ALSO, YOU KNOW, HAVE THERE BEEN RECENT CONVERSATIONS WHERE THE SCHOOL DISTRICT IS, IS LIKE, HEY, MEASURE, I DIDN'T PASS. 
          WE NEED, WE NEED SOME MORE VALUE OUT OF THIS PROPERTY. 
          THANK YOU. 
          SO I GUESS I, I PROBABLY THREW ABOUT TWO OR THREE QUESTIONS INTO THAT ONE. 
          NO, THAT'S, THAT'S GOOD. 
          UM, AND RON IS, IS, I LOVE IT WHEN RON KNOWS WHAT I'M THINKING AHEAD OF ME HAVING TO VERBALIZE IT. 
          SO IN THE BRIEFING BOOK, SO IT'S, THIS IS CURRENTLY MEDIUM DENSITY RESIDENTIAL, 
          [01:20:01]
UM, AND IN THE BRIEFING BOOK THAT, UM, WHAT THE RECOMMENDATION REMIND ME, UM, YEAH, WAS THIS WAS THE RECOMMENDATION FROM GPAC. 
          UM, AND SO IT WAS REALLY THOUGHT OF AS IT WOULD ALLOW RESIDENTIAL INFILL, IT WOULD ACCOMMODATE HOUSING FOR TEACHERS OR OTHER THINGS, IT WOULD ALLOW SMALL SCALE COMMERCIAL DEVELOPMENT TO ACTIVATE THE CASA GRANDE CORRIDOR. 
          UM, IT WOULD CREATE, UH, LOW STRESS WALKING AND BIKING NETWORK, CONNECTING THE NEIGHBORHOOD. 
          UM, SO IT WAS DEFINITELY ACKNOWLEDGED AS BEING, UM, IMPORTANT TO MOVE IT TO A MIXED USE AS OPPOSED TO THE EXISTING, UH, MEDIUM DENSITY RESIDENTIAL. 
          WE DID TALK WITH THAT. 
          WE MET WITH THE SCHOOL DISTRICT REP, UM, NOT SINCE MEASURE, I DIDN'T PASS, BUT WHEN WE WERE GOING THROUGH THIS, UM, AND THERE WAS A, UM, THEY, THEY WERE VERY PLEASED WITH WHAT WAS BEING RECOMMENDED. 
          THEY WERE HAPPY, THEY FELT LIKE IT GAVE THEM, UM, OPPORTUNITIES THAT, THAT THEY WERE EXCITED ABOUT, UM, AND FIT WITH THEIR, WHAT THEY WERE VISIONING FOR THIS SITE. 
          THERE WAS A MORE INTENSE CONSIDERATION ALTERNATIVE THAT WAS CONSIDERED THAT WOULD'VE SPLIT IT A LITTLE BIT MORE. 
          I THINK IT WOULD'VE GONE UP TO A HIGHER, UM, MIXED USE, BUT IT WOULD'VE BEEN LIKE AT THE, KIND OF, AT THE CORNER AND THEN HAD THE RESIDENTIAL, THE MEDIUM DENSITY RESIDENTIAL WRAPAROUND IT. 
          UM, BUT ULTIMATELY BASED ON INPUT FROM THE COMMUNITY AND DISCUSSION AT GPAC, IT WAS RECOMMENDED THAT IT ALL GO THE ENTIRE SITE, GO TO THE SINGLE, UM, NEIGHBORHOOD COMMERCIAL MIXED USE. 
          SO EVERYTHING HEATHER SAID, UM, PLUS WE'RE GONNA MEET WITH THE SCHOOL DISTRICT, UM, IN TWO WEEKS ALONG WITH HOUSING LAND TRUST, UM, BUT SORT OF WHERE, WHY, HOW WE GOT TO WHERE WE ARE NOW. 
          UM, YES, THE INPUT FROM GPAC, THE COMMUNITY, UM, THE GENERAL NEIGHBORING ADJACENT, UM, AREA, WHAT, WHAT WE'RE SEEING DEVELOP ALONG CASA, WE HAD CREEKWOOD, UH, DE NOVA DE NOVO, UM, BEFORE THAT. 
          UM, BUT WHEN WE DISCUSSED THIS WITH THE SCHOOL DISTRICT LAST YEAR, UM, THE PROPOSAL, UM, WAS SOMETHING THAT, AGAIN, WAS EXCITING, UH, TO THE SCHOOL DISTRICT. 
          UM, SO BASED ON ALL THOSE FACTORS, UM, NOW PERHAPS SOMETHING CHANGES IN THE, THAT NEXT MEETING IN A COUPLE WEEKS, UM, BUT I WOULDN'T EXPECT ANYTHING TO CHANGE AT THIS POINT. 
          UM, AND THEN THERE WERE TWO, UM, ON THE LIST OF INDIVIDUAL PROPERTIES IN ATTACHMENT SEVEN, THERE WERE TWO, UM, AGRICULTURAL SUPPORT INDUSTRIAL PROPERTIES LISTED WHERE THE PROPERTY OWNER WAS REQUESTING A RE DESIGNATION. 
          BUT IS IT FAIR TO SAY THAT, THAT THOSE TWO PARCELS ARE PART OF THIS FLEX CONCEPT? UM, SO THEY COULD BE, UM, AND THIS WAS SOMETHING THAT WAS TALKED ABOUT QUITE A BIT AT BOTH GPAC AND THE COUNCIL, UM, REALLY RECOGNIZING THE COMMUNITY CONNECTION TO THESE, THESE PROPERTIES, THESE USES, UH, THE AGRICULTURAL HERITAGE, YOU KNOW, IF WE START LOSING OUR AGRICULTURAL SUPPORT SERVICES, WHAT'S THAT DO FOR OUR AGRICULTURE? AND, UM, SO THERE IS, SO THE DIRECTION FROM COUNCIL WAS LEAVE THEM AS THEY ARE, BUT INCLUDE POLICY LANGUAGE THAT CAN BE KIND OF A GUIDEPOST TO FUTURE, YOU KNOW, IN THE FUTURE THAT IF THERE'S MARKET CHANGES, THEN CONSIDER THEM TO BE RE-DESIGNATED, UM, TO ALLOW MORE FLEXIBILITY IN USE OF THOSE PROPERTIES. 
          BUT THEY WANTED, THEY FELT THE DIRECTION FROM THE COUNCIL WAS STRONGLY TO KEEP 'EM AS THEY ARE FOR NOW. 
          SO THAT IS WHERE WE LANDED AND, UM, THAT'S WHY WE WERE NOT RECOMMENDING CHANGES AT THIS TIME. 
          UM, IF THAT DIRECTION CHANGES FROM THE COUNCIL, UM, WHEN WE GO FORWARD TO THEM, THEN WE CAN MAKE THAT MODIFICATION. 
          BUT HAS THERE BEEN ANYTHING RECENT FROM, FROM THAT PROPERTY OWNER IN TERMS OF LIKE CHANGED CIRCUMSTANCES WHERE THEY WOULD MAKE THAT REQUEST? I'M GONNA LET, I THINK BRIAN HAS MORE DIRECT KNOWLEDGE OF THIS. 
          [01:25:01]
UM, IT'S STILL THE SAME REQUEST. 
          OKAY. 
          YEAH, WE FELT LIKE IT WAS IMPORTANT TO IDENTIFY IT AS SOMETHING, BUT ALSO THAT LIKE THIS DISCUSSION HAS BEEN HAD AND WE HAVE HAD PRETTY CLEAR DIRECTION ON MM-HMM . 
          THE DESIRED, UM, DIRECTION IN TERMS OF THE GENERAL PLAN AND THE LAND USE MAP FOR THOSE PROPERTIES. 
          ALRIGHT. 
          UM, THAT, THAT'S ALL I HAVE. 
          YEAH. 
          THANK YOU. 
          THANK YOU. 
          GOING BACK TO, UM, A QUESTION HE ASKED AT, AT THE BEGINNING OF HIS LIST AROUND THE EIGHT AROUND, UM, PUBLIC TRANSIT. 
          I'M CURIOUS IF THERE WAS ANY CONSIDERATION GIVEN THAT WE ARE STILL SORT OF IN THE PROCESS OF CRAFTING OUR LAND USE DESIGNATIONS AND, AND ARE SEEKING TO PUT THEM DOWN ENOUGH TO MOVE ON TO THE EIR IF THERE WAS ANY CONSIDERATION FOR A POTENTIAL, UM, EXPLORATION OF EIGHT IN THE EIR SO THAT WE LIKE HAVE IT AND THEN CAN RATCHET DOWN AT THE NEXT PHASE, BUT IF WE DON'T STUDY HIGHER, THEN WE CAN'T CONSIDER HIGHER. 
          UM, IT WAS THAT AT ALL THROWN, THROWN OUT. 
          I DON'T BELIEVE THAT WAS PART OF, OF RON, UNLESS THERE'S BEEN, UH, OTHER DISCUSSION ON THE, WITH THE EIR CONSULTANT ON THAT. 
          I, I DON'T RECALL TALKING ABOUT THAT SPECIFICALLY. 
          THAT BEING SAID, UM, YEAH, I, I, YEAH, I'D WANNA ASK THEM SPECIFICALLY, BUT YOU KNOW, THE, WELL, YEAH, IT'S REALLY, IT REQUIRES A SQL EXPERT'S RESPONSE, BUT MY, MY GUESS IS BECAUSE THE ANALYSIS IS BASED ON TRANSPORTATION ANALYSIS IS OWN LEVEL, UH, TRAFFIC ANALYSIS, AND I CAN'T VISUALIZE THAT PARTICULAR TAZ RIGHT NOW , BUT DEPENDING ON WHAT THEY ASSUMED FOR GROWTH IN THAT TAZ, IT, THE DIFFERENCE IN HEIGHTS ON THAT VERY SMALL, RELATIVELY SMALL PORTION OF A SINGLE PARCEL WHERE THE, IT WOULD'VE BEEN ALLOWED MAY NOT MAKE A HUGE DIFFERENCE AT THE END OF THE DAY. 
          THAT BEING SAID, LIKE WHETHER THAT WOULD IMPACT WHETHER FUTURE PROJECTS THAT MAY BE SLIGHTLY DIFFERENT FROM THE CURRENTLY ALLOWED DESIGNATIONS WOULD BE, WOULD BE CONSIDERED UNDER THAT EIR UMBRELLA OR NOT AS A, AS A SEQUENCE SLASH LEGAL QUESTION. 
          I DON'T KNOW IF DYLAN, YOU HAVE ANY THOUGHTS ON THAT ONE? ? YEAH, I'M JUST TRYING TO THINK. 
          IT'S MAYBE TOO NARROW FOR LIKE, YOU KNOW, A PROJECT ALTERNATIVE FOR AN EIR, BUT THE EIR IS ALSO GOING TO ANALYZE THE WHOLE CITY AT BUILDOUT. 
          SO I WOULD THINK, YOU KNOW, AS LONG AS IT'S WITHIN THE DENSITY THEN MAYBE YOU COULD SAY IT'S ALREADY ANALYZED BY THE CIR. 
          BUT, UM, THOSE ARE KIND OF MY REAL THOUGHTS. 
          I DON'T KNOW, RON, MAYBE, YEAH. 
          IS THERE ANY, UM, CONSIDERATION WITH NEW STATE LAW AND TRANSPORTATION, HOW, UH, ADJACENT HOUSING THAT WE OUGHT TO, I, I, I HEAR THE, THE POTENTIAL DENSITY BONUS, UM, DRIVING THINGS HIGHER, BUT I'M CURIOUS IF THERE IS ANY, UM, IMPACT OR CONFLICT WITH NEW STATE LAWS AROUND HOUSING, NEAR TRANSPORTATION? YEAH, WHAT'S THAT? AB 79, RIGHT? IT DOESN'T APPLY TO, YEAH, IT'S NOT APPLICABLE TO PETALUMA. 
          THAT, THAT ONE IN PARTICULAR, RIGHT. 
          BECAUSE WE DON'T HAVE ENOUGH SMART STATION. 
          UH, WHAT'S IT, IT'S JUST, I GUESS, UNITS, RIGHT? OR DEPOTS. 
          BUT I MEAN, EVEN LOOKING AT SB 79 RIGHT NOW, IF WE WERE ON THE LOW END, I THINK IT'S TIER THREE, OUR DENSITIES, OUR FAR OUR BUILDING HEIGHTS ARE ALREADY ABOVE WHAT THE STATE LAW ALLOWS BY RIGHT UNDER SB 79. 
          SO I REALLY DIDN'T THINK SB 79 WAS GONNA MAKE THAT BIG OF A DIFFERENCE HERE IN PETALUMA. 
          OKAY. 
          RIGHT. 
          AND JUST, YOU NEVER KNOW WHAT THE STATE LAW, I THINK THEY COULD BE EXPANDING. 
          THEY'RE GOING PRETTY QUICK WITH THEIR HOUSING LAWS AND THEY'RE CHANGING PRETTY, UH, THEY'RE GOING, THEY'RE PRETTY AGGRESSIVE, SO WHO KNOWS IN A COUPLE YEARS. 
