* 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. [00:00:03] GOOD EVENING, EVERYONE. RECORDING [CALL TO ORDER] IN PROGRESS. GOOD EVENING EVERYONE. THANK YOU FOR JOINING US FOR OUR TUESDAY DECEMBER 9TH, 2025 PLANNING, COMMISSION MEETING. LET'S PLEASE START. CLERK WITH A ROLL CALL. COMMISSIONER EBNER PRESENT. COMMISSIONER GOLDMAN? HERE. COMMISSIONER NEWELL? HERE. COMMISSIONER KUSON? HERE. COMMISSIONER HILT HERE. COUNCIL MEMBER BARNACLE PRESENT. CHAIR MOSES PRESENT. WE HAVE A QUORUM. THANK YOU SO MUCH. WE'LL MOVE ALONG TO 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'S SUBJECT MATTER JURISDICTION, AND THAT ARE NOT LISTED ON THE CURRENT AGENDA. PUBLIC COMMENTS ARE LIMITED TO UP TO THREE MINUTES PER PERSON, AND DEPENDING ON THE NUMBER OF PERSONS WISHING TO ADDRESS THE PLANNING COMMISSION TIME WILL BE ALLOCATED IN EQUAL SHARES ARE RECORDINGS. OKAY, WE'VE GOT A BIT OF AN ECHO STANDBY . HOW ABOUT NOW? HMM, SURE BETTER. HOW'S THAT? OKAY. THANKS SO MUCH. OKAY. UH, PUBLIC COMMENTS ARE LIMITED TO UP TO THREE MINUTES PER PERSON. DEPENDING ON THE NUMBER OF PERSONS WISHING TO ADDRESS THE PLANNING COMMISSION TIME WILL BE ALLOCATED IN EQUAL SHARES TOTALING NO MORE THAN 15 MINUTES. SO I'LL OPEN GENERAL PUBLIC COMMENT AND ASK SPEAKERS TO BRING THEIR CARDS TO THE CLERK IF THEY HAVE NOT ALREADY TO IT. DO WE HAVE ANY GENERAL PUBLIC COMMENTS THAT WERE SUBMITTED PRIOR TO THE MEETING? WE RECEIVE NO GENERAL PUBLIC COMMENTS PRIOR TO THE MEETING. OKAY. ANY IN-PERSON SPEAKER CARDS? NONE. OKAY. THEN WE'LL CLOSE GENERAL PUBLIC COMMENT AND CONTINUE ON TO OUR PRESENTATION SECTION FOR WHICH WE HAVE NO PRESENTATIONS. SO WE'LL CRUISE RIGHT ALONG INTO [APPROVAL OF MINUTES] THE APPROVAL OF MINUTES FOR MEETING ITEM ONE. WE ARE APPROVING THE MINUTES FROM OUR MEETING ON OCTOBER 28TH, 2025, AND I'LL INVITE COMMISSIONERS TO PROVIDE ANY AMENDMENTS LOOKING ACROSS AND AT COMMISSIONER HILT ON SCREEN. I'M GETTING NOS. SO WE WILL APPROVE OUR MINUTES FROM OCTOBER 28TH AND MOVE TO THE, UH, SECOND MEETING ITEM, WHICH IS APPROVAL OF MINUTES FOR NOVEMBER 20TH, 2025. ANY AMENDMENTS FOR THE NOVEMBER 20TH, 2025 LOOKING ACROSS FROM HIL? OKAY. THEN WE'LL APPROVE OUR MINUTES FROM NOVEMBER 20TH, 2025. CLOSE THAT SECOND MEETING ITEM AND CONTINUE TO OUR PUBLIC HEARINGS. UH, OUR THIRD MEETING ITEM TONIGHT [3. Public Hearing – Housing Element Implementation: Recommendation to the City of Petaluma Planning Commission to Adopt a Resolution Recommending City Council Adopt an Ordinance Amending City Of Petaluma Implementing Zoning Ordinance Section 4.030 of Chapter 4–Zone Districts and Allowable Land Uses, Section 11.060 of Chapter 11–Off-Street Parking and Loading Facilities, and Section 28.020 of Chapter 28–Glossary, and Amending SmartCode Section 3–Building Function Standards, Section 4–Parking Requirements (Urban Standards Table),  and Section 9–Glossary to Implement Sixth Cycle Housing Element Program 7 Pertaining to Zoning Regulations for Residential Care Facilities, Including Modifications to Allow Residential Care Facility Land Uses By Right in Ground Floor Street Fronting Spaces of Buildings Located in Commercial and Mixed-use Zones. This action is a discretionary action subject to environmental review under the California Environmental Quality Act (CEQA), and the proposed Zoning Code and SmartCode amendments implement the 2023-2031 Housing Element, which the City Council adopted via Resolution No. 2023-038 N.C.S., and relies on the environmental review prepared for the 2023-2031 Housing Element. MATERIALS FOR THIS ITEM WERE PUBLISHED ON 12-04-2025.] IS A PUBLIC HEARING. THIS IS THE HOUSING ELEMENT IMPLEMENTATION FOR WHICH WE WILL BE, UH, OR THE RECOMMENDATION IS FOR US, THE CITY OF PETALUMA PLANNING COMMISSION TO ADOPT A RESOLUTION RECOMMENDING CITY COUNCIL ADOPT AN ORDINANCE AMENDING CITY OF THE CITY OF PETALUMA, IMPLEMENTING ZONING ORDINANCE SECTION 4.030 OF CHAPTER FOUR ZONE DISTRICTS AND ALLOWABLE LAND USES ALSO ADDRESSING SECTION 11.060 OF CHAPTER 11, OFF STREET PARKING AND LOADING FACILITIES. AND SECTION 28.020 OF CHAPTER 28, THE GLOSSARY AND AMENDING SMART CODE SECTION THREE, BUILDING FUNCTION STANDARDS. SECTION FOUR, PARKING REQUIREMENTS, URBAN STANDARDS TABLE AND SECTION NINE, GLOSSARY OF IMPLEMENT GLOSSARY TWO, IMPLEMENT SIX CYCLE HOUSING ELEMENT PROGRAM SEVEN PERTAINING TO ZONING REGULATIONS FOR RESIDENTIAL CARE FACILITIES, INCLUDING MODIFICATIONS TO ALLOW RESIDENTIAL CARE FACILITY LAND USES BY RIGHT IN GROUND FLOOR STREET FRONTING