          GOOD POINT. 
          FURTHER SPECIFIC QUESTIONS AND WE CAN, WE CAN LIKE LOOK AT THAT CLO CLOSELY AGAIN, JUST TO MAKE SURE WE'RE NOT, WE HAVEN'T OVERLOOKED ANYTHING OR ANY GREAT NUANCE OR, UM, NEW ASPECT. 
          YEAH. 
          I JUST HAVE ONE MORE SPECIFIC QUESTION. 
          THIS IS ACTUALLY ON THE, THE WATER. 
          YOU KNOW, IT'S SOMETHING WE HEAR CONSTANTLY IN THE CONTEXT 
          [01:30:01]
OF ANY DEVELOPMENT, BUT I JUST NOTICED IN THE REPORT, UH, THERE WAS THIS 13% OVERAGE ON POTABLE WATER AT FULL BUILD OUT STARTING IN 2030. 
          UH, AND THIS IS ON THE EKIS ANALYSIS TABLE FIVE ON PAGE NINE OF THE PDF. 
          IT JUST SHOWS THAT SUPPLY SHORTFALL. 
          NOW THIS IS IN A SINGLE DRY YEAR WATER SUPPLY. 
          I THINK I KNOW WHAT THAT MEANS. 
          LIKE THE DRIEST YEAR ON RECORD, WHICH I THINK IS 1977 OR SOMETHING. 
          IS THIS STANDARD ANYTHING TO WORRY ABOUT? I KNOW IT SAYS, HEY, WE'LL, WE'LL BASICALLY, YOU KNOW, PUT RESTRICTIONS IN PLACE TO MITIGATE DEMAND. 
          ANYTHING TO BE WORRIED ABOUT HERE? ANYTHING? UM, OR IS THIS PRETTY STANDARD? WELL, UH, I'LL RON I'LL LET YOU TAG TEAM. 
          UM, BUT ONE THING I WANNA POINT OUT IS SOMETHING YOU SAID, I BELIEVE EKI USED MAXIMUM, UH, BUILD OUT OF, UH, OF THE GENERAL PLAN, WHICH WE ALSO KNOW IS A VERY CONSERVATIVE LOOK AT, AT WHAT IS LIKELY TO HAPPEN. 
          WE DIDN'T SEE ANYWHERE CLOSE TO BUILD OUT. 
          WE DIDN'T SEE ANYWHERE CLOSE TO THE SPECIFIC, YOU KNOW, BUILD OUT WHEN WE ADOPTED THIS SPECIFIC PLAN AND THE SMART CODE. 
          UM, WE JUST HAVEN'T SEEN THAT. 
          I, IT IS MY UNDERSTANDING AND MAYBE WRONG CAN CONFIRM, BUT I BELIEVE EKI USED, UM, THAT AS A HIGHLY CONSERVATIVE. 
          UM, ALSO THERE ARE A LOT OF PROGRAMS IN PLACE FOR THAT SINGLE DRY YEAR. 
          SO I BELIEVE WHEN WE HAD THAT IN THE PAST, THERE'S THINGS LIKE, DON'T, YOU CAN'T REFILL A POOL. 
          YOU, YOU KNOW, YOUR LAWN GOES, GOES BROWN, YOU KNOW, SOME OF THOSE, UM, RESTRICTIONS OR DON'T RUN YOUR WASHING MACHINE AT THE HIGHEST TIMES OF THE DAY. 
          THERE'S LOTS OF PROGRAMS THAT WE'VE PUT INTO PLACE THE CITY HAS PUT INTO PLACE, UM, TO MITIGATE THOSE SINGLE DRY YEAR. 
          SO THAT'S ALSO THE, THE, THE KIND OF EXTREME, UM, SITUATION. 
          AND I BELIEVE THAT IS CONSISTENT WITH OUR CURRENT, OUR CURRENT GENERAL PLAN. 
          SO IT'S NOT WORSENING THAT IT IS, IT'S JUST IT'S THE SAME. 
          I JUST WANTED TO MAKE SURE AS FOLKS WHO SEE MORE GENERAL PLANS, ESPECIALLY WITH THE RAMI TEAM, THAT THAT DIDN'T STAND OUT AS LIKE, OH MY GOSH, WE'RE DRIVING YOU INTO A SCENARIO WHERE YOU'RE GONNA HAVE SHORTAGE. 
          OKAY, GREAT. 
          AND WE DID, UM, TALK ABOUT THAT A LOT WITH, UM, THE PUBLIC WORKS TEAM. 
          YOU KNOW, EKI IS THE CONSULTANT THAT THEY ARE USING FOR THE WATER AND WASTEWATER MASTER PLAN UPDATES, UM, THE CITY IS. 
          UM, AND SO IT'S A GREAT EFFORT COMBINING 'CAUSE WE MADE SURE WE'RE, THE GROWTH PROJECTIONS WE'RE USING FOR THE GENERAL PLAN THEY'RE USING FOR THAT TO ALIGN EVERYTHING. 
          UM, BUT THEY ALSO WERE NOT CONCERNED ABOUT THE RESULTS OF THAT, UM, RELATED TO THE, UM, LAND USE MAP. 
          OKAY. 
          THANK YOU. 
          COMMISSIONER NER. 
          I HAVE LIKE, JUST ONE SUPER SPECIFIC QUESTION ABOUT THE DOWNSTREAM AREA BETWEEN THE RIVER AND THE SMART TRAIN AND JUST WHAT THE, THE, I THINK IT'S, UM, URBAN CORRIDOR MIXED USE KIND OF, THERE'S FOUR ZONES WITHIN THE STEP DOWN ZONES, AND I'M JUST WONDERING IF THAT WAS, IF THERE'S SOME HISTORY ON, UM, YEAH, IF YOU GUYS BRING UP A MAP I CAN FLAG IT MAYBE. 
          YEAH, NO, DOWNSTREAM BETWEEN THE DOWNTOWN SMART STATION, RIGHT, BETWEEN IT KIND OF JUST WEST OF 1 0 1 BETWEEN THE TRACKS AND THE, THE RIVER YEAH. 
          KIND OF NEAR THE HOTEL. 
          I THINK IT SEEMED LIKE THERE WAS A SPECIFIC INTENTION. 
          I DON'T IT JUST IN KIND OF ZONING THAT DENSER AND I'M JUST WONDERING WHAT THAT MIGHT BE OR IF I'M MISSING BACKGROUND ON THERE. 
          LET'S SEE IF WE CAN FIGURE OUT WHAT PARCEL SPECIFIC YOU'RE TALKING ABOUT. 
          WAS IT THIS AREA? UH, SOUTH OF D LIKE KIND OF FURTHER DOWN LAKEVILLE, UM, JUST OFF HOPPER. 
          I THINK IT'S THAT BIG VACANT OH, ZONE. 
          OH, THE RIVER PARK MM-HMM . 
          THE RIVER PARK. 
          YEAH. 
          SO THOSE FOUR KIND OF DENSER BLOCKS THERE. 
          RIGHT. 
          AND JUST LIKE A LITTLE BIT OF HISTORY ON THAT. 
          SO, UM, AS YOU'RE PROBABLY FOLLOWING, UH, THE ACQUISITION OF THAT PROPERTY, UM, BY THE RIVER PARK FOUNDATION, UM, AND THEY HAVE BEEN DOING A, UM, A GREAT PUBLIC ENGAGEMENT EFFORT TO WHAT, WHAT'S THE 
          [01:35:01]
BEST USE OF THIS SITE TO, TO BENEFIT THE, UM, COMMUNITY? SO ALONG THE RIVER ITSELF, THERE'S, UM, PLANS FOR DIFFERENT, UM, GREEN SPACE AND RECREATIONAL, BUT ALSO RECOGNIZING THE IMPORTANCE OF THIS SO CLOSE TO DOWNTOWN FOR HOUSING, UM, AND EVEN FOR AFFORDABLE HOUSING. 
          UM, SO THOSE AREAS THAT ARE THE DARKER ARE THE AREAS THAT THEY HAVE IDENTIFIED AS POTENTIALLY WANTING TO GO DENSER OR HIGHER. 
          UM, BUT AWAY FROM THE RIVER, SETTING IT BACK FROM THE RIVER WAS ONE OF THE THINGS THEY TALKED ABOUT. 
          UM, SO REALLY WHAT THE DIRECTION FROM THE CITY COUNCIL WAS IS MAKE SURE WHAT YOU HAVE HERE, UM, FOR LAND USE DESIGNATIONS IS MATCHING WHAT THE RIVER PARK FOUNDATION IS TRYING TO DO. 
          UM, AND SO THIS HAS BEEN GENERATED IN CONSULTATION WITH RIVER PARK FOUNDATION TO MAKE SURE IT'S CONSISTENT WITH THEIR PROCESS, THEIR THE INPUT, UM, THE, THE KIND OF VISION THEY'RE SEEING FOR THIS. 
          ARE THEY SPECIFICALLY SUBDIVIDED ALREADY LIKE THIS? NO. 
          NO. 
          OKAY. 
          IS THERE A SPECIFIC REASON WHY THEY WERE ZONED THE WAY THEY'RE ZONED IN THE FOUR UNIQUE BLOCKS AND NOT KIND OF A MORE GENERAL ZONE? YOU MEAN INSTEAD OF LIKE ONE LARGER BLOCK? YEAH. 
          INSTEAD OF FOUR SEPARATE OR LIKE BIAS ALL THE WAY TO THE EAST SIDE. 
          YEAH. 
          SO ONE, SINCE THEY AREN'T SPECIFIC PARCELS, UM, WHEN IT COMES IN, THERE'S GOING TO BE A LITTLE LIKE GENERALLY CONSISTENT. 
          SO THIS DOESN'T MEAN IF THE BUILDING MOVES TO THE SIDE 10 FEET, YOU'RE OUT OF COMPLIANCE, RIGHT? WE'RE KIND OF GOING FOR A GENERAL, WHAT THEY WANT, WHAT I BELIEVE THEY'RE LOOKING TO DO IS THEY'RE THINKING ABOUT IT AS MULTIPLE BUILDINGS. 
          UM, THEY'RE GONNA HAVE SOME NETWORK OF CONNECTIVITY IN BETWEEN THERE. 
          UM, SO AGAIN, IT WAS REALLY MATCHING, UM, AND NOT WANTING TO DESIGNATE THE ENTIRE PARCEL THAT WANTING TO MAKE SURE THAT DEVELOPMENT WHEN IT, THE AREAS THAT ARE KIND OF POPPING UP IN HEIGHT ARE AWAY FROM THE RIVER, THEY'RE KIND OF PUSHED IN THAT AREA AS OPPOSED TO TAKING THE ENTIRE SITE AND SAYING THIS CAN ALL BE THAT, THAT HIGHER INTENSITY AND DENSITY. 
          GOTCHA. 
          AND WHAT ABOUT THE 330 FOOT KIND OF RIPARIAN SETBACK? LIKE HOW DOES THAT OVERLAY ONTO WHAT WAS INTENDED FOR THAT SAME DEVELOPMENTS? SO THE RIVER BUFFER IS REALLY IN THE UPSTREAM AREA, IT'S JUST IT'S NOT DOWN, YEAH. 
          IT'S NOT DOWN. 
          UM, UM, BELOW THE WEIR ACTUALLY TO CLARIFY OR IT CHANGES YEAH, YEAH. 
          CHANGES. 
          YEAH. 
          SO IT'S, IT IS, THERE'S THREE SECTORS OF THE RIVER. 
          WE LARGELY FOLLOW THE, UM, RIVER ACCESS AND ENHANCEMENT PLAN, AND IT DIVIDES THE RIVER INTO KIND OF THREE MAIN SECTIONS. 
          THE UPSTREAM, KIND OF THE PORTION THAT'S THROUGH THE, THE MOSTLY URBANIZED PART OF THE CITY AND THEN, UH, SOUTH. 
          AND SO THE BUFFER IS DIFFERENT SETBACKS BASICALLY AT EACH OF THOSE THREE SECTORS. 
          SO 300 UPSTREAM, I THINK IT'S 25 THROUGH THE CORE, AND THEN TO 75, UH, SOUTH OF THE CITY. 
          THANKS. 
          GO AHEAD. 
          I JUST HAVE KIND OF A BROADER QUESTION ABOUT THE DEVELOPMENT OF THE PLAN IN GENERAL, ESPECIALLY IN LIGHT OF RENNART PARK'S RECENT ANNOUNCEMENT OF THEIR DEVELOPMENT OF A NEW DOWNTOWN AREA. 
          HOW MUCH OF THIS DEVELOPMENT HAS BEEN DONE IN CONJUNCTION WITH OR IN CONVERSATION WITH SURROUNDING, UM, CITIES OR TOWNS OR AREAS WHOSE OWN PLANS WILL LIKELY HAVE AN IMPACT ON OUR ABILITY TO ACTUALLY FULFILL WHAT OUR DREAMS ARE? UH, GOOD QUESTION. 
          UM, SO THE AREAS WHERE WE HAVE MORE, UM, MORE DISCUSSION IS OBVIOUSLY LIKE AREAS IN OUR URBAN GROWTH BOUNDARY WHERE, UM, COORDINATION WITH, UM, THE COUNTY, UM, LANDS THAT ARE, UM, WITHIN THE COUNTY AND ARE DESIGNATED TO COME INTO THE CITY AT SOME PART. 
          UM, OBVIOUSLY THINGS ARE CONSTANTLY CHANGING, RIGHT? THAT WAS IN THE PRESS DEMOCRAT THIS MORNING, UM, ABOUT THAT APPROVAL. 
          UM, SO THAT WASN'T SPECIFICALLY A DIALOGUE, UM, AS PART OF DEVELOPING THIS, UM, PLAN. 
          UM, I'M, I MEAN, I'M CURIOUS TOO. 
          WE DEFINITELY, WE EMPLOYED, UM, RETAIL CONSULTANTS AS WELL AS ECONOMIC CONSULTANTS AS PART OF THIS TEAM TO BE THINKING ABOUT KIND OF SOME OF THAT THINGS AT THE REGIONAL AND YOU KNOW, HOW IT MIGHT IMPACT. 
          UM, 
          [01:40:01]
I DON'T KNOW IF RON, YOU CAN THINK OF ANYTHING SPECIFIC, UM, THAT CAME OUT OF, OR IS COMING OUT OF, UM, THAT AS PART OF, OF THE GENERAL PLAN? YEAH, ACTUALLY WE WERE LOOKING AT IT AGAIN RECENTLY BECAUSE, UM, WE ARE PULLING TOGETHER THE ECONOMIC DEVELOPMENT ELEMENT IN COORDINATION WITH THE LAND USE AND CONFIRMING THEIR CONSISTENCY. 
          AND EARLY ON THEY DID A MARKET ANALYSIS, AND PETALUMA REALLY STANDS OUT IN THE REGION IN TERMS OF THE AMOUNT OF A DRAW IT IS, UM, FOR JOBS ACROSS THE BOARD. 
          AND THEN FOR RETAILS SPECIFICALLY, IT'S, IT'S REALLY A REGIONAL DESTINATION IN MANY RE UH, RESPECTS. 
          THAT'S TRUE TO SOME EXTENT ALSO FOR ITS INDUSTRIAL SECTOR AND, UH, VISITOR SECTOR. 
          UM, AND SO IT KIND OF HAS THIS, IT'S, IT'S, IT'S GOT SIGNIFICANTLY POSITIVE ECONOMIC PROSPECTS, PROSPECTS, UM, GENERALLY AND, AND RELATIVE TO ITS, UM, NEIGHBORING COMMUNITIES, UH, IN THE REGION. 
          AND SO, SO A LOT OF THAT INITIAL ANALYSIS KIND OF DROVE OUR THINKING ABOUT, UM, THE MIX OF USE AND INTENSITY THAT SEEMED APPROPRIATE FOR A PET IN LAW. 
          SO. 
          ALL RIGHT. 
          ARE WE THROUGH OUR SPECIFIC QUESTIONS? LOOKS LIKE? YES. 
          OKAY. 
          SO LET'S MOVE ON TO PUBLIC COMMENT. 
          WE WILL, UH, INVITE PUBLIC COMMENT, UH, TO COMMENT ON THIS ITEM. 
          YOU ARE LIMITED TO THREE MINUTES PER PERSON. 
          UM, AND IF YOU HAVEN'T DONE SO ALREADY, PLEASE FILL OUT A SPEAKER CARD AND BRING IT TO THE CLERK. 
          I'LL ASK THE CLERK, HAVE WE RECEIVED ANY COMMENTS PRIOR TO THE MEETING? WE RECEIVED THREE PUBLIC COMMENTS PRIOR TO THE MEETING AND THEY'VE BEEN POSTED ONLINE. 
          PERFECT. 
          THANK YOU. 
          AND ANY SPEAKER CARDS IN THE ROOM? NONE. 
          OKAY. 
          THEN WE WILL CLOSE PUBLIC COMMENT. 
          UM, AND JUST AS WE TRANSITION HERE BACK TO THE COMMISSION AS A SORT OF RESTATEMENT OF OUR PURPOSE FOR TONIGHT'S REVIEW, UM, AGAIN, REALLY GLAD TO HAVE, UM, THE, THE NEW BLOOD ON THE COMMISSION AND GET YOU GUYS UP TO SPEED ON THIS GENERAL PLAN UPDATE PROCESS, WHICH HAS BEEN BIG AND WE'VE SEEN A LOT OF HEATHER  AND RON. 
          UM, SO GLAD TO HAVE YOU GUYS ON BOARD NOW AS WELL AS WE TACKLE THIS BIG YEARS LONG PROJECT, IMPORTANT WORK FOR PETALUMA. 
          UM, THAT SAID, WE HAVE REACHED THE PART OF THAT SORT OF, UH, SERPENTINE ARROW, UH, WHERE WE NEED TO STOP  AND PAUSE OUR ITERATING AND MOVE ON TO THE EIR. 
          SO I, I, I KNOW FOR THOSE OF US WHO HAVE BEEN IN THESE CONVERSATIONS PRIOR, AND FOR THOSE FOLKS WHO ARE NEW, WHO LIKELY WANT TO CHIME IN, I'M, I'M, I'M SURE WE'VE GOT SOME NOTES, UM, AND DESIRES TO SORT OF IMPLEMENT OUR OPINIONS ACROSS THIS LAND USE DESIGNATION WORK. 
          AND, UH, AS HEATHER STATED IN THE PRESENTATION, THERE HAS BEEN A LOT OF INPUTS INTO THIS. 
          UM, AND THOSE INPUTS INCLUDED OURS, , UM, AND NOW THAT CITY COUNCIL HAS HAD IT SEVERAL TIMES, IT SORT OF NEEDS TO PAUSE. 
          UM, SO A, AS MUCH AS THIS IS A, A STUDY SESSION, NOT SO MUCH A WORKSHOP, UM, I WOULD ENCOURAGE US TO SORT OF KEEP OUR, OUR COMMENTARY NOT TOO GRANULAR. 
          YOU KNOW, WE'RE, I I, I'VE BEEN SORT OF THINKING OF THIS LIKE THE PREVIOUS ROUNDS, UM, WITH HEATHER AND CHAMBERS, WE WERE ALL IN A WORD DOC WITH TRACK CHANGES ON, AND NOW THIS HAS BEEN PDFED . 
          THAT'S HOW I'VE BEEN THINKING ABOUT IT. 
          UM, AND THERE'S GONNA BE MORE BITES AT THE APPLE WHEN IT COMES BACK AROUND. 
          UM, BUT, BUT THIS IS NOT THE TIME TO BE SAYING, OH, I WANT THAT PARCEL TO BE PINK, NOT PURPLE, OR WHAT HAVE YOU, UM, OTHER TABLE SETTING THAT YOU GUYS WANT, OR SHOULD WE JUST HOP TOWARDS THE GO AHEAD. 
          I, I THANK YOU FOR THAT. 
          UM, WE ARE HERE TO PROVIDE A STATUS UPDATE, TO ANSWER QUESTIONS TO HOPEFULLY, YOU KNOW, UM, KEEP YOU ABREAST OF THE PROCESS. 
          WE ARE HEADED TO COUNCIL. 
          UM, SO LIKE WHEN WE WERE AT GPAC LAST WEEK, THERE WAS ONE THING THAT CAME UP THAT THERE WAS LIKE EVERY SINGLE GPAC MEMBER SAID, YEAH, I THINK WE, I THINK WE LOST, WE LOST THIS, AND WHEN WE WERE DOING THIS, SO WE, YOU KNOW, WITH THE, UM, 15 MINUTE CENTERS. 
          SO THAT WAS A NICE PIECE OF LIKE, HEY, AS WE DID THIS AND THIS AND THIS, WE MAYBE WE LOST THAT IN OUR INTENTION TO GRANT FLEXIBILITY. 
          SO I, I, WE VALUE YOUR INPUT AND YOUR RESPONSES, AND WE'RE TRYING TO, AS THE CHAIR SAID, WE'RE TRYING TO GET THIS TO COUNCIL. 
          WE'RE TRYING TO GET THE LAND USE MAP AND STANDARDS, UM, APPROVED SO THAT WE CAN START THE STUDIES ON 
          [01:45:01]
THE ENVIRONMENTAL, AND WE THINK WE HAVE, UM, RESPONDED TO THE DIRECTION FROM THE COUNCIL AND THE FEEDBACK WE'VE HEARD ALONG THE WAY. 
          AND, UM, IF THERE IS SOMETHING GLARING AND THEN ALSO INPUT ON THE, UH, ON THE PROPERTY, THE INDIVIDUAL PROPERTY OWNERS WOULD BE HELPFUL, BECAUSE THAT HAS BEEN KIND OF A, A NEW ASPECT COMING IN FROM THOSE REQUESTS. 
          THANK YOU. 
          THANK YOU. 
          ALL RIGHT. 
          SO WITH THAT TABLE SETTING, I'LL OPEN IT UP FOR DISCUSSION. 
          COMMISSIONER KUZEN. 
          ALRIGHT. 
          I'LL JUST GIVE SOME OVERVIEW THOUGHTS, NOT TRY TO GET TOO DEEP IN THAT, AND THEN TALK ABOUT SPECIFIC PARCELS. 
          AND I'LL JUST, I GUESS SAY THE PARCELS WHERE I MIGHT DIVERGE. 
          I THINK I MOSTLY AGREE WITH WHAT STAFF PRESENTED IN THAT TABLE. 
          UH, JUST START OFF WITH, AGAIN, I'M ECHOING, UH, BILL REINHARDT'S PUBLIC COMMENT. 
          UM, I'LL CAVEAT EVERYTHING WITH LIKE, EXPLORE AND LIKE, YOU KNOW, LET YOU GUYS DO YOUR MAGIC, BUT MINIMUM DENSITIES AND MIXED USE. 
          I DON'T WANNA FORCE BUILDING TYPES THAT MAY NOT BE SUPPORTED AT THIS TIME IN CERTAIN AREAS OR LIMIT FLEXIBILITY OF GETTING PARCELS REDEVELOPED. 
          UM, SO I THINK THAT'LL BE AN ONGOING THEME. 
          OBVIOUSLY, I'M SURE THIS WILL COME UP AGAIN, BUT I, I REALLY RESONATED WITH WHAT HE SAID IN THAT PUBLIC COMMENT. 
          AND I THINK A LOT OF THIS HAS BEEN ENCOURAGING FLEXIBILITY AND I THINK THE MINIMUMS, UM, I'M JUST A LITTLE CONCERNED IT MIGHT, IT MIGHT DRIVE AWAY SOME POTENTIAL USES. 
          UM, ANOTHER BIG THEME THAT I'M SURE WILL BE DISCUSSED MUCH MORE BUT IS IF THERE'S ANY WAY TO CONSIDER ACTIVATED FRONTAGES VERSUS THE GROUND FLOOR RETAIL. 
          I KNOW WE HAVE THAT TABLE OF WHAT RETAIL, A RESIDENTIAL IS SPECIFICALLY ALLOWED IN MIXED USE, BUT ESPECIALLY ON ANY CORRIDOR THAT'S MORE AUTO FOCUSED AT THIS TIME, I'M REALLY WARY OF REQUIRING GROUND FLOOR RESIDENTIAL 'CAUSE I'M NOT SURE IT WILL BE SUPPORTED WELL ENOUGH. 
          AND I WOULD LOVE TO FIGURE OUT IF THERE'S ANOTHER DESIGN QUEUE THAT WE CAN INTEGRATE OR ANOTHER STANDARD WE CAN TAKE LIKE FROM SAN FRANCISCO I THINK HAS DONE SOME OF THIS, BERKELEY HAS DONE SOME OF THIS WHERE THEY DEFINED, WHERE THEY DEFINED ACTIVE FRONTAGES THAT ENCOURAGE THE PUBLIC INTERFACE WITH IT, BUT DON'T NECESSARILY REQUIRE A BIG RETAIL SPACE. 
          OR IF THERE'S A WAY TO, AND I, THIS WOULD PROBABLY COME LATER IN ZONING CODE TO ENCOURAGE SMALLER RETAIL UNITS OR SOMETHING TO HAVE BUSINESSES THAT MIGHT NOT NEED SUCH A BIG FOOTPRINT TO HAVE LOWER RENTS TO BE ABLE TO FILL THOSE. 
          AGAIN, THIS IS A THEME WE'VE HEARD A MILLION TIMES, BUT I'D LOVE US TO GET EVEN MORE CREATIVE ON HOW DO WE ALLOW FOR THE MOST RESIDENTIAL POSSIBLE, ESPECIALLY IN THE NON DOWNTOWN MIXED USE AREAS. 