SPACES OF BUILDINGS LOCATED IN COMMERCIAL AND MIXED USE ZONES. THIS ACTION IS A DISCRETIONARY ACTION SUBJECT TO ENVIRONMENTAL REVIEW UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, ALSO KNOWN AS CQA AND THE PROPOSED ZONING CODE AND SMART CODE AMENDMENTS IMPLEMENT THE, UH, 2023 TO 2031 HOUSING ELEMENT, WHICH THE CITY COUNCIL ADOPTED VIA RESOLUTION. THAT RESOLUTION NUMBER IS 2023 DASH 0 3 8 NCS AND RELIES ON THE ENVIRONMENTAL REVIEW PREPARED FOR THE 20 23 20 31 HOUSING ELEMENT. EXCITING TIMES . UH, SO WITH THAT, GIVEN THAT THIS IS A PUBLIC HEARING AND DOES, UH, DOES REQUIRE, UH, DISCLOSING EX PARTE COMMUNICATIONS, LET'S [00:05:01] COLLECT THAT EX PARTE DISCLOSURE FROM THE COUNCIL OR FROM THE COMMISSION? ANY TO SHARE? NO. COMMISSIONER HIL, UM, I'LL DISCLOSE THAT I HAD A QUICK CONVERSATION WITH THE APPLICANT, UM, AND SAW AN IMAGE THAT IS INCLUDED IN THE PACKET, AND I'M SURE MOST OF THE CONTENT WE DISCUSSED WILL, AND ANYTHING THAT WASN'T WILL BE HERE, UH, PRESENTED TONIGHT. I ALSO HAD COMMUNICATIONS WITH THE CLIENT SIMILAR IN NATURE. GREAT. ALL RIGHT. WITH THAT, WE WILL OPEN OUR PUBLIC HEARING AND INVITE STAFF TO PRESENT. GREAT. THANK YOU CHAIR. UH, GOOD EVENING COMMISSIONERS. UH, THIS EVENING'S, UH, STAFF PRESENTATION IS FOR THE PROPOSED ZONING TEXT AMENDMENTS, UH, THAT WOULD RELATE TO THE RESIDENTIAL CARE FACILITY LAND USE, UM, AND, UH, HAVE THE, WOULD HAVE THE EFFECT OF IMPLEMENTING THE, UH, CURRENT HOUSING ELEMENT. I THINK AS, AS WE START OFF, I WANT TO TO NOTE FOR THE RECORD THAT IN CALIFORNIA RESIDENTIAL CARE FACILITIES ARE NON-MEDICAL FACILITIES THAT PROVIDE 24 HOUR CARE FOR ADULTS OR MINORS IN SINGLE FAMILY HOMES OR IN LARGER COMMERCIAL RESIDENTIAL SETTINGS. SO IN THAT SENSE, THAT'S WHAT BRINGS US HERE, UM, THIS EVENING FOR THE ZONING TEXT AMENDMENTS AND HOW THEY'RE RELATED TO THE HOUSING ELEMENT IS BECAUSE THE, UH, STATE OF CALIFORNIA DOES CONSIDER THIS TO BE HOUSING, UM, EVEN THOUGH THEY'RE, UH, EVEN THOUGH THEY CLASSIFY AS, UH, VARIOUS TYPES OF RESIDENTIAL CARE FACILITIES. UM, AND SO THIS EVENING'S PRESENTATION IS GOING TO ADDRESS, UH, WE'RE GOING TO TALK ABOUT THE HOUSING ELEMENT PROGRAM SEVEN DEVELOPMENT CONSTRAINTS, AND, UH, THEN, UH, CONSIDER THE RECOMMENDED ICO AND SMART CODE AMENDMENTS, WHICH EVEN THOUGH THE, THE TITLE OF THIS MEETING ITEM IS QUITE LENGTHY IN ORDER TO CAPTURE ALL OF THE SPECIFIC AMENDMENTS THAT WILL BE PROPOSED, IT'S REALLY QUITE SIMPLE IN NATURE AND, AND I THINK ELEGANT IN A WAY. AND I, I BELIEVE WE'LL BE ABLE TO SEE THAT. AND SO IN DOING SO, THEN WE'LL BE SEEKING TO UPDATE THE RESIDENTIAL CARE FACILITY LAND USE REGULATIONS AS WELL AS TO MODIFY OR, UM, UH, OR ADD ASSOCIATED PARKING RE REGULATIONS FOR THIS TYPE OF LAND USE. SO THE PURPOSE AND INTENT, I THINK IT'S HELPFUL TO REFLECT ON THERE'S, THERE'S THREE REALLY FACTORS THAT ARE DRIVING THESE PROPOSED AMENDMENTS. FIRST IS STATE LAW, UM, WHERE UNDER STATE LAW RESIDENTIAL CARE FACILITIES, AS I MENTIONED, ARE CONSIDERED RESIDENTIAL USES. AND THE STATE DOES LICENSE VARIOUS TYPES OR REGULATE LAND USE PERMIT REQUIREMENTS, UH, BASED ON FACILITY SIZE. FOR INSTANCE, WHAT THE STATE WOULD REQUIRE IS THAT, UM, FOR A RESIDENTIAL CARE FACILITY OF SIX OR FEWER CLIENTS THAT IT BE PERMITTED BY RIGHT IN RESIDENTIAL ZONING DISTRICTS AND FOR SEVEN OR MORE CLIENTS, UM, THAT, UH, THEY CAN BE CONDITIONALLY PERMITTED. UH, HOWEVER, THEY STILL VIEW THEM AS A COMPONENT OF THE COMMUNITY'S HOUSING STOCK AND NOT AS INSTITUTIONAL, UH, UM, USES. AND THEN OF COURSE, WE HAVE THE 20 23, 20 31 HOUSING ELEMENT, WHICH SPECIFICALLY DIRECTS, UH, THE CITY TO MAKE THESE AMENDMENTS. AND FINALLY, OUR LOCAL HOUSING NEED WHERE, UH, WE HAVE, UM, YOU KNOW, ANTICIPATED GROWTH IN OUR OLDER POPULATION RANGING FROM 25% TO 40% DEPENDING ON THE FORECAST AND, AND HOW THEY'RE BEING CALCULATED. SO WE DO RECOGNIZE THAT THERE IS A NEED FOR, FOR RESIDENTIAL CARE FACILITIES, UH, ESPECIALLY FOR OUR OLDER ADULT POPULATION, BUT ALSO FOR OTHER POPULATIONS WHO CAN BENEFIT FROM THIS TYPE OF 24 HOUR CARE. AND SO THE, UH, THE GOALS OF, OF THE, UH, PROPOSED AMENDMENTS, UH, WOULD BE TO COMPLY WITH STATE LAW IN TERMS OF STREAMLINING REVIEW. WE'VE TALKED A LOT ABOUT HOW, UH, STATE LAW STEAM SEEKS TO REDUCE COST AND TIME BY STREAMLINING REVIEW AND THUS, UH, INCREASE CERTAINTY AND SUPPORT HOUSING PRODUCTION IN THAT MANNER. BUT THEN ALSO WE WANT TO TO POINT TO THE AFFIRMATIVELY FURTHERING FAIR HOUSING INTERPRETATION BY THE STATE, WHERE THE STATE, UH, SAYS THAT FAIR HOUSING MUST