          THE ONES THAT AREN'T IMMEDIATELY SUPPORTED BY WALKING FOOT TRAFFIC AND ACTIVE TRANSPORTATION, UM, IS HOW DO WE MAKE THOSE SPACES VIABLE BY NOT KIND OF CRUSHING IT WITH GROUND FLOOR RETAIL. 
          I, I LIKE THE TABLE FROM WHAT I'VE SEEN AND WHAT'S ALLOWED, BUT I WONDER IF THERE'S ANY MORE MOVING OF THE DIAL WE CAN DO, UM, IN SOME OF THOSE AREAS. 
          AGAIN, I THINK IN ALL THE MIXED USE EXCEPT DOWNTOWN, UM, I WOULD LOVE TO SEE US GET EVEN MORE CREATIVE AND HOW WE CAN ALLOW RESIDENTIAL THERE. 
          I, I'VE BEEN LECTURED ON THE DESIGN IMPLICATIONS OF GROUND FLOOR RETAIL AND WHY THAT'S SO IMPORTANT, BUT I JUST WANNA MAKE SURE WE CAN SEE PROJECTS ACTUALLY GET DONE. 
          AGAIN, ESPECIALLY THERE'S AREAS WHERE THERE'S NOT A TON OF FOOT TRAFFIC ALREADY. 
          UH, AND THEN FOR FLEX, JUST WONDERING WHAT KIND OF, UM, YOU KNOW, IT LOOKS LIKE IT WAS STRUCTURED TO BE ABLE TO KEEP THE CURRENT USES ON THOSE COUPLE PARCELS AS CONFORMING USES. 
          THAT'S WHY WE SEE THE BIG HEIGHT. 
          UM, AND I GET IT'S SUPER FLEXIBLE. 
          I JUST WONDER AGAIN, IN THE FUTURE ZONING CODE, THINK ABOUT HOW CAN WE MAKE SURE THIS ISN'T GONNA BE SOMETHING THAT EVERYONE WANTS ON THEIR PARCEL BECAUSE IT IS THE MOST FLEXIBLE USE. 
          HOW DO WE MAKE SURE THAT IT HAS SOMETHING THAT DISTINGUISHES IT TO KIND OF LIMIT ITS USE CASES TO WHAT? TO WHAT WE'RE INTENDING? AND I KNOW YOU GUYS ARE ALREADY THINKING ABOUT THAT, BUT I JUST HAVE TO SAY IT 'CAUSE IT STANDS OUT TO ME. 
          UH, AND THEN I WOULD SAY THE SAME THING FOR MAKER MICRO. 
          I, I MEAN IN MY NOTES I SAID WE SHOULD COLLAPSE THIS, COLLAPSE THIS INTO BUSINESS PARK AND FIGURE OUT A WAY TO CALL OUT FLOOD PRONE AREAS AS ELIMINATING HOTELS. 
          'CAUSE THAT SEEMED TO BE THE ONLY DIFFERENCE. 
          BUT AGAIN, SOMETHING IN THE ZONING CODE THAT GETS MAKER MICRO BUSINESS SOMEWHERE THAT ACTUALLY IS, IS DIFFERENTIATED AND GETS SOME KIND OF OUTCOME THAT'S UNIQUE. 
          UH, AND THEN FINALLY A THOUGHT ABOUT THE 15 MINUTE CITIES AND THE 15 MINUTE NEIGHBORHOODS AND NOT LOSING THAT CONCEPT. 
          I KNOW IT'S ALREADY BEEN DONE IN THE LAND USE FRAMEWORK, BUT YOU KNOW, EXPANDING ON BUSINESS USE OF RESIDENTIAL, ESPECIALLY IN OUR SEAS OF RESIDENTIAL, UM, ON THE EAST SIDE, UH, TO ALLOW MAYBE SOME OF THOSE CENTERS TO POP UP ORGANICALLY IN EXISTING RESIDENTIAL, SOMETIMES THAT'S THE EASIEST BUSINESS TO START. 
          SO, UH, I KNOW THOSE ARE THINGS WE'RE PROBABLY ALREADY CONSIDERING, BUT I JUST JUST WANNA MAKE SURE WE'RE KIND OF ALWAYS ECHOING THOSE AS WE GO THROUGH THIS PROCESS. 
          AND THEN IN TERMS OF THE SPECIFIC PARCELS, LIKE I SAID, I THINK I AGREED LARGELY WITH STAFF'S DETERMINATIONS. 
          I THINK THE OLD REDWOOD HIGHWAY ONE, I HAD A QUESTION ABOUT 
          [01:50:01]
FEASIBILITY. 
          I THINK IT'S DEFINITELY UNDERUTILIZED. 
          IT'S A MASSIVE PARKING LOT, UH, BUT THERE IS LIKE A LAKE IN THE MIDDLE THERE. 
          UM, AND I'M JUST WONDERING, YOU KNOW, IF WE CHANGE THAT SPOT TOO, WON'T THOSE SURROUNDING OWNERS WANT TO BE CHANGED TO MAYBE SOMETHING THAT'S A LITTLE MORE FLEXIBLE? I DON'T THINK ANYONE IN THAT AREA IS TOTALLY MAXIMALLY UTILIZED AS A BUSINESS PARK RIGHT NOW. 
          UM, BUT IT'S OUTSIDE OF OUR AREA OF CHANGE. 
          SO I'M ON THAT PRECIPICE OF, HEY LOOK, YOU'RE NOT AN AREA OF CHANGE AND I'M SURE EVERYBODY WOULD LIKE THIS FLEXIBILITY. 
          WHAT IS IT SPECIFICALLY THAT WILL ALLOWS THIS PARCEL TO ENJOY THAT FLEXIBILITY? MAYBE IT'S BECAUSE THEY ASKED AND BECAUSE IT IS SUCH A MASSIVE PARKING LOT THAT SEEMS UNDERUTILIZED, BUT THAT'S THE ONLY ONE WHERE I HAVE A MISGIVING OF LIKE, I DON'T KNOW IF WE JUST DO THE STRAIGHT UPZONING TO MU IF IT, YEAH, IT SOUNDS LIKE OUR CONVERSATIONS ABOUT WHAT'S AN AREA OF CHANGE. 
          WE'RE KIND OF PAST THAT. 
          BUT ANYWAY, THAT'S, THAT'S WHY THAT ONE'S A LITTLE BIT CONFUSING. 
          THE 5 3 4 1 OLD REDWOOD HIGHWAY. 
          UH, WHEN I LOOKED AT IT ON GOOGLE MAPS, UH, EVERYTHING ELSE I AGREED WITH EXCEPT, AND I THINK, UM, COMMISSIONER NEWELL HIGHLIGHTED ONE CASA GRANDE AND JUST UNCLEAR A LITTLE BIT ON THE EXACT FEATURE OF THAT PARCEL. 
          AND I KNOW THEY WANTED ONE-OFF OUTDOOR STORAGE WAS KIND OF THE REASON FOR THE CHANGE. 
          SO IN MY QUESTION TO DYLAN EARLIER ABOUT LIKE WHAT, WHAT CONSTITUTES A CHANGE WHERE WE DON'T FEEL LIKE WE'RE IMBUING PROPERTY RIGHTS, THAT WE'RE NOT YOU, YOU KNOW, UM, I GUESS IN GENERAL I'M WORRIED ABOUT JUST TAILORING SOME OF THESE CHANGES TO EXACTLY WHAT ONE PROPERTY OWNER WANTS. 
          AND THAT WAS ONE THAT SEEMED AGAIN, KIND OF ON THAT, ON THAT EDGE. 
          UM, BUT I THINK FOR EVERYTHING ELSE, I GENERALLY AGREED WITH STAFF AND YEAH, I ALREADY GAVE MY GENERAL COMMENTS ABOUT THE PROCESS THAT UNFORTUNATELY I REACHED INTO ZONING CODE FOR SOME OF THAT. 
          BUT, UM, BUT YEAH, THAT'S ALL I HAVE. 
          THANK YOU CHAIR. 
          MAY I ASK A CLARIFYING KIND OF CONFIRMATION, UM, COMMISSIONER, UM, SO FIRST YOU SAID, UH, CONSIDER ACTIVATED FRONT ENGINE INSTEAD OF REQUIRING GROUND FLOOR RESIDENTIAL. 
          I THINK YOU MEANT RENT RETAIL, IS THAT I MEANT RETAIL? YEAH. 
          OKAY. 
          AND, UM, YOU TALKED ABOUT THAT AND ALSO DON'T WANNA FORCE BUILDING TYPES. 
          YOU WANNA HAVE LOTS OF FLEXIBILITY AND HOW THAT RELATES. 
          I JUST WANNA, UM, WHEN WE LOOK AT THE, THE MIXED USE STANDARDS, SO A COUPLE THINGS THAT ARE NEWER AND THE GPAC SPENT A LOT OF TIME ON IT. 
          AND THE REASON I'M WANTING TO TAKE A MOMENT IS JUST I WANNA KIND OF QUESTION, DO YOU NOT THINK WE WENT FAR ENOUGH OR IS IS IT, IS THE NUANCE OF SOME, SOME OF THE STUFF WE DID IN THE STANDARDS NOT NOT CLEAR. 
          UM, SO ONE OF THE THINGS WE DID, UM, WAS THERE'S THE ALLOWABLE, IT SAYS ALLOWED USES AND IT SAYS A HUNDRED PERCENT COMMERCIAL. 
          YES, A HUNDRED PERCENT RESIDENTIAL. 
          YES, EXCEPT FOR DOWNTOWN, UH, VERTICAL MIXED USE ALLOWED VERSUS HORIZONTAL MIXED USE ALLOWED. 
          AND SO WHAT THIS IS SAYING IS BASICALLY ALL OF THE, ALL OF THE MIXED USE, YOU COULD DO A HUNDRED PERCENT COMMERCIAL AND YOU COULD DO NO RESIDENTIAL. 
          SO THE MINIMUM DENSITY ONLY KICKS IN IF YOU'RE GOING TO DO RESIDENTIAL. 
          SO JUST, I JUST WANTED TO KIND OF CLARIFY THAT. 
          AND THEN THE OTHER THING WE SWITCH TO, INSTEAD OF REQUIRING THE GROUND FLOOR RETAIL AND SOME OF THIS, AGAIN, SOME OF THIS NUANCE WILL COME OUT WITH THE ZONING CODE UPDATE IS THE LAST COLUMN ON THAT STANDARDS IS A MINIMUM GROUND FLOOR ACTIVE USE, BUT IT'S, IT'S, IT'S REDUCING IT A LOT. 
          SO FOR INSTANCE, 0.10 FAR IN THE NEIGHBORHOOD CENTER. 
          SO IT'S SAYING, YEAH, WE WANT SOMETHING, BUT WE'RE IN, WE'RE MOVING AWAY FROM KIND OF OUR CURRENT SETUP WHERE WE SAY YOU GOTTA HAVE A GROUND FLOOR RETAIL AND, AND THAT'S THAT, YOU KNOW, OR, OR YOU GOTTA PUT IT ABOVE OR YOU GOTTA PUT IT BEHIND. 
          UM, BECAUSE RECOGNIZING THAT WE'VE HAD A LOT OF ISSUES WITH THAT, UM, IN TERMS OF, UM, JUST THE, THE DEVELOPMENT REQUESTS THAT THE CITY HAS SEEN. 
          AND BECAUSE UNDER THE EXISTING GENERAL PLAN, WE HAD A MAJOR SHIFT IN RETAIL WHERE RETAIL ISN'T WHAT, YOU KNOW, IN OUR, IN OUR CURRENT GENERAL PLAN, WE THOUGHT THERE WAS GONNA BE A LOT MORE RETAIL THAN THAN WE HAVE. 
          AND YOU WRITE IT IN 2008. 
          YEAH, . 
          YEAH. 
          AND THEN THAT CHANGED ALMOST IMMEDIATELY. 
          SO THIS IS WAS OUR, AND I, AND I UNDERSTAND SOME OF WHAT YOU'RE SAYING ABOUT ACTIVATING THROUGH DESIGN FEATURES VERSUS USE, AND THIS IS REALLY TRYING TO MINIMIZE THE LEVEL OF ACQUIRING THAT ACTIVATED USE. 
          AND YOU KNOW, WHEN, WHEN I, YEAH. 
          WHEN I ACTUALLY TRY TO APPLY LIKE MY LITTLE THEORY LAID OUT THERE TO WHAT WE'RE ACTUALLY SEEING, IT'S LIKE THE ONLY NEEDLE YOU CAN MOVE, I GUESS WHEN I'M TALKING ABOUT THESE CORRIDORS, IT'S LIKE ADDING PLEX TO URBAN CORRIDOR MIXED USE MAYBE. 
          AND THAT'S REALLY THE ONLY THING I'M SEEING. 
          SO WE MIGHT HAVE ALREADY HIT THAT NOTE, SO, OKAY. 
          AWESOME. 