SHAPE OR FAIR HOUSING POLICIES MUST SHAPE ALL TYPES OF HOUSING AND HOW WE APPROACH THEM THAT DISABILITY SERVING HOUSING MUST BE SUPPORTED AND NOT CONSTRAINED. AND THAT RESIDENTIAL CARE FACILITIES ARE A WAY TO EXPAND, UH, INTEGRATED ACT OR EXPAND ACCESS TO INTEGRATED NEIGHBORHOOD SETTINGS RATHER THAN SEGREGATING, UH, THESE CLIENTS [00:10:01] IN, UM, INSTITUTIONAL ENVIRONMENTS. AND SO THE STATE DOES CONSIDER THAT OVERREGULATION INCLUDING, UM, SPECIAL USE DESIGNATIONS SUCH AS CONDITIONAL PERMITTING REQUIRING NEIGHBORHOOD CONSENT OR FORMS OF A MORE INTENSE NOTICING OR HEARING PROCESSES CAN BE CONSIDERED DISCRIMINATORY. AND SO IT CHARGES THE LOCAL, UH, GOVERNMENTS WITH IDENTIFYING AND REMOVING THE CONSTRAINTS, UM, WHICH IS WHAT WE'RE DOING HERE TODAY. AND THEN IN THAT WAY, THEN RESIDENTIAL CARE FACILITIES BECOME PART OF OUR CONTINUUM OF HOUSING. AND SO THEN AS, AS WE'VE DISCUSSED AT SEVERAL POINTS DURING 2025, THE 20 23, 20 31 HOUSING ELEMENT THEN RESPONDS TO, UH, THE CITY'S RE GOAL. AND WE DO, UH, AS WE'LL SEE IN THE GALLAGHER SENIOR LIVING PROJECT, WE DO COUNT THESE INDEPENDENT LIVING UNITS TOWARDS OUR ARENA REQUIREMENT. AND SO IN THAT WAY, THEY ARE CONSIDERED PART OF THE HOUSING PRODUCTION ACTIVITY OF THE CITY. AND SO IT'S VERY IMPORTANT IN THAT WAY. BUT THEN ALSO THE HOUSING ELEMENT, UH, DIRECTS US TO REDUCE DEVELOPMENT CONSTRAINTS IN A VARIETY OF AREAS. ONE OF THEM IS RELATED TO, UH, RESIDENTIAL CARE FACILITIES. AND THEN FINALLY, IN TERMS OF, OF ADDRESSING OUR LOCAL NEED, AS I MENTIONED, UH, WE ANTICIPATE AND FORECAST AN INCREASE IN OUR POPULATION OF OLDER ADULTS, AGE 60 OR OLDER, AS WELL AS WE WANT TO CARE FOR EVERYONE IN OUR COMMUNITY TO BE ABLE TO PROVIDE THAT CONNECTION TO COMMUNITY AS WELL AS THE WELLNESS, UM, OPPORTUNITIES AND THE CARE NEEDS THAT THEY HAVE. SO THE HOUSING ACTION PLAN ESTABLISHES SEVEN GOALS. THE FIRST IS HOUSING AVAILABILITY AND CHOICES, WHERE SOME OF THE POLICIES INCLUDE ENCOURAGING INFILL DEVELOPMENT WITH A FOCUS ON FACILITATING DEVELOPMENT NEAR, NEAR TRANSIT, ESTABLISHING FLEXIBILITY AND CITY STANDARDS AND REGULATIONS TO ENCOURAGE A VARIETY OF HOUSING TYPES AND ENCOURAGING THE EFFICIENT USE OF RESIDENTIAL AND MIXED USE LANDS, UM, BY FACILITATING DEVELOPMENT AT THE UPPER LEVELS OF DENSITY RANGES. AND THEN OF COURSE, THE GOAL OF OF REDUCING OR ELIMINATING DEVELOPMENT CONSTRAINTS, UH, WHICH IS WHAT THIS EVENING'S, UM, DISCUSSION WILL BE ABOUT. WE HAVE, UM, AFFORDABLE HOUSING GOALS, HOUSING PRESERVATION GOALS, UH, SPECIAL NEEDS HOUSING GOALS AS A PARTICULAR CATEGORY WHERE, UH, POLICY SEEK TO PROMOTE THE CONSTRUCTION AND MAINTENANCE OF HOUSING FOR THE ELDERLY AND PROVIDE HOUSING CHOICES TO ALLOW OLDER RESIDENTS TO AGE IN PLACE, AS WELL AS TO PROMOTE, UH, DEVELOPMENT OF HOUSING THAT IS DESIGN DESIGNED TO ACCOMMODATE THE NEEDS OF PERSONS WITH DISABILITIES, INCLUDING SUPPORTIVE HOUSING WITH ONSITE OR OFFSITE SERVICES. AND THEN, UM, FINALLY, UH, WE COME TO FAIR HOUSING, WHICH AS, AS WE SAID, IS, UM, ONE OF THE STATE'S INTERPRETATIONS OF, UH, HUD REQUIREMENTS TO PROMOTE HOUSING MOBILITY BY EXPANDING HOUSING CHOICES, PROTECT TENANTS FROM DISCRIMIN DISCRIMINATORY HOUSING PRACTICES, PROMOTE THE INTEGRATION OF AFFORDABLE AND SPECIAL NEEDS HOUSING PROJECTS IN EXISTING NEIGHBORHOODS, AND THEN COLLABORATE AND SU AND SUPPORT EFFORTS OF ORGANIZATIONS DEDICATED TO ELIMINATING HOUSING DISCRIMINATION WITHIN THE HOUSING ACTION PLAN. UH, GOALS, THERE ARE VARIOUS PROGRAMS, PROGRAM 3.2. POINT TWO IS THE DEVELOPMENT CONSTRAINTS PROGRAM, AND HERE ARE ALL OF THE AREAS WHERE WE WOULD SEEK TO REDUCE OR ELIMINATE, UH, DEVELOPMENT CONSTRAINTS AS A WAY OF INCENTIVIZING HOUSING PRODUCTION. I'VE HIGHLIGHTED THE TWO THAT'LL BE ADDRESSING TONIGHT RESIDENTIAL CARE FACILITIES AND DEVELOPMENT REVIEW STREAMLINING. UH, WE ARE IN THE PROCESS OF, UM, DRAFTING AMENDMENTS FOR THE CITY'S DENSITY BONUS ORDINANCE. UH, WE'RE DRAFTING THE REASONABLE ACCOMMODATION ORDINANCE, UM, AND WE WILL BE WORKING ON LAND USE AMENDMENTS FOR SUPPORTIVE HOUSING, LOW BARRIER NAVIGATION CENTERS AND EMERGENCY SHELTERS, UH, IN THE VERY NEAR FUTURE. SO ALL OF THESE AMENDMENTS ARE WORKING KIND OF NOT, NOT COMING FORWARD ALL AT ONCE, BUT COMING FORWARD AS, UH, WE HAVE OPPORTUNITIES TO DO SO AND BASED UPON DEVELOPMENT NEEDS. UM, SO THEN WITHIN, WITHIN THE, UM, LET ME GO BACK FOR A SECOND. UM, SO THEN WITHIN THIS, UH, PROGRAM 3.2 0.2, THE DEVELOPMENT CONSTRAINTS, UH, SITS AS PROGRAM SEVEN, UM, AND DOES INCLUDE THEN THE RESIDENTIAL CARE FACILITIES AT