          I JUST, I JUST WANNA TAKE A MINUTE TO KIND 
          [01:55:01]
OF YEAH, YEAH, NO, I'M, I'M SEEING WHAT YOU'RE SAYING ABOUT THE COLUMN ABOUT FAR AND, AND I THINK WE ALREADY DO ALLOW A LOT OF RESIDENTIAL IN THESE AREAS. 
          I THINK THAT THEME IS CARRIED THROUGH, I WOULD SAY FOR THE MINIMUM DENSITIES, IT'S JUST MAKING SURE THAT WE AREN'T, UH, IF SOMEONE DECIDES TO DO RESIDENTIAL, THAT WE AREN'T SHOEHORNING THEM, DO A CERTAIN TYPE OF PROJECT WITH THE MINIMUM DENSITIES. 
          GOT IT. 
          THAT'S ALL. 
          GOT IT. 
          UM, AND, AND MAYBE THOSE MINIMUM DENSITIES WE THINK YOU'RE GONNA BE SAFE AND, BUT I JUST DON'T WANT TO HAVE A, YOU KNOW, WE HAVE A DESIGN PICTURE IN MIND FOR HOW INTENSE WE WANT THAT DENSITY IN THIS AREA AND YOU MIGHT LOSE A PROJECT THAT DIDN'T WANT THAT OR WANTED A DIFFERENT, UH, RESIDENTIAL TYPE MIXED IN WITH THEIR BUSINESS USE. 
          YOU KNOW WHAT I MEAN? MAYBE SOMETHING MORE. 
          SO, UM, THAT WAS MY ONLY THOUGHT, AND AGAIN, I'M MOSTLY JUST ECHOING WHAT BILL REINHARDT ALREADY SAID, BUT OKAY, THANK YOU VERY MUCH. 
          YEAH, I THINK THAT, UM, MINIMUM DENSITY IS, IS AN IMPORTANT TOOL, BUT I, I HEAR WHAT BILL'S SAYING ABOUT SORT OF MAKING SURE THAT WHEN THERE'S A, A SORT OF SPLIT IN THE PARCEL THAT IT SORT OF MAKES SENSE TO CARRY FORWARD, UM, THAT YEAH, I THINK WHEN WE'RE TALKING MIXED USE, WE DO WANNA HAVE THAT, THAT ENVELOPE IN MIND, UM, AND MAKE SURE IT'S, YOU KNOW, ADHERED TO, TO THE SATISFACTION OF THE COMMUNITY. 
          UM, OTHER COMMENTS AND THEN WE, WE CAN, WE CAN SORT OF GO DEEPER INTO THE PROPERTY SPECIFIC LAND USE CHANGES. 
          IF FOLKS HAVE, I'LL JUST SAY GENERALLY TO THE EXTENT THAT WE ARE TRYING TO MATCH EXISTING USE, LIKE YEAH, LET'S SIMPLIFY EVERYONE'S LIFE  AND MATCH THE EXISTING USE. 
          OTHER THOUGHTS, LAND USE CHANGE? WE CAN, WE CAN BE DONE  OH TWO. 
          OKAY. 
          . 
          SO SINCE THE CITY COUNCIL TOOK UP THE PROPOSED LAND USE DESIGNATION, I THINK THE LAST MEETING FOR THE CITY COUNCIL WAS IN JUNE, IS THAT RIGHT? UM, THERE'S BEEN SORT OF ONE BIG EVENT, UM, THAT'S HAPPENED AFTER THAT. 
          AND THAT'S THIS EMERGENCE OF THIS ABUNDANCE MINDSET, UM, AND THE PUBLICATION OF THAT, THAT BOOK, UM, UH, AND SORT OF A, A HEIGHTENED, UH, SENSE OF URGENCY AMONG A LOT OF POLICY MAKERS TO, TO DO MORE, UH, TO FACILITATE HOUSING, UM, AND TO, UH, RECONSIDER BARRIERS THAT WE HAVE ERECTED OR, OR, OR OBSTACLES THAT ARE GETTING IN THE WAY OF, OF HOUSING. 
          SO, UH, IN THAT, IN THAT SPIRIT, I CERTAINLY DON'T AGREE WITH EVERYTHING IN THIS ABUNDANCE DOCTRINE. 
          UM, HOWEVER, UM, IT, IT SEEMS I I I WOULD RE RESPECTFULLY REQUEST AND HOPE SOME OF THE OTHER COMMISSIONERS WOULD, WOULD JOIN ME IN URGING THE CITY COUNCIL TO, TO RECONSIDER ITS POSITION ON THE SMART, UH, STATION ZONING SHIFT. 
          UM, UH, ESPECIALLY GIVEN THE, THE COMMENTS WE RECEIVED FROM HOUSING GENERATION OR GENERATION HOUSING YEAH. 
          GENERATION UNDERSTAND. 
          UM, SO THAT'S, THAT'S MY, MY COMMENT THERE IS, IS I, I THINK IT'S APPROPRIATE TO RECONSIDER THAT PARTICULAR POSITION BECAUSE WE, WE DO HAVE AN URGENT NEED FOR MORE AFFORDABLE HOUSING AND LET'S NOT ERECT A SKY BELT IN PETALUMA WHEN, YOU KNOW, WE HAVE A GREEN BELT ALREADY. 
          UH, SO I WOULD RESPECTFULLY REQUEST THE CITY COUNCIL RECONSIDER THAT, THAT POINT. 
          UM, AND THE OTHER, THE OTHER CHANGE CIRCUMSTANCE THAT WE'VE HAD, AND I'VE ALREADY KIND OF SHOWN MY CARDS ON THIS WITH THE, THE SCHOOL DISTRICT PROPERTY OVER NEXT TO CASA GRANDE HIGH SCHOOL, IS THAT THE SCHOOL DISTRICT IS LOOKING AT, UH, MAJOR BUDGET CUTS, UH, IN THE UPCOMING SCHOOL YEAR. 
          UH, AND IT'S, ITS FINANCES ARE NOT AS, AS HEALTHY AS THEY WOULD'VE BEEN HAD MEASURE I PASSED. 
          UM, YOU KNOW, THE PRECINCTS ON THE EAST SIDE SUPPORTED, UH, MEASURE I AT A LOWER RATE THAN THAN OTHER NEIGHBORHOODS IN TOWN. 
          UM, AND I KNOW THAT THE, THE GPAC GAVE A LOT OF CONSIDERATION TO THIS AND THERE'S A LOT OF DISCUSSION AROUND, YOU KNOW, HOW SHOULD THAT PARTICULAR PROPERTY BE BE ZONED AND WHAT DENSITY SHOULD BE ALLOWED AND WHAT HEIGHT AND HOW SHOULD THAT MATCH THE EXISTING NEIGHBORHOOD? AND I RESPECT THE GPAC AS, UH, I WAS PART OF THOSE CONVERSATIONS WHEN, WHEN I WAS ON THE GPAC. 
          [02:00:01]
UM, HOWEVER, THERE IS NOW A NEW SORT OF, UH, PARADIGM FOR, UH, THE, THE SCHOOL DISTRICT, UH, AND UM, AND I REALLY APPRECIATE THAT THE CITY IS MEETING WITH THE DISTRICT IN IN SOON AND THE LAND TRUST. 
          UH, THAT'S GREAT. 
          UH, SO I JUST, I HOPE THAT OTHER COMMISSIONERS WOULD JOIN ME TOO IN RECOMMENDING TO THE CITY, YOU KNOW, TO, IF THE SCHOOL DISTRICT WOULD LIKE TO GO WITH A HIGHER INTENSITY OR A DIFFERENT DESIGNATION TO HELP THEM PENCIL THINGS OUT, UH, OR TO HELP THEM, UH, GET MORE, UH, VALUE OUT OF THE PROPERTY, UH, I THINK THAT WOULD REALLY SUPPORT OUR ENTIRE COMMUNITY AND THE SCHOOL DISTRICT AT THIS PARTICULAR, UH, TIME AND WITH THAT FINANCIAL URGENCY. 
          SO, UM, WITH DUE RESPECT TO WHAT THE GPAC FEELS SHOULD BE THAT I REALLY ASK THAT, THAT WE KIND OF CONSIDER THE, THE CHANGE CIRCUMSTANCES AND, AND, AND BE FLEXIBLE AND ADAPT TO HELP THE SCHOOL DISTRICT AS MUCH AS POSSIBLE. 
          SO THOSE ARE MY TWO COMMENTS. 
          I AGREE WITH THOSE COMMENTS AND SUPPORT BOTH SENTIMENTS. 
          I THIRD THAT COMMISSIONER  J JUST ON THAT NOTE TO MAKE SURE THE CASA GRANDE IS THE ONE THAT LOOKS LIKE IT IS THE LIGHT INK. 
          UM, WE'RE TALKING ABOUT THAT PARCEL THAT, LET ME SEE WHAT DESIGNATION THAT IS. 
          JUST WANNA MAKE SURE I'M ON THE SAME PAGE RIGHT NOW. 
          IT'S NEIGHBORHOOD CENTER MIXED USE, I THINK IS WHAT IT'S BEING PRESCRIBED. 
          AND YOU THINK IT WOULD BE GREAT TO KIND OF GO MAYBE A STEP UP, ALLOW FOR MORE FLEXIBILITY. 
          THERE'S A, THERE'S QUITE A BIT MORE DENSITY WITH JUST THE NEXT LEVEL UP. 
          YEAH. 
          UM, AND I THINK THAT MIGHT MATCH SOME OF WHAT'S GOING ON ACROSS, LITERALLY ACROSS THE STREET, RIGHT? I MEAN IT'S RESIDENTIAL, BUT WE'RE SEEING SOME HIGHER DENSITY PROJECTS. 
          I THINK THAT WAS A THREE STORY CONDOMINIUM PROJECT I BELIEVE. 
          UM, SO, YOU KNOW, IF IT'S A LITTLE BIT HIGHER, I THINK THAT'S OKAY GIVEN WHERE WE ARE WITH OUR HOUSING NEEDS AND IN OUR COMMUNITY AND WHERE WE ARE IN THAT NEIGHBORHOOD. 
          AND I'VE, I'VE SAID THIS BEFORE WHEN WE'VE TALKED ABOUT THE 15 MINUTE CENTERS. 
          'CAUSE THAT'S MY, THAT WOULD BE MINE. 
          UM, AND I THINK IT, IT CURRENTLY IS A FIELD AND THE, UH, PROPERTY OWNER IS THE SCHOOL DISTRICT. 
          SO IF WE WANT TO INCENTIVIZE ACTUAL ACTION THERE, UM, I DO WANT TO, UH, ENABLE THEM WITH AS, AS MANY TOOLS IN THEIR TOOLBOX AS THEY CAN TO ACTUALLY, UM, MOVE FORWARD WITH THAT. 
          BECAUSE IT IS A, A, A YELLOW C UM, AROUND ME , I, I'M GONNA ECHO THE SAME THING SINCE I LIVE VERY CLOSE TO THAT, LIKE RIGHT ACROSS THE STREET, AND I THINK IT WOULD MAKE A FANTASTIC, UM, THAT HIGHER DENSITY WOULD WORK OUT REALLY WELL THERE. 
          SO THAT'S THE ONLY THING. 
          I HAD ONE OTHER QUESTION THAT WAS JUST MAYBE A LITTLE BIT OFF THE WALL. 
          SO IF I COULD DO AN OFF THE WALL QUESTION. 
          UM, AND IT'S MORE DIRECTED TO STAFF. 
          DID WE LEARN ANYTHING IN THE CURRENT GENERAL PLANS IMPLEMENTATION AND SOME OF THOSE CHANGES THAT HAVE OCCURRED THAT WILL OCCUR, EVENTS THAT OCCUR THAT, DID WE DO ANY MODELING? DID WE DO ANY SCENARIO PLANNING THAT CAPTURED SOME OF THOSE THINGS OR WE WERE WE IN A REACTIVE MODE AS THESE CHANGES OCCURRED? I KNOW SOME OF THE CHANGES YOU CAN'T, YOU KNOW, DETERMINE AHEAD OF TIME, BUT SOME OF THE STUFF, LIKE SOME OF THE FISCAL STUFF IN HERE DEALING WITH IT SEEMS A LITTLE OPTIMISTIC FOR THE TOTS AND THE SALES TAX. 
          AND SO IF THOSE DON'T GO THERE, IS THERE SOME MODELING THAT STAFF CAN DO THROUGH OTHER MEANS TO, TO MEET THAT NEED OR MEET THAT PROBLEM? UH, WHAT I WILL SAY IS THAT, SO YOU'RE REFERRING TO THE FISCAL ANALYSIS THAT WAS IN THERE. 
          SO, UH, THE FISCAL ANALYSIS WAS PREPARED BY STRATEGIC ECONOMICS, WHO HAS BEEN PART OF THE JOURNAL PLAN UPDATE THROUGHOUT AND ACTUALLY DOES QUITE A BIT OF WORK IN PETALUMA, I BELIEVE IS ON THE PETALUMA NORTH STATION TEAM, HIS STRATEGIC ECONOMICS, SO IS QUITE FAMILIAR WITH PETALUMA, UM, HAS DONE QUITE A BIT OF WORK FOR US. 
          THOSE, THE, THE, THE NUMBERS AND THE ESTIMATES AND WAS ALSO, YOU KNOW, REVIEWED, UM, BY STAFF IN TERMS OF OUR FINANCE DIRECTOR, OUR ASSISTANT CITY MANAGER, UM, TO KIND OF MAKE SURE WHAT THEY WERE DOING SEEMED LIKE WAS MATCHING AND THEY AGREED WITH THE PROJECTIONS AND STUFF. 
          SO, UM, I DON'T KNOW THAT I CAN ANSWER, LIKE, AND SO THEN WHAT IF I THINK IS WHAT YOU'RE ASKING, UM, OR DID WE LEARN AND SO WHAT IF THAT WE CAN APPLY NOW INTO THIS CURRENT ONE? UM, AND, AND AGAIN, JUST I'M QUIBBLING WITH SOME OF THE, YOU KNOW, I THINK AT THE, THE 
          [02:05:01]
HOTEL OCCUPANCY WAS LIKE 75% WHEN I THINK MOST OF THE COUNTIES IN THE LOW SIXTIES. 
          AND SO I DON'T KNOW HOW THAT PLAYS OUT IN, IN, IN REALITY OF THE IMPLEMENTATION OF THIS. 
          THAT'S, THAT WAS MY QUESTION, RON. 
          ANYTHING TO ADD TO THAT? I, I DON'T, I DON'T HAVE ANYTHING SPECIFIC. 
          UM, OTHER THAN ONE OF THE THINGS I'LL SAY IS IT'S A LIVING DOCUMENT, RIGHT? SO, UM, ONE OF THE THINGS THAT WE HAVE RECOGNIZED FROM THE CURRENT GENERAL PLAN IS THE NEED TO DO CHECKUPS MORE REGULARLY TO, UH, PIVOT FLEX WHEN WE NEED TO BECAUSE SOMETHING ISN'T GOING, UM, THE WAY WE THOUGHT IT WAS GONNA GO, OR SOMETHING WE THOUGHT WAS A GREAT IDEA IN 2025 AND IN 2035 WE'RE LIKE, WHY DID, WHAT, WHAT WERE WE THINKING? RIGHT? SO, UM, THAT IS SOMETHING WE'VE TALKED A LOT ABOUT IS BUILDING, UM, THAT IN AS YOU KNOW, IMPLEMENTATION TO SAY, HEY, LET'S, LET'S LOOK BACK AT THIS AND LET'S, LET'S BE FLEXIBLE AND MODIFY AS WE NEED TO WHEN THINGS CHANGE. 
          NO, THANK YOU. 
          THAT ANSWERS MY QUESTION. 
          AND THE ONLY THING I WOULD ADD TO THAT IS TO ENSURE THAT THAT SOMEHOW GETS COMMUNICATED THAT THIS IS A LIVING DOCUMENT AND THAT WE WILL MAKE CHANGES. 
          I REGRETFULLY STARTED ON NEXTDOOR AND, AND READING STUFF ON THERE, SO I'M, I'M CONVINCED THAT COMMUNICATION MIGHT BE HANDY. 
          YEAH, YEAH. 
          AND WE, WE HAVE SAID THAT A NUMBER OF TIMES I BELIEVE WE DO HAVE IN THE IMPLEMENTATION ABOUT, UM, THE GOVERNANCE OR IMPLEMENTATION ABOUT REGULAR CHECK-INS. 
          UM, UH, AND WE CAN ONLY KNOW WHAT WE KNOW RIGHT NOW, AND THIS IS A LONG RANGE DOCUMENT AND WE HAVE TO BE WILLING, IT DOESN'T MEAN WE DID SOMETHING WRONG, IT MEANS THINGS CHANGE. 
          RETAIL IS A GREAT EXAMPLE. 
          WHEN THE CURRENT GENERAL PLAN WAS ADOPTED, WE DIDN'T KNOW WHAT WAS GONNA HAPPEN WITH RETAIL. 
          THAT HAS BEEN A MAJOR SHIFT. 
          UM, THAT DOESN'T MEAN THERE WAS SOMETHING WRONG OR INCORRECT ABOUT WHAT, UH, WAS BEING LOOKED AT IN 2000 6, 7, 8 TO A DOCUMENT. 
          JUST NO, I I I COMPLETELY TOTAL SHIFT. 
          I COMPLETELY UNDERSTAND. 
          YEAH. 
          YOU KNOW, JUST THE, THE, JUST LOOKING FOR GUIDANCE FROM WHAT WE'VE LEARNED BEFORE TO APPLY IT AS WE MOVE FORWARD. 
          AND IT'S NOT REALLY WITH THE DRAFTING OF THE GENERAL PLAN, IT'S MORE WITH ITS IMPLEMENTATION AND OUR REACTION TO CHANGES. 
          YEAH. 
          THANK YOU. 
          SO CHAIR, I FEEL LIKE I HEAR, UM, TWO SUGGESTIONS THAT COMMISSIONER NEWELL WAS HOPING, UH, MIGHT BE A CONSIDERATION OF THE COMMISSION AS, AS LIKE A CONSENSUS, YOU KNOW, UM, FEEDBACK. 
          AND SO I'VE HEARD SOME, BUT I'M NOT SURE I'M CLEAR ON WHETHER WE GOT CONSENSUS ON BOTH OF HIS, OF THOSE ITEMS IF YOU SO CHOOSE. 
          SURE. 
          I GUESS TACTICALLY TO THE EXTENT THAT WE REACH CONSENSUS ON THOSE TWO, UH, THEN WHAT, UH, WE WILL PUT IT AS PART OF OUR DISCUSSION WHEN IT GOES TO COUNCIL. 
          OKAY. 
          BUT THESE WERE JUST LIKE WITH, UM, WHAT GPAC UM, THAT'S GONNA BE OUR RECOMMENDATION THAT WE WILL MAKE THIS CHANGE TO RESPOND TO THE FEEDBACK THAT THE GPAC ABOUT THE NEIGHBORHOOD CENTER. 
          SO GOTCHA. 
          IF THE FEEDBACK IS RECONSIDER STATE, THE STATION AREA YEP. 
          MIXED USE DESIGNATION. 
          YEP. 
          AND, UH, CONSIDER INTENSIFICATION OF THE CASA GRANDE PROPERTY GIVEN THE CURRENT CONTACT UNDER, UH, THE FAILURE OF PROPOSITION. 
          I, WE WILL WRITE THAT INTO THE REPORT AND, AND THE COUNCIL WILL HAVE THAT FOR THEIR CONSIDERATION. 
          IF IT'S A CONSENSUS COMMENT FROM, OKAY, SO WE'VE GOT TWO POTENTIAL THINGS THAT WE'RE ISSUING, UH, WE'LL TALK ABOUT WHETHER WE HAVE A CONSENSUS TO FLAG THEM. 
          DID YOU HAVE AN ADDITIONAL, I JUST HAD A DISCUSSION POINT THERE, AND THIS IS, YOU KNOW, MEANT IN THE KINDA MOST GOOD FAITH VERSION OF THIS, BUT IN SITTING ON THAT COUNCIL MEETING, KIND OF SEEING THE LOGIC OF, LOOK, STATE LAW IS ALREADY GETTING SO AGGRESSIVE ABOUT HOUSING, MAYBE AS WE WORK IN COORDINATION WITH STATE LAW E EVEN IF WE LIKE, YOU KNOW, WE LOVE THAT POLICY DIRECTION, DO WE NEED TO ALSO INCREASE HEIGHTS IF THOSE TOOLS ARE THERE? BUT BRENT, I THINK YOU MAY BE MORE ABREAST TO SOME OF THE LIKE STATE LAWS EVEN THAN I AM. 
          UM, DO YOU THINK THOSE TOOLS EXIST OR MAYBE YOU THINK THOSE TOOLS RIGHT NOW DON'T REALLY EXIST TO PUSH FOR? 'CAUSE I THINK SB 79 ALLOWS FOR SEVEN STORIES, RIGHT? I KNOW IT DOESN'T APPLY TO US, BUT THAT'S LIKE A SEVEN STORY AND I THINK THE STATION BEFORE WAS EIGHT AND NOW IT'S SIX. 
          IS THAT, THAT SOUNDS RIGHT. 
          I MEAN WE CAN LOOK IT UP REAL QUICK TOO. 
          AND I THINK THERE'S EVEN DEBATE AMONGST STAFF ABOUT WHETHER OR NOT DENSITY BONUS ALLOWS YOU TO GO UP UNLIMITED HEIGHT OR IF IT LIMITS YOU TO 33 FEET. 
          UM, YEAH, SO JUST KIND OF AN UNTESTED QUESTION, I THINK. 
          [02:10:01]
SO JUST IN, IN YOUR COMMENT ABOUT THAT AND THE, I MEAN THE REST OF THE COMMISSION, DO WE FEEL LIKE THE TOOLS AREN'T NECESSARILY THERE TO GET STATION DEVELOPMENT TO ACTUALLY HAPPEN? DO WE THINK SIX STORIES MAYBE ISN'T ENOUGH AND THEN THERE MIGHT NOT BE STATE TOOLS THAT ALLOW FOR ANYTHING MORE IF, IF THE MARKET DICTATES OR A LENDER DICTATES? I AM DEFINITELY NOT A EXPERT ON SOME OF THESE STATE LAWS THAT JUST KEEP CHURNING OUT, YOU KNOW, EVERY SESSION. 
          UM, I APPRECIATE DYLAN AND ANDREW AND THE REST OF STAFF'S, UM, YOU KNOW, TRAINING THAT THEY GAVE US RECENTLY. 
          MY, MY UNDERSTANDING AND IS THAT, YOU KNOW, THIS DENSITY BONUS PIECE HAS BEEN OUT THERE FOR AT LEAST A COUPLE OF YEARS NOW. 
          YES. 
          AND EVEN WITH THAT DENSITY BONUS, WE HAVEN'T SEEN THAT PROPERTY GET ANYTHING GOING. 
          RIGHT. 
          SO I'M NOT SURE IF, YOU KNOW, IS IT, IS IT A SIX STORY NOW AS AS IT IS NOW? YES. 
          OKAY, GOT IT. 
          SO, AND AGAIN, I'M, I'M NOT AN EXPERT THERE. 
          IF WE HAD AN AIR QUALITY QUESTION, I THINK I'D GO TO TOWN, BUT, UM, WE'RE NOT , UH, THE, SO I, I JUST WANT TO SAY, LET'S TEE UP THE, THE QUESTION AGAIN FOR THE CONVERSATION AND STAFF CAN BE MORE PREPARED, YOU KNOW, 'CAUSE MY COMMENT AND THING HAS COME OUT OF, OUT OF NOWHERE, THE LEFT FIELD, YOU KNOW, TONIGHT. 
          SO, UM, YOU KNOW, LET'S HAVE THE CONVERSATION AND SEE WHAT, WHAT CAN CAN BE DONE TO HELP THAT SITE BE BETTER UTILIZED THAN IT IS RIGHT NOW. 
          AND I THINK, YEAH, JUST TO SPEAK TO THE SORT OF OVERARCHING MINDSET THAT, THAT I TRY TO THINK ABOUT LAND USE WITH, AND RON BROUGHT THIS UP EARLIER THAT IT IS SORT OF ABOUT, ABOUT THE, THE POSSIBILITY AND NONE OF IT'S, UM, NECESSARILY, UH, GOING TO HAPPEN . 
          UM, BUT WE ARE ALLOWING FOR SOME CLARITY OF THE ENVELOPE THAT A DEVELOPER COULD CONSIDER. 
          SO I, I HEAR YOU IN SAYING THAT, LIKE, WELL, IF THERE'S STATE LAWS THAT'LL ALLOW 'EM TO GO HIGHER OR EXCEPTIONS HERE AND THERE, BUT THAT UNCERTAINTY IN THOSE, YOU KNOW, HOOPS TO JUMP THROUGH IN THAT SORT OF FRICTION, I THINK IS WHAT KEEPS, UM, YOU KNOW, PROJECTS FROM, FROM GETTING EVEN ONTO OUR DESK, LET ALONE ACROSS OUR DESK. 
          YEAH, NO, I, I HEAR THAT. 
          I THINK, YOU KNOW, FOR ME THERE IS THAT OTHER PIECE ABOUT, AND, AND I KNOW COUNCIL TALKED ABOUT THIS, THAT LIKE DESIGN ELEMENT, RIGHT? WE DON'T SAY 20 STORIES, RIGHT? SO WE KNOW THAT'S TOO HIGH. 
          SO LIKE, WHERE IS THAT NUMBER THAT'S APPROPRIATE FOR THE COMMUNITY AND DENSITY YOU WANT HERE? AND I KNOW THAT'S, YOU KNOW, ON THE OTHER SIDE WE WANT DEVELOPMENT, SO, UM, THAT'S A TOUGH BALANCING ACT. 