PRESENT. UM, THE, WHAT THE, UH, HOUSING ELEMENT SAYS IS THAT THE CITY MUST AMEND THE ZONING ORDINANCE, UM, TO PROMOTE HOUSING, AH, TO CONDITIONALLY PERMIT RESIDENTIAL CARE FACILITIES FOR SEVEN OR MORE PERSONS IN RESIDENTIAL ZONES, MIXED USE AND COMMERCIAL [00:15:01] ZONES, SUBJECT TO FINDINGS FOR APPROVAL THAT ARE OBJECTIVE AND PROVIDE CERTAINTY AND OUTCOMES, AND THEN REMOVE THE PLACEMENT REQUIREMENT THAT, UH, WOULD PERMIT RESIDENTIAL CARE FACILITIES FOR SEVEN PERSONS OR MORE ONLY ON UPPER FLOORS. WHAT WE'LL SEE IN THIS EVENING'S PRESENTATION AND THAT YOU'VE SEEN IN THE STAFF REPORT, THAT ACTUALLY THE RECOMMENDATION EXCEEDS THAT BY, UM, BY CONSOLIDATING RESIDENTIAL CARE FACILITIES, PERMITTING THEM BY RIGHT IN ALL ZONING DISTRICTS, AND THEN BY RIGHT, ALSO PERMITTING THEM ON GROUND FLOORS IN MIXED USE ZONING DISTRICTS. IN TERMS OF OUTREACH AND ENGAGEMENT, UH, THIS, UH, PARTICULAR SET OF ZONING TEXT AMENDMENTS RELIES HEAVILY UPON THE OUTREACH THAT WAS COMPLETED FOR THE HOUSING AME HOUSING ELEMENT, UM, FROM 2022, UH, THROUGH ITS, UH, ADOPTION BY CITY COUNCIL IN 2023, AND THEN THE PLANNING COMMISSION STUDY SESSION THAT WAS HELD IN OCTOBER OF 2025. SO THERE WAS EXTENSIVE OPPORTUNITIES FOR, UH, COMMUNITY ENGAGEMENT RANGING FROM THE WORKSHOPS TO, TO WEBSITES, EMAIL UPDATES, UM, PUBLIC REVIEW OF THE DRAFT HOUSING ELEMENT THAT, UH, TOOK PLACE FROM AUGUST TO OCTOBER OF 2022. AND THEN THREE PUBLIC HEARINGS WERE HELD, UM, FOLLOWED BY WHICH THE HCD CERTIFIED THE HOUSING ELEMENT. SO, UH, WHILE THESE PARTICULAR AMENDMENTS ARE NEW, THE HOUSING ELEMENT HAS BEEN AROUND WITH US FOR QUITE A LONG TIME AND HAS BEEN, UH, CONSIDERED IN DETAIL, UH, BY THE RE BY REVIEW AUTHORITIES OF THE CITY. AND SO WHEN WE GET TO THE PROPOSED REGULATORY APPROACH, THE FIRST STEP THAT WE'RE PROPOSING IS TO TAKE MULTIPLE DEFINITIONS OF RESIDENTIAL CARE FACILITY USES. UH, WE, THE CURRENT ICO DEFINES THREE DIFFERENT TYPES OF RESIDENTIAL CARE FACILITIES FOR THE ELDERLY, FOR THE CHRONICALLY ILL AND FOR, I'M LOOKING TO MY COLLEAGUE HERE BECAUSE I'M FORGETTING THE THIRD ONE. UM, ADULT RESIDENTIAL FACILITIES. AND THEN ALSO WE HAVE TWO TYPES OF LAND USES BASED UPON SIZE, UH, RESIDENTIAL FACILITIES FOR SIX OR FEWER CLIENTS AND FOR SEVEN OR MORE CLIENTS. SO WHAT WE DO IS PROPOSE TO ESTABLISH A COMPREHENSIVE RESIDENTIAL CARE FACILITY DEFINITION. UH, FROM THERE THEN, UH, WE LOOK TO THE PERMITTED OR CONDITIONALLY PERMITTED USES IN CERTAIN RESIDENTIAL MIXED USE AND COMMERCIAL ZONING DISTRICTS. AND THEN, AS I SAID, WHAT WE DO IS SIMPLIFY THAT GREATLY BY RECOMMENDING THAT THE RESIDENTIAL CARE FACILITY USES BE PERMITTED BY RIGHT IN ALL RESIDENTIAL MIXED USE AND COMMERCIAL ZONING DISTRICTS. AND THEN FINALLY, UH, PARKING WAS UNREGULATED, UH, IN BOTH THE IZO AND IN THE SMART CODE. AND SO THESE AMENDMENTS WOULD SEEK TO ESTABLISH A MINIMUM PARKING REQUIREMENT FOR THE, UH, CONSOLIDATED RESIDENTIAL CARE FACILITY LAND USE. SO IN DEFINING RESIDENTIAL CARE FACILITY LAND USES, WE WANTED TO TAKE INTO ACCOUNT WHAT THE STATE CONSIDERS TO BE THE RESIDENTIAL CARE FACILITY, WHICH IS PROVIDING 24 HOUR NON-MEDICAL CARE SUPERVISION AND ASSISTANCE WITH ACTIVITIES OF DAILY LIVING. THEN THIS ALSO INCLUDES CARE FOR MINORS WHO ARE UNABLE TO LIVE WITH PARENTS OR GUARDIANS AND PERSONS MAY BE PHYSICALLY HANDICAPPED DEVELOPMENTALLY DISABLED OR MENTALLY DISABLED, AND REQUIRE INCIDENTAL SERVICES UNDER SPECIAL CARE PLANS. THEN ALL SIZES ARE INCLUDED IN THE PROPOSED DEFINITION WITH OUR CFS OF 10 OR MORE RESIDENTS CONSIDERED MULTIFAMILY OR INSTITUTIONAL USES. THE REASON THAT WE LOCATED THIS LANGUAGE SPECIFICALLY IN THE DEFINITION IS BECAUSE WE WANTED TO BE ABLE TO TRIGGER SITE PLAN AND ARCHITECTURAL REVIEW AT SOME LEVEL, UM, CONSISTENT WITH HOW THE CITY CURRENTLY APPROACHES ALL, ALL FORMS OF DEVELOPMENT. AND SO IT SEEMED REASONABLE THAT, UM, TO CONSIDER A RESIDENTIAL CARE FACILITY WITH MORE 10, WITH 10 OR MORE RESIDENTS AS A MULTIFAMILY USE OR AN INSTITUTIONAL USE. THEN UNDER CURRENT REGULATIONS, WHEN SITE PLAN AND ARCHITECTURAL REVIEW IS REQUIRED, THOSE, THE, THOSE FACILITIES OF THAT SIZE WOULD BE SUBJECT TO SPAR REVIEW. A FACILITY OF, OF, UM, FEWER THAN 10 RESIDENTS WOULD NOT BE SUBJECT TO SPAR REVIEW, BUT ANY DEVELOPMENT IS STILL GOING TO BE REQUIRED TO COMPLY WITH THE DEVELOPMENT STANDARDS FOR THE ZONING DISTRICT IN WHICH IT'S PROPOSED. AND THEN IT ADDS AN ADDITIONAL NOTE FOR CLARITY TO STAFF WHEN THEY'RE APPLYING, UH, THIS DEFINITION [00:20:01] THAT SKILLED NURSING FACILITIES ARE NOT INCLUDED IN THE DEFINITION. IN DOING SO, THEN WE WOULD CONSOLIDATE THE ALL TYPES OF RESIDENTIAL CARE FACILITIES THAT ARE RECOGNIZED, UM, AND LICENSED BY THE STATE, INCLUDING AS I'VE MENTIONED, CARE FACILITIES FOR THE ELDERLY, UH, FOR THE CHRONICALLY ILL CONTINUING CARE RETIREMENT COMMUNITIES, CRISIS HOMES, GROUP HOMES, FOSTER FAMILY HOMES, AND CRISIS NURSERIES, ALL OF WHICH ARE DEFINED AND LICENSED TO BY THE STATE. IT IS POSSIBLE FOR US TO HAVE A CONSOLIDATED LAND USE DEFINITION WHILE THE STATE STILL CONTINUES TO LICENSE BASED UPON THE TYPE OF OPERATION AND THE POPULATION SERVED BY THE FACILITY. SO THEN IN TERMS OF REGULATION OF THE LAND USE, AND AGAIN, WE'RE ONLY LOOKING AT THE LAND USE, UM, HERE AT THIS SET OF AMENDMENTS THIS EVENING, SITE PLAN AND ARCHITECTURAL REVIEW, WHICH IS ALSO A DISCRETIONARY ENTITLEMENT, WOULD STILL BE REQUIRED IF A FACILITY WOULD, WOULD PROPOSE TO SERVE 10 OR MORE CLIENTS, UM, IN, IN A SINGLE FACILITY. SO THEN THE DIFFERENCES BETWEEN WHERE WE ARE TODAY, WHERE WE HAVE SOME, UH, IN WHERE IT'S PERMITTED BY, RIGHT, AND SOME ZONING DISTRICTS CONDITIONALLY PERMITTED AND OTHERS PERMITTED BY RIGHT AS MINISTERIAL REVIEW ONLY IT'S REVIEW AGAINST OBJECTIVE STANDARDS. THERE'S NO PUBLIC HEARING BECAUSE THERE'S NO DISCRETIONARY DECISION MADE. UH, ENVIRONMENTAL REVIEW UNDER CEA IS NOT REQUIRED IN, UH, WHEN IT'S CONDITIONALLY PERMITTED. WHEN WE ARE REQUIRING A CONDITIONAL USE PERMIT, THEN WE HAVE TO PROVIDE THE FULL RANGE OF PUBLIC NOTICING, PUBLIC HEARING ENVIRONMENTAL REVIEW UNDER CE QA IS TRIGGERED AND THEN THAT COULD POTENTIALLY LEAD TO MITIGATION OF POTENTIAL IMPACTS. SO WHAT THE STATE AND, AND THE HOUSING ELEMENT IS SAYING IS THAT THIS IS, IS CREATING A BARRIER TO PRODUCTION AND TO, UM, DEVELOPMENT OF RESIDENTIAL CARE FACILITIES IN THE COMMUNITY. AND, AND THAT'S THE CHARGE IS TO ADDRESS THIS AND, UM, IN A MANNER THAT'S MORE SUPPORTIVE OF THESE TYPES OF LAND USES. AND SO WE SEE HERE THAT, UM, THE, IT WAS PER THE LAND USE AS IT CURRENTLY STANDS, WHERE WE HAVE THE FULL SUITE OF TYPES OF LAND USES ALL FIVE TYPES OF LAND USES. UM, IT IS PERMITTED BY RIGHT IN CERTAIN, UM, ZONING DISTRICTS. HOWEVER, THE, THE NOTE SIX AND NOTE 10, UM, WOULD LIMIT WHAT, WHERE IT CAN BE LOCATED ON THE PARTICULAR PROJECT SITE. SO, AND I SHOW THAT HERE IN THE NEXT SLIDE. WE DETAILED THAT IN THE, UH, STAFF REPORT WHERE, UM, NOTE SIX WOULD ONLY ALLOW IT ON AN UPPER FLOOR OR BEHIND THE GROUND FLOOR STREET FRONTING USE. AND, UH, NOTE 10 WOULD ONLY ALLOW IT ON FLOORS ABOVE THE GROUND FLOOR. AND SO THE, UH, THE HOUSING ELEMENT WAS QUITE SPECIFIC WHEN IT SAID THAT WE NEEDED TO ELIMINATE THESE BARRIERS TO, UH, RESIDENTIAL CARE FACILITY DEVELOPMENT. AND SO THEN AS WE'VE AMENDED, UM, THE, UH, LAND USE ALLOWABLE LAND USE TABLES, UH, HERE WE CAN SEE WHERE WE HAVE PROPOSED TO REPEAL, UM, THE CURRENT PERMIT REQUIREMENTS AND ADOPT THEN A SINGLE RESIDENTIAL CARE FACILITY, UH, LAND USE THAT IS PERMITTED IT IN ALL RESIDENTIAL ZONING DISTRICTS. SO HERE ON THE BOTTOM LINE. AND THEN WE'RE ALSO ANNOTATING OUR PLANNED UNIT DEVELOPMENT PLANNED COMMUNITY DEVELOPMENT ZONING DISTRICTS. THE REASON WE'RE DOING THIS, THE CITY HAS OVER 147 AND UNIT DEVELOPMENT PLAN COMMUNITY DEVELOPMENT ZONING DISTRICTS, AND IT, IT CAN BE QUITE CHALLENGING TO INTERPRET AND APPLY, UM, THESE, UH, LAND USES IN IN MANY OF THOSE ZONING DISTRICTS OR THOSE, THOSE SPECIAL ZONING DISTRICTS. SO THIS NOTE WILL REALLY HELP CLARIFY FOR US HOW WE ARE TO TREAT RESIDENTIAL CARE FACILITIES IN THESE SPECIAL ZONING DISTRICTS. AND THEN AS WE CAN SEE HERE, THEN WE ARE, UH, MAKING THOSE SIMILAR MODIFICATIONS TO OUR MIXED USE, UH, ZONING DISTRICTS WHERE IT'S PERMITTED BY RIGHT, AND THEN TO OUR COMMERCIAL ZONING DISTRICTS WHERE IT WOULD BE PERMITTED BY RIGHT AS WELL. AND WE'VE REMOVED THAT, UH, RESTRICTION ON WHERE IT CAN BE LOCATED ON IN, UH, PROJECTS IN THESE ZONING DISTRICTS. AND THEN THE SMART CODE, UH, SIMILARLY WE BRING THE RESIDENTIAL CARE FACILITY INTO THE SMART CODE, UM, IN THE T FOUR, T FIVE AND T SIX ZONING DISTRICTS, WHICH ARE OUR MIXED USE. UH, SOME OF THEM MAY BE ALLOW FOR A HUNDRED PERCENT RESIDENTIAL. OTHERS MAY PLACE A SPECIFIC REQUIREMENT SUCH AS WE SEE HERE [00:25:01] WHERE, UH, IN SHOP FRONT FRONTAGES THEN THE USE WOULD ONLY BE ALLOWED ON UPPER FLOORS OR BEHIND AN ALLOWED GROUND FLOOR USE PER THE PERMIT REQUIREMENT. SO HERE WE ARE RETAINING SOME OF THE FORM THAT IS UNIQUE TO THE SMART CODE, WHERE THE SMART CODE IS MORE INTERESTED IN THE FORM OF THE BUILDING AND HOW IT RELATES TO THE STREET FRONTAGE AND TO THE PUBLIC RIGHT OF WAY. WE ARE CONTINUING TO SEEK TO RETAIN THAT ELEMENT OF THE SMART CODE. AND THEN, UM, WE GO ON THIS, UH, IS WHERE WE ADD LANGUAGE TO BOTH THE IZO AND THE SMART CODE, UH, REGARDING AMENDMENTS TO ESTABLISH MINIMUM PARKING REQUIREMENTS. AND SO, UH, WE DIFFERENTIATE THEIR FOUR FACILITIES WITH UP TO 10 CLIENTS. AND THEN, UH, WITH MORE THAN 10 CLIENTS WHERE, UH, UP TO 10 THE BASE, SINGLE OR MULTI HOUSE FAMILY HOUSEHOLD PARKING STANDARD WOULD BE APPLIED WITH 10 OR MORE CLIENTS, THEN UM, THAT PARKING STANDARD WOULD BE CHANGED TO PROVIDE ONE ADDITIONAL PARKING SPACE FOR EVERY FOUR CLIENTS. AND THAT'S PER THE DIRECTION OF THE PLANNING COMMISSION DURING THE STUDY SESSION. AND THEN THAT UNFOLDS, UM, THROUGH THE, UH, REMAINDER OF THAT LAND USE IN THE IZO. AND THEN WE ACTUALLY ADD THE, UH, THE PARKING, UM, REGULATION TO THE SMART CODE SO THAT WE WOULD, A PROJECT WOULD BE PROVIDED TO, OR WOULD BE REQUIRED TO PROVIDE ONE SPACE FOR THE FIRST SIX CLIENTS AND THEN ONE ADDITIONAL PARKING SPACE FOR EVERY FOUR CLIENTS ON TOP OF THAT. UH, AND THEN EMANUEL IS POINTING OUT THAT FOR RESIDENTIAL CARE FACILITIES WITH APARTMENTS OR SENIOR INDEPENDENT LIVING, THESE WOULD BE RESIDENTIAL CARE FACILITIES THAT WOULD PROVIDE, SAY, A STUDIO APARTMENT OR COULD PROVIDE UP TO A TWO BEDROOM APARTMENT IN AN INDEPENDENT LIVING FORMAT. UM, WHICH IS WHAT YOU'LL SEE HERE THIS EVENING WITH THE GALLAGHER SENIOR LIVING PROJECT. WE DO ESTABLISH A SEPARATE PARKING REQUIREMENT FOR THAT TYPE OF FACILITY. AND SO THE COMMISSION COMMENTS THAT WERE RECEIVED AT THE STUDY SESSION IN OCTOBER, UM, THE COMMISSION SUPPORTED THE APPROACH OF CONSOLIDATING THE DIFFERENT TYPES OF RESIDENTIAL CARE FACILITIES INTO A SINGLE DEFINITION. UM, ALTHOUGH WE WOULD CONTINUE TO OBSERVE THE RESIDENTIAL CARE FACILITIES WITH SIX OR FEW FEWER CLIENTS, UM, IS, IS REQUIRED BY STATE LAW. BUT OUR DEFINITION AND OUR APPROACH ACTUALLY, UM, FULLY INTEGRATES THAT. AND THEN, UM, SECOND THAT I BELIEVE WE HAD INITIALLY AS DRAFTED, PROPOSED A BUFFER TO PREVENT AN OVER CONCENTRATION OF FACILITIES FROM OCCURRING IN CERTAIN PARTS OF TOWN. UH, BUT THE COMMISSION FELT THAT THERE'S NO REASON TO REQUIRE THE BUFFER BECAUSE WE DON'T REQUIRE IT IN, IN VIRTUALLY ALL OF OUR OTHER LAND USES WITH I THINK TWO EXCEPTIONS. AND SO WE REMOVED TO THE BUFFER REQUIREMENT AND THEN, UM, ADDITIONALLY SUPPORTED MAINTAINING, UH, THE EXISTING LAND USE CRITERIA FOR GROUND FLOOR SPACES. THAT'S DRIVEN BY THE SMART CODE AS I JUST DESCRIBED. WE ARE CONTINUING TO DO THAT. AND THEN WE'VE ALSO ADDRESSED THE RECOMMENDATION, UH, REGARDING PARKING FOR RESIDENTS, UM, IN RESIDENTIAL CARE FACILITIES AND DIFFERENTIATING THAT FROM CARE FACILITIES THAT ARE PROVIDING INDEPENDENT LIVING UNITS. AND THEN, UH, THE LAST ITEM IS THE, UH, DRAFT THAT WAS REVIEWED AT THE STUDY SESSION DID RECOMMENDING, UH, DID RECOMMEND AMENDING THE REQUIREMENTS TO ALLOW RESIDENTIAL USE IN A MIXED USE BUILDING TO BE IN GROUND FLOOR SPACES WITH STREET FRONTAGE, IRRESPECTIVE OF WHETHER OR NOT IT'S A RESIDENTIAL CARE FACILITY LAND USE. WHEN WE STARTED, UH, BRINGING THAT FORWARD IN THE FINAL DRAFT, WHAT WE REALIZED IS THAT IN TAKING THAT STEP, THEN WE WOULD EFFECTIVELY HAVE A 100% RESIDENTIAL BUILDING OR A MULTIFAMILY LAND USE. AND IN CERTAIN ZONING DISTRICTS IN THE MIXED USE ZONING DISTRICT, THE MULTIFAMILY LAND USE WAS NOT ALLOWED. AND SO WE FELT LIKE WE NEED TO DO MORE WORK IN ORDER TO, UH, BRING ADDRESS THIS, UH, PARTICULAR, UM, CONFIGURATION OF A RESIDENTIAL USE IN A MIXED USE BUILDING. AND WE CAN DO THAT AS PART OF THE ZONING CODE UPDATE, UM, WHEN WE IMPLEMENT THE, UH, LAND USE ELEMENT OF THE GENERAL PLAN. SO CERTAINLY OPEN FOR MORE DISCUSSION ON THAT. UM, AND, AND A STRATEGY IF THE COMMISSION DOES WANT TO CONTINUE TO INCLUDE THAT. IN TERMS OF ENVIRONMENTAL REVIEW, THE, THE, UM, APPROACH THERE HAS REMAINED THE SAME IN THAT, UM, ENVIRONMENTAL REVIEW WAS PREPARED FOR THE 20 23, 20 31 HOUSING ELEMENT AND WAS ADOPTED BY CITY COUNCIL [00:30:01] AND THAT INCORPORATES AN ADDENDUM, UM, BRINGING FORWARD THE ENVIRONMENTAL REVIEW THAT WAS COMPLETED FOR THE THE FIFTH CYCLE HOUSING ELEMENT. AND SO THIS ANALYSIS CONCLUDED, UH, THAT, UH, THIS, UH, BOTH THE ADOPTION OF THE HOUSING ELEMENT IN THIS ACTION DIRECTED BY THE HOUSING ELEMENT WOULD NOT RESULT IN ANY PREVIOUSLY UNIDENTIFIED OR UNANALYZED POTENTIALLY SIGNIFICANT IMPACTS OR INCREASE THE SEVERITY OF ANY PREVIOUSLY IDENTIFIED IMPACTS. AND THEN, UM, NO