          BUT ANYWAY, THANK YOU GUYS FOR DISCUSSING IT. 
          I JUST WANNA MAKE SURE WE HAD, YOU KNOW, TEASE SOME OF THAT OUT. 
          SO, AND I'LL JUST ADD REAL QUICK TOO, I'VE GOT IT RIGHT UP TO ASK OR ANSWER DARREN'S QUESTION. 
          TIER ONE UNDER SB 79. 
          SO THAT WOULD REQUIRE 72 TRAIN STATION OR UH, RAILS, UH, A DAY, WHICH IS QUITE A LOT AND THAT'S ONLY 75 FEET MAXIMUM HEIGHT. 
          SO I THINK WE'RE PROBABLY PRETTY CLOSE TO THAT. 
          AND THEN TO COMMISSIONER RENEWAL QUESTION OR COMMENT? YEAH. 
          DENSITY BONUS HAS BEEN AROUND SINCE I THINK THE LATE SEVENTIES. 
          AND IT'S ONLY RECENTLY THAT THEY PUT THAT 33 FOOT CAVEAT THERE FOR A HUNDRED PERCENT AFFORDABLE WITHIN A QUARTER MILE OF THE TRAIN STATIONS. 
          SO PREVIOUSLY I THINK THERE'S A REALLY GOOD ARGUMENT YOU COULD HAVE GONE AS HIGH AS YOU WANTED AND OBVIOUSLY NOBODY TOOK ADVANTAGE OF THAT HERE IN PETALUMA. 
          SO WITH THAT, LET'S TAKE EACH ONE INDIVIDUALLY. 
          SO THE FIRST IS A, A COMMISSION RECOMMENDATION, LET'S CALL IT, UM, TO ENCOURAGE CITY COUNCIL TO RECONSIDER ON THE, UH, EIGHT STORIES THAT THEY HAVE ROLLED BACK FOR THE STATION AREA. 
          IS THAT OKAY? UM, LET'S DO A ROLL CALL VOTE IF WE COULD PLEASE. 
          AND WHETHER YOU WOULD SUPPORT ENCOURAGING CITY COUNCIL TO RECONSIDER REINSTATING THE EIGHT STORIES AROUND THE STATION AREA. 
          GO AHEAD, COMMISSIONER EBNER, I SUPPORT THE DISCUSSION. 
          I AM NOT NECESSARILY SUPPORTING ANY EIGHT STORY CHANGE. 
          SO COMMISSIONER GOLDMAN, I SUPPORT COMMISSIONER NEWELL, UH, SUPPORT COMMISSIONER KUSON. 
          I, I KINDA LIKE WHERE THEY LANDED, SO NO FOR ME. 
          COMMISSIONER HILT SUPPORT COUNCIL MEMBER BARNACLE, ABSENT 
          [02:15:01]
CHAIR MOSES, I'LL SUPPORT IT AS WELL. 
          OKAY. 
          SO WE WILL ASK STAFF TO INCORPORATE THAT PLANNING COMMISSION RECOMMENDATION TO RECONSIDER ON THE AREA. 
          UM, EIGHT STORIES. 
          AND THEN THE SECOND WAS TO ALLOW FOR A UPZONING, JUST FOR CASA GRANDE OR FOR ANY SCHOOL DISTRICT OWNED. 
          I WAS JUST THINKING THAT CASA GRANDE PROPERTY. 
          OKAY. 
          I DON'T BELIEVE THERE'S ANOTHER SCHOOL DISTRICT OWNED PROPERTY THAT'S BEING CONSIDERED SURE. 
          FOR ANY KIND OF DEVELOPMENT DEVELOPMENT. 
          SURE. 
          UH, I, OFF THE TOP OF MY HEAD, I CAN'T, YEAH, THAT, THAT'S BEEN THE PRIMARY FOCUS. 
          I SPRING, SO THERE WERE SOME EARLIER CONVERSATIONS, I DON'T THINK WE'VE OH, THAT'S LANDED. 
          BUT OLD ADOBE, THEIR DISTRICT OFFICE MAY BE IDENTIFIED AS A CENTER AND THEN ALSO IDENTIFIED AS A CENTER. 
          CENTER. 
          YEAH. 
          AND THEN INITIALLY WE LOOKED AT, UM, THE DISTRICT OFFICE THAT USED TO BE THE MARKET UP THE STREET. 
          I DON'T THINK WE, I DON'T THINK WE INCLUDED IT, BUT WE DID LOOK AT IT AS PART OF THIS PROCESS. 
          OKAY. 
          SO JUST GIVEN THE SPIRIT OF YOUR SUGGESTION TO UH, POTENTIALLY BOLSTER THE DISTRICT'S FINANCIAL SITUATION TO THE EXTENT THAT THEY WISH TO BE CONSIDERING THEIR REAL ESTATE PROPERTIES FOR, UM, YOU KNOW, INTENSIFICATION, DO YOU WANT IT TO BE SPECIFICALLY FOR CASA GRANDE OR, OR ATTEMPT TO WORD IT IN SUCH A WAY THAT IS A BIT BROADER FOR DISTRICT OWNED PROPERTY? MY, MY COMMENT, MY COMMENT IN THE SPIRIT OF MINE WAS BECAUSE OF CASA GRANDE WAS REALLY THE HEART OF THE CONVERSATION. 
          THESE OTHER TWO PROPERTIES SEEM TO BE MAYBE ANCILLARY, BUT YOU KNOW, IF THE COMMISSION IS IN SUPPORT OF LIKE ALL THREE, THAT'S GREAT. 
          BUT REALLY CASA GRANDE IS WHERE, WHERE I WAS GOING. 
          OKAY. 
          UM, CAN I, I JUST HAVE A QUESTION, GIVEN THAT YOU HAVE A CONVERSATION, UM, IN THE NEXT COUPLE OF WEEKS, IS THAT, I MEAN, I'M SORT OF THINKING OF IT IN THE SAME WAY THAT WE'VE GOT THESE INDIVIDUAL PROPERTY OWNERS. 
          SO IF THE DISTRICT AS AN INDIVIDUAL PROPERTY OWNER SAID, HEY, COULD YOU RECONSIDER OUR, OUR LAND USE DESIGNATION? IS THAT SORT OF PART OF THE PROCESS? OR HOW WOULD THAT CONVERSATION GO? UH, WELL I SUPPOSE IF WE ARE MEETING WITH THEM AND THEY SAID WHILE WE'RE AT IT, CAN WE TALK ABOUT OTHER ONES? WE WOULD? OKAY, WE'LL, WE'LL CONSIDER THAT. 
          AND, AND IN THE SPIRIT OF THIS CONVERSATION, UM, WE WOULD, WE WOULD LOOK AT IT. 
          OKAY. 
          SO MAYBE JUST TO SORT OF KEEP SOME FLEXIBILITY AND KEEP IT GENERAL, WE COULD WORD IT IN SUCH A WAY THAT IS THE PLANNING COMMISSION IS OPEN TO INCREASED INTENSIFICATION OF THE LAND USE DESIGNATIONS FOR, UM, PETALUMA SCHOOL PROPERTIES. 
          DOES THAT SOUND? YEAH. 
          AND, AND ESPECIALLY THE CASA GRANDE PROPERTY IN PARTICULAR. 
          THE CASA GRANDE PROPERTY. 
          YEAH. 
          OKAY. 
          COULD I JUST REFRAME THAT AS PLEASE? ALL SCHOOL DISTRICTS? OH YES. 
          NOT JUST PETALUMA CITY SCHOOLS. 
          SURE. 
          RIGHT. 
          ADOBE. 
          GREAT OLD ADOBE GREAT. 
          MM-HMM . 
          OKAY. 
          SO THAT THE PLANNING COMMISSION IS OPEN TO INTENSIFICATION OF LAND USE DESIGNATIONS FOR PETALUMA SCHOOLS ACROSS SCHOOL DISTRICTS WITH A FOCUS ON THE CASA GRANDE SITE THAT IS EARMARKED FOR A 15 MINUTE CENTER. 
          THAT'S GOOD. 
          SURE. 
          WHAT I, WHAT I WROTE DOWN WAS, UH, RECONSIDER INTENSIFICATION OF THE CASA GRANDE SITE AND ANY OTHER SCHOOL SITES AS MAY BE REQUESTED BY THE SCHOOL DISTRICTS. 
          NAILED IT. 
          I LIKE THAT. 
          SO LET'S GET A ROLL CALL VOTE AND A, AND I WOULD BE THAT YOU ARE SUPPORTING THAT STATEMENT AS READ BY HEATHER. 
          IF YOU COULD GIVE IT TO US ONE MORE TIME AND THEN WE'LL DO A ROLL CALL. 
          VOTE RECONSIDER INTENSIFICATION OF THE CASA GRANDE SITE AND ANY OTHER SCHOOL SITES AS MAY BE REQUESTED BY THE SCHOOL DISTRICTS. 
          COMMISSIONER EBNER AYE. 
          COMMISSIONER GOLDMAN AYE. 
          COMMISSIONER NEWELL AYE. 
          COMMISSIONER KUSON? YES. 
          COMMISSIONER HILT. 
          AYE. 
          COUNCIL MEMBER BARNWELL. 
          ABSENT CHAIR MOSES. 
          AYE. 
          THANKS VERY MUCH. 
          OKAY. 
          WITH THAT, DO WE WANT TO TALK THROUGH ANY OTHER PROPERTY SPECIFIC REQUESTS OR ARE WE SETTLED THERE? OKAY. 
          ANY LINGERING QUESTIONS FROM HEATHER OR RON? 
          [02:20:04]
NO, THIS HAS BEEN A LOVELY CONVERSATION. 
          THANK YOU FOR YOUR TIME. 
          THANK YOU. 
          UM, AND WITH THAT WE CAN CLOSE, OH, SORRY PETER, GO AHEAD. 
          , DID WE LAND ON ANYTHING ABOUT MAKER SLASH BUSINESS PLAN? AH, THANK YOU. 
          I I AM ASSUMING THAT THE CONVERSATION WAS THE FIVE INDIVIDUAL PROPERTY OWNERS THAT THE PLANNING COMMISSION IS GENERALLY SUPPORTIVE OF THE STAFF RECOMMENDATIONS ON THOSE FIVE INDIVIDUAL PROPERTIES. 
          THAT WAS MY UNDERSTANDING AS WELL. 
          YEAH. 
          OKAY. 
          YES. 
          MY ONLY QUESTION WAS THAT OLD REDWOOD HIGHWAY, BUT, UH, I THINK WE CAN GO WITH STAFF RECOMMENDATION AND LET, 'CAUSE COUNCIL WILL DISCUSS THIS AS WELL. 
          YEAH, YEAH. 
          SO WE CAN LET COUNCIL DISCUSS. 
          SO ON THE MAKER MICRO, THANK YOU FOR REMINDING ME. 
          UM, I REMEMBER TALKING ABOUT THIS AT ONE OF THE CONVERSATIONS, UM, AND SIMILARLY IT WAS LIKE, HOW IS THIS DIFFERENT? WHY IS THIS DIFFERENT? IT DOES SEEM AS THOUGH WITH THE REDUCTION OF OBVIOUSLY HOTEL AND THEN ADULT AND CHILD DAYCARE, THERE IS SOME SOME NUANCE THERE. 
          AND I THINK FOR ME, HAVING IT SO OBVIOUSLY TIED TO THE RIVER, UM, WAS LIKE A HELPFUL DELINEATION. 
          WHEREAS OTHER TIMES I DO AGREE THAT WE NEED TO COLLAPSE . 
          I I THINK HAVING ANY HINT OF LIKE, POTENTIAL ZONING CODE THAT WOULD MAKE THAT UNIQUE. 
          AGAIN, I THINK THE NAME GETS IT PRETTY FAR. 
          PEOPLE LOVE MAKER MICRO BUSINESS. 
          I'M IMAGINING THE GUY WITH THE MUSTACHE DOING LEATHER WORKING LIKE I'M THERE. 
          BUT, YOU KNOW, I WANNA MAKE SURE THAT WE, WE KNOW WHAT THAT MEANS AND WE HAVE SOMETHING THAT GIVES THAT SOME KIND OF UNIQUENESS TO IT THAT LIKE WE KNOW WHAT THE OUTCOME WE'RE TRYING TO GET IS. 
          RIGHT. 
          I, WHAT I INTERPRETED, UM, COMMISSIONER SEN'S COMMENT WAS MAKE SURE THAT THAT NUANCE IS PICKED UP WHEN WE GO TO THE ZONING CODE AND WE KIND OF DRILL DOWN INTO IT. 
          AND EVEN IF THERE'S LIKE HINTS AT THIS LEVEL JUST 'CAUSE I THINK THAT'S HELPFUL FOR PEOPLE TO KNOW AND ESPECIALLY, YEAH. 
          OKAY. 
          WELL WE'LL GET THERE WITH THE ZONING CODE. 
          YEP. 
          IF WE CAN DO ANYTHING TO INCENTIVIZE MORE SMALL MAKER LIKE THAT WOULD BE GREAT SOMEHOW IN THE CODE, BUT YEAH, I THINK YOU PICKED IT UP. 
          THANK YOU. 
          OKAY. 
          SO WE'RE GOOD THERE. 
          IT'LL BE OKAY. 
          OKAY, GREAT. 
          UM, WITH THAT, I THINK WE ARE READY TO CLOSE MEETING END OF ONE. 
          OH, COMMISSIONER EMER, GO AHEAD. 
          I JUST HAVE ONE MORE QUESTION ON WHERE WE LANDED WITH ACTIVE FRONTAGE AND WHERE THE DEFINITION OF THAT LIES. 
          IS IT A ZONING CODE? ZONING REVIEW? OKAY. 
          EXCLUSIVE. 
          THERE'S ALSO, I I, MY MIC WANTS ME TO STOP TALKING. 
          UM, I BELIEVE THERE IS, UM, DEFINITION IN, UM, YEAH, IT'S ACTUALLY, IT'S A PAGE OF THE DESIGNATION STANDARDS THAT WASN'T INCLUDED IN YOUR PACKET. 
          IT'S, UM, AND IT'S ON THAT, IT'S ACTUALLY IN THE SLIDE DECK ALSO. 
          I COULD PROBABLY JUST SHOW THAT REALLY QUICKLY AGAIN. 
          UM, BUT IT'S EXPLICITLY A VERY BROAD DEFINITION BEYOND RE RETAIL. 
          THE WHOLE POINT WAS, IT WAS LIKE GPAC BRAINSTORM, LIKE WHAT, WHAT ARE ALL THE USES THAT WOULD HAVE PEOPLE COMING AND GOING? AND SO IT'S A WHOLE RANGE OF THINGS. 
          UM, AND I CAN PULL IT UP QUICKLY IF I CAN FIND IT. 
          YEAH, THERE IT IS. 
          YEAH. 
          SO IT'S, UM, RETAIL SERVICES, LIVE, WORK, COWORKING, GYM, FITNESS, STUDIO MAKER, CIVIC INCLUDING LIBRARIES, SCHOOLS, COMMUNITY SPACE, AND JUST EXCLUDING OFFICES WHERE PEOPLE JUST SHOW UP IN THE MORNING AND LEAVE IN THE AFTERNOON. 
          . 
          GREAT. 
          THAT'S HELPFUL. 
          GOOD. 
          OKAY. 
          TRULY LAST CALL FOR MEETING ITEM ONE. 
          ARE WE OKAY, WE'RE GONNA CLOSE MEETING ITEM ONE, . 
          THANK YOU EVERYONE. 
          UM, AND THEN MOVE 
          [COMMITTEE COMMENT]
ON TO COMMISSION COMMENT. 
          UH, COMMISSIONERS ARE INVITED TO PRESENT. 
          WE CAN START WITH COMMISSIONER SCHULTZ. 
          UM, TREE ADVISORY. 
          THERE WAS NOT, THERE HASN'T BEEN A MEETING SINCE THE PREVIOUS PLAN COMMISSION, SO I HAVE NOTHING TO REPORT. 
          THANK YOU. 
          I'VE GOT NOTHING TO REPORT. 
          I HAVE ONE ITEM TO REPORT. 
          UM, I WAS INVITED TO GO ON A TOUR OF THE GEYSERS, UH, POWER PLANT, UM, OPERATED BY CALPINE. 
          UH, AND IT'S AN IMPORTANT COMPONENT OF OUR, UH, CLIMATE ACTION PLAN BECAUSE OF IT, THE, THE CLEAN RENEWABLE ENERGY THAT IT PRODUCES, UM, IS THERE'S A CONTRACT WITH SONOMA CLEAN POWER AND SONOMA CLEAN POWER USES THAT AMONG ITS OPTIONS. 
          AND I BELIEVE 
          [02:25:01]
OUR CLIMATE ACTION PLAN CALLS FOR 100% SON CLEAN POWER BEING USED BY THE CITY. 
          UM, IT WAS A FASCINATING TOUR, UH, TO, TO UNDERSTAND HOW THAT OPERATES AND WHAT A WHAT AN IMPORTANT LOCAL RESOURCE IT IS. 
          SO I FIGURED I WOULD REPORT BACK ON, ON, ON THAT. 
          UM, AND IF ANYONE EVER GETS A CHANCE TO DO THAT AT THE CITY STAFF OR OR OTHERS, I HIGHLY RECOMMEND, UM, TRYING TO TAKE A TOUR OF, OF THAT FACILITY. 
          THANK YOU. 
          UM, I DO NOT BELIEVE I HAVE ANYTHING TO REPORT. 
          COMMISSIONER RE I HAVE ONE UPDATE I JUST WANNA SHOUT OUT. 
          UM, CATHERINE REINHART'S NEW PROJECT, THE PETALUMA SIGNS PROJECT, UH, WHERE THEY'RE RESTORING HISTORIC NEON SIGNS AROUND TOWN. 
          I WENT TO A TALK I GUESS TWO WEEKS AGO NOW, RESTORING THE NEON SIGN OUTSIDE THE HATCHERY ON PETALUMA BOULEVARD. 
          UH, AND JUST ANOTHER GREAT PROJECT, YOU KNOW, SHE'S KIND OF OUR TOUR DE FORCE FOR HISTORICAL PRESERVATION AND THIS IS ANOTHER GREAT PROJECT RAISING MONEY TO RESTORE WHAT ARE REALLY COOL, RELEVANT NEON SIGNS. 
          SO WANTED TO THROW THAT OUT THERE. 
          PETALUMA SIGNS PROJECT, CHECK IT OUT. 
          ANYTHING FROM YOU BRIAN, FOR COMMISSION COMMENT? UM, YEAH, WE'VE HAD MORE, UM, PEDESTRIAN AND BIKE ADVISORY MEETINGS. 
          UM, IT'S BEEN GOING VERY WELL. 
          UH, LOTS OF ENTHUSIASTIC SUPPORT OF TRYING TO ENVISION WAYS TO, YOU KNOW, TIE INTO, UM, ESSENTIALLY JUST TRY TO MAKE BIKING AND PEDESTRIAN ACCESS BETTER FOR PETALUMA IN GENERAL. 
          UM, A LOT OF IT HAS TO DO WITH THAT, UM, WITH HOW TO PLACE ACCESS IN AREAS THAT ACTUALLY MAKE SENSE, UM, IN WAYS THAT ARE ALSO MORE USEFUL THAN CURRENTLY EXIST. 
          SO IT'S RETHINKING EVERYTHING FROM HOW TO ENGAGE, YOU KNOW, OUR LOCAL SCHOOLS TO DESIGN AND BUILD SOME OF THE BIKE IMPLEMENTS POTENTIALLY TO KEEP COSTS DOWN, UM, FOR, UM, LIKE OUR, UH, BIKE, UH, LOT OR THE BIKE PARKING INFRASTRUCTURE. 
          UM, FIGURING OUT HOW TO ACTIVATE BUSINESSES TO WANT TO REACH OUT, UM, BY DEVELOPING MAPPING TOOLS THAT CAN BE UTILIZED BY OTHER IMPLEMENTATIONS THROUGH CITY GOVERNMENT, UM, USES SO THAT YOU CAN HAVE PUBLIC INPUT TO DETERMINE WHERE BIKING INFRASTRUCTURE NEEDS TO BE PLACED. 
          UM, AND THEN ALSO FIGURE OUT WAYS TO REALLY REACH OUT TO BUSINESSES, UM, TO HELP THEM UNDERSTAND HOW IMPROVED BIKE INFRASTRUCTURE ACTUALLY DOES HELP THEM AND DOESN'T HURT THEIR BUSINESSES BECAUSE CREATES FRIENDLIER ACCESS ALLOWS FOR MORE PEOPLE TO, UM, YOU KNOW, BE DRAWN TO THEIR BUSINESSES, ESPECIALLY FOR PEOPLE WHO DO UTILIZE THEIR BIKES AND MIGHT BE TURNED AWAY BECAUSE OF A LACK OF INFRASTRUCTURE. 
          UM, AND GENERALLY JUST, UM, YEAH, FIGURING OUT WAYS TO DO, UM, TO MAKE PETALUMA CONTINUE TO, UH, BE A PLACE WHERE PEOPLE LIKE TO RIDE BIKES AND WALK AROUND. 
          GREAT. 
          HAVE YOU, WAS THERE A READOUT YET ON THE D STREET? THAT COUNCIL? NOT YET. 
          OH, THAT WAS JUST LIKE, THAT WAS LIKE A FEW DAYS AGO. 
          OKAY. 
          NEVERMIND. 
          UM, OKAY, WE'LL CLOSE COMMISSION COMMENT AND MOVE ON 
          [STAFF COMMENT]
TO STAFF COMMENT, UH, ANDREW TRIPLE ANYTHING? SURE. 
          THANK YOU CHAIR. 
          I'LL BE BRIEF. 
          UM, I JUST WANTED TO LET EVERYBODY KNOW THAT THE REDEVELOPMENT OF 5,002 PETALUMA BOULEVARD NORTH, WHICH WAS THE FORMER CATTLEMAN'S RESTAURANT, UH, IS, IS NEARING COMPLETION. 
          I BELIEVE THAT, UH, THE CERTIFICATE OF OCCUPANCY IS READY TO BE ISSUED FOR THE, UH, CHICK-FIL-A PROJECT AND THEY'RE ANTICIPATING AN EARLY DECEMBER GRAND OPENING. 
          SO, UM, I THINK TWO OF YOU WERE ON THE, UH, PLANNING COMMISSION WHEN THAT WAS APPROVED IN AUGUST OF 2023. 
          SO, UH, WOULD WANNA STOP BY AND CHECK THAT OUT. 
          UM, THEN I HAD ALSO MENTIONED THE NOVEMBER, OR EMAILED YOU ABOUT THE NOVEMBER 25TH PLANNING COMMISSIONER TRAINING SERIES IN MARTINEZ. 
          UM, AND, UH, SO IF YOU'RE PLANNING TO GO TO THAT, THAT WOULD BE GREAT. 
          I DO UNDERSTAND THAT THEY ARE GOING TO BE, UH, PROVIDING A VIDEO OF THAT SERIES AND THEN THEY'RE ALREADY LOOKING AT HOW THEY CAN MODIFY THAT SERIES TO MAKE IT MORE ACCESSIBLE FOR, UM, THE BROADER REGION GOING FORWARD. 
          SO I LOOK FORWARD TO THAT. 
          WE, UH, DO HAVE AGENDA ITEMS FOR THE DE SEVEN DECEMBER 9TH PLANNING COMMISSION MEETING. 
          UH, THERE WILL BE TWO ITEMS OF WHICH 
          [02:30:01]
ARE, WILL BE VERY FAMILIAR TO YOU. 
          THE FIRST IS THE GALLAGHER SENIOR LIVING PROJECT AT 1221 PETALUMA BOULEVARD NORTH, UH, SPAR REVIEW AND THEN, UM, A ZONING TEXT AMENDMENT TO UPDATE AND REPOSITION RESIDENTIAL CARE FACILITIES IN THE CURRENT IMPLEMENTING ZONING ORDINANCE. 
          UM, SO BOTH OF THOSE CAME TO YOU IN STUDY SESSION, I BELIEVE IN EARLY OCTOBER. 
          UM, THEN NEXT OF COURSE, AS, AS HEATHER MENTIONED DURING HER PRESENTATION ON DECEMBER 10TH, UH, THE CITY WILL BE HOSTING THE PETALUMA NORTH STATION SPECIFIC PLAN COMMUNITY MEETING, UM, AT LUCCHESE CENTER BEGINNING AT 6:00 PM UH, THAT WILL BE GREAT. 
          WE, THE, UH, THE PLANNING TEAM LED BY PERKINS AND WILL IS, UH, WE'RE CURRENTLY REVIEWING ADMIN DRAFTS OF THE EXISTING CONDITIONS AND IT WILL BE A GREAT OPPORTUNITY TO MEET THE PLANNING TEAM AS WELL AS, UH, TAKE A LOOK AT SOME OF THE WORK THEY'VE BEEN DOING. 
          SO I WOULD, UH, ENCOURAGE YOU TO COME ON OUT IF, IF, UH, YOU'RE FREE THAT EVENING AND THEN YOU CAN ANTICIPATE THAT THE, UH, SECOND PLANNING COMMISSION MEETING IN DECEMBER, UH, WHICH IS CURRENTLY SCHEDULED FOR DECEMBER 23RD, UH, WILL BE CANCELED. 
          SO JUST GIVE YOU A LOOK FORWARD TO NEXT MONTH. 
          AND THAT'S ALL I HAVE FOR YOU, CHAIR. 
          THANK YOU. 
          OKAY. 
          ANY COMMISSIONER QUESTIONS OR FINAL COMMENTS? ALRIGHT, SEEING NONE, WE'LL ADJOURN AT 8 31. 
          THANKS EVERYBODY.
* 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.