INFEASIBILITY WAS DEMONSTRATED EITHER. AND SO WITH THAT, THE STAFF RECOMMENDATION IS, UH, TO THE PLANNING COMMISSION THIS EVENING IS TO APPROVE A RESOLUTION RECOMMENDING TO THE CITY COUNCIL THE ADOPTION OF THE ZONING TEXT AMENDMENT ORDINANCE, AMENDING THE CITY'S LAND USE REGULATIONS PERTAINING TO RESIDENTIAL CARE FACILITIES, UH, SPECIFICALLY TO ESTABLISH RESIDENTIAL CARE FACILITIES AS A SINGULAR DEFINITION IN CHAPTER 28, GLOSSARY, UH, AMEND THE ZONING DISTRICTS AND ALLOWABLE LAND USE TABLES IN CHAPTER FOUR TO PERMIT, UH, RESIDENTIAL CARE FACILITIES BY RIGHT IN ALL ZONING DISTRICTS, AND THEN ESTABLISH MINIMUM PARKING STANDARDS IN, UH, CHAPTER 11 OFF STREET PARKING AND LOADING FACILITIES. AND THEN OVER IN THE SMART CODE, AGAIN TO ADD THE DEFINITION OF RESIDENTIAL CARE FACILITIES TO THE GLOSSARY, UM, TO, TO AMEND THE BUILDING FUNCTION STANDARDS OR ALLOWABLE LAND USES TO PERMIT RESIDENTIAL CARE FACILITIES BY. RIGHT. UM, AND THEN ALSO TO ADD THE MINIMUM PARKING REQUIREMENTS TO THE SMART CODE AS WELL. AND, UH, WITH THAT THEN, UM, BOTH UH, MYSELF AND EMANUEL ARE HERE TO ANSWER ANY QUESTIONS THAT YOU WOULD HAVE THIS EVENING. THANK YOU. EXCELLENT. THANK YOU SO MUCH FOR THAT STAFF PRESENTATION. AND JUST TO CLUE EVERYBODY IN HERE FOR OUR ORDER OF OPERATIONS, WE'LL DO COMMISSION QUESTIONS NEXT, WHICH AS I'VE SAID BEFORE, LET'S TRY TO KEEP THOSE SORT OF SPECIFIC END ENDING IN A QUESTION MARK, NOT NOT LEADING QUESTIONS. UH, AND THEN WE'LL GO TO PUBLIC COMMENT AND THEN TURN IT BACK OVER TO THE COMMISSION FOR COMMISSION DISCUSSION COMMENT AND THEN LIKELY AN EVENTUAL VOTE. SO WITH THAT, LET'S TURN TO THE COMMISSION FOR ANY QUESTIONS FOR STAFF COMMISSIONER KUZEN. THANK YOU. AND THANK YOU FOR THE PRESENTATION. UM, A COUPLE QUESTIONS TO START IT OFF. IS THIS ZONING TEXT AMENDMENT, IS THIS SOMETHING, YOU KNOW, ASSEMBLED AT COST TO THE CITY OR WAS THIS, THIS DEVELOPER HAD TO FUND THIS JUST 'CAUSE THEY SEEM LINKED? I JUST WONDER THAT DETAIL. SURE, THAT'S A GREAT QUESTION. THE, UH, THE COST WAS SHARED BETWEEN THE CITY AND, UH, THIS, THIS PROJECT BECAUSE THIS PROJECT, UM, IN ORDER FOR SPAR TO BE APPROVED WOULD BE DEPENDENT UPON, UH, THE ZONING TEXT AMENDMENTS BEING ADOPTED. SO HAD WE NOT DONE IT IN, IN RELATION TO THE PROJECT, THEN THE CITY WOULD'VE BORN THE COST. OKAY. GOT IT. THANK YOU FOR THAT. UH, AND THEN IN REGARDS TO, UM, STREET FRONTAGES, IS THERE ANYTHING IN HERE OR ANYTHING WE MIGHT BE ABLE TO ADD, UM, REGARDING THE DESIGN FUNCTION THAT MAKES USE IN COMMERCIAL AREAS SEEK? AND WHAT I MEAN IS, YOU KNOW, WE THINK OF THOSE STREET FRONTAGES BEING ACTIVATED AS KIND OF A CORE DESIGN FUNCTION IN SOME OF THESE DIFFERENT URBAN CORRIDORS. AND AS IT IS RIGHT NOW, I DIDN'T SEE ANYTHING THAT SPECIFIED LIKE, HEY, IF YOU KNOW THIS IS BUY RIGHT IN A MIXED USE OR A COMMERCIAL AREA, THERE IS SOME, I THINK I MENTIONED THIS AT GENERAL PLAN LAND USE, THERE IS SOME DESIGN TRICK OR SOME DESIGN, UM, STANDARD WE CAN PUT IN PLACE AND MAYBE IT'S AN OBJECTIVE STANDARD THAT WE COULD ADD TO OUR LIST OF OBJECTIVE STANDARDS, UM, THAT COULD GET US KIND OF TO AN ACTIVATED STREET FRONTAGE. I DID NOT WATCH THE LAST WORKSHOP. SO IS THAT DISCUSSED, IS THAT IN HERE ALREADY? DO WE FEEL MAYBE IT, IT COULD BE ADDRESSED SOMEHOW? WELL, IT'S NOT IN THERE AND I THINK THAT GETS THAT POINTS TO THE, THE LARGER CHALLENGE THAT WE ENCOUNTERED AND DISCUSSED WHEN WE REVIEWED THE OBJECTIVE DESIGN STANDARDS IS THE NEED TO HAVE THOSE STANDARDS FOR, UM, PROJECTS THAT ARE NOT QUALIFYING RESIDENTIAL PROJECTS. UM, AND, AND TO BUILD THOSE FOR, FOR USE THROUGHOUT THE CITY IN ALL ZONING DISTRICTS. SO I THINK THAT IT'S INTERESTING TO THINK IF THE OBJECTIVE DESIGN STANDARDS THAT WERE ADOPTED COULD BE APPLIED, UM, TO RESIDENTIAL CARE FACILITY DEVELOPMENT. AND IF YOU DON'T MIND IF WE COULD COME BACK TO THAT AFTER A FEW MINUTES TO THINK ABOUT IT. UH, YEAH, NO, AND I LEGITIMATELY WANTED TO MAKE SURE IT WASN'T ALREADY IN THERE OR DISCUSSED AND ADDRESSED. SO THANK YOU FOR THAT. WE'D LOVE TO, TO HEAR MORE ABOUT THAT IN THE FUTURE. UM, [00:35:01] AND THEN I GUESS THE LAST QUESTION, ONE SPACE PER FOUR CLIENTS, UH, I'M GUESSING THAT STANDARD WAS DISCUSSED. IF YOU CAN JUST WALK THROUGH THE LOGIC ON THAT REALLY QUICKLY AND THEN ARE THERE ALLOWANCES IN THERE FOR EMPLOYEES OR STAFF AS WELL? HOW, HOW YOU GOT TO THAT? YEAH, SO THE PARKING STANDARD OF, UH, ONE TO FOUR, UH, INITIALLY STAFF HAD, UH, PROPOSED ONE FOR EVERY THREE, UH, RESIDENTS. UH, IT WAS BASED ON A SURVEY OF, UH, OTHER CODES IN THE, IN THE AREA. UM, THEY VARIED BETWEEN ONE FOR EVERY TWO TO ONE TO EVERY FOUR, JUST KIND OF WITH MOST OF THEM FALLING IN THE ONE FOR EVERY THREE RESIDENTS. UM, SO, AND THEN THE COMMISSION DIRECTED STAFF TO CHANGE THAT TO ONE TO EVERY FOUR RESIDENTS. AND THAT WOULD, THAT RATIO WOULD INCLUDE PARKING FOR STAFF. OKAY. SO NOT JUST RESIDENTS, IT'S NOT JUST RESIDENTS, IT TAKES INTO ACCOUNT STAFF THAT WOULD BE PROVIDING CARE AND OTHER SERVICES. OKAY. UM, MY LAST QUESTION MIGHT BE A LITTLE BIT BIGGER. I'LL SAVE IT FOR COMMENTARY. THANK YOU. THANK YOU. PIGGYBACKING OFF OF THAT, I HAD A QUICK QUESTION ABOUT PARKING AS WELL. UM, JUST AS WE'RE SORT OF SPEAKING ABOUT ALL THESE DIFFERENT, UM, DEFINITIONS AND GLOSSARY ITEMS AND, UH, WHAT'S DEFINED BY THE STATE VERSUS WHAT, WHAT WE'RE STREAMLINING, DOES THE INDEPENDENT LIVING QUALIFIER THAT WE HAVE THAT SORT OF SEPARATE PARKING STANDARD COME WITH A STATE DEFINITION OR SORT OF WHERE IS THAT, UH, CLEARLY DIFFERENTIATED? THE, THE, TO LEARN ABOUT A PROJECT HAVING INDEPENDENT LIVING UNITS, WE WOULD LOOK TO THE PROJECT DESCRIPTION. AND SO I THINK AS YOU SAW IN GALLAGHER SENIOR LIVING, THEY DIFFERENTIATE BETWEEN THE ASSISTED LIVING COMPONENT AND THE INDEPENDENT LIVING UNITS AND THEN THROUGH THEIR LICENSING THAT WOULD ALSO SUPPORT AND ENSURE THAT THE, THE TYPES OF UNITS PROVIDED, UM, WOULD BE CONSISTENT BECAUSE THEY WOULD BE LICENSED THAT WAY. IS DOES THAT GET AT YOUR QUESTION OR I GUESS I'M TRYING, I'M I'M TRYING TO UNDERSTAND WHAT THE OBJECTIVE MEASURE IS THAT WOULD TRIGGER THAT DIFFERENT STANDARD OR IF IT'S SORT OF SELF, SO IT WOULD BE AS REPORTED BY THE APPLICATION. OKAY. RIGHT. SO IF, IF, YOU KNOW, IF THE APPLICATION SAYS WE'RE GOING TO, YOU KNOW, INCLUDE OUR, OUR FACILITY WOULD BE COMPRISED OF 50 INDEPENDENT LIVING UNITS AND THEN, UH, 20, A 20 BED MEMORY CARE UNIT, THEN WE WOULD USE THAT PROJECT DESCRIPTION TO ESTABLISH THE, UM, MINIMUM PARKING REQUIREMENT. OKAY. OKAY. AND WE FEEL THAT'S A INDUSTRY ENOUGH LINGO THAT IT'S NOT, YOU KNOW, SOMEONE ISN'T GONNA THROW A, IT'S A, IT'S A FREEWHEELING LIVING SITUATION OR SOMETHING THAT'S YEAH, I, I, WE WOULD ALSO LOOK AT THE FLOOR PLAN. IF IT'S CLEARLY A SELF-SUPPORTING INDEPENDENT UNIT WITH A KITCHEN, YOU KNOW, ITS OWN BATHROOM AND SLEEPING ROOM, THEN THAT MEANS OKAY, YOU WOULD BE ABLE TO, TO CALL IT WHAT IT, WHAT IT IS. YES. YEAH. AND THAT, THAT WOULD MEET THE DEFINITION OF A HOUSING UNIT, IN WHICH CASE THAT WOULD ALSO QUALIFY TOWARDS THE, UH, REGIONAL HOUSING NEED ALLOCATION. OKAY. GREAT. THANK YOU. ANY OTHER QUESTIONS? YEAH, YEP. JUST PIG BACKING OFF OF THAT BECAUSE IT GETS A LITTLE BIT INTO THE WEEDS ABOUT THAT QUALIFICATION. SO IF IT'S A ONE TO FOUR, UM, WOULD, IN THE SITUATION WHERE THERE'S A MIX OF UNITS FOR A SINGLE PROJECT, WOULD THE ONE TO FOUR START COUNTING AFTER ALL OF THE SINGLE UNITS HAD BEEN ACCOUNTED FOR? OR WOULD THAT BE A MIXED SORT OF CALCULATION? YEAH, THEY'D BE COUNTED SEPARATELY. SO IF WE HAD, UH, A HUNDRED, UH, INDEPENDENT APARTMENTS, THAT'D BE 50 PARKING SPACES REQUIRED FOR THAT. AND THEN IF THEY HAD 24 MEMORY CARE UNITS, THERE'D BE THE ONE TO FOUR, SO SIX ADDITIONAL SPACES. GREAT. THANK YOU FOR THAT CLARIFICATION. COMMISSIONER HILT, ANYTHING VIRTUALLY? NOPE. OKAY. NO THANK ANY OTHER QUESTIONS FROM THE DAIS? OKAY, THEN LET'S MOVE ON TO PUBLIC COMMENT. I'LL ASK, UH, THAT THE FOLKS WHO WISH TO SPEAK BRING UP THEIR SPEAKER CARDS IF THEY HAVEN'T ALREADY. SO OPENING PUBLIC COMMENT, I'LL SAY THE PUBLIC IS INVITED TO COMMENT ON THIS ITEM. PUBLIC COMMENTS ARE LIMITED TO THREE MINUTES PER [00:40:01] PERSON. AND AGAIN, IF YOU HAVEN'T DONE SO ALREADY, PLEASE FILL OUT A SPEAKER CARD AND BRING IT TO THE CLERK AND I'LL ASK, HAVE WE RECEIVED ANY COMMENTS PRIOR TO THE MEETING CLERK? WE RECEIVED ONE PUBLIC COMMENT PRIOR TO THE MEETING AND IT'S BEEN POSTED ONLINE FOR VIEWING. THANK YOU SO MUCH. AND IN THE ROOM HERE, DO WE HAVE ANY CARDS? NONE. OKAY. THEN WE CAN CLOSE PUBLIC COMMENT AND CONTINUE ON WITH OUR PUBLIC HEARING TO BRING THE ITEM BACK TO THE COMMISSION FOR DISCUSSION AND COMMENTS. WHO WOULD LIKE TO KICK OFF DISCUSSION AND COMMENTS ON MEETING ITEM THREE? COMMISSIONER ZEN. THANK YOU. I GUESS MY, MY BIG QUESTION FROM BEFORE IS AS WE'RE UPDATING THE IZO AND I NOTICED THERE'S BEEN A COUPLE CHANGES COMING THROUGH AS WE KIND OF PLUG GAPS, WE ARE IN THE MIDST OF THE GENERAL PLAN UPDATE PROCESS ON TRACK FOR THE EIR. THERE IS THE EVENTUAL IEO THAT'S GONNA COME OUT OF THAT GOING TO CONTAIN A LOT OF THESE CHANGES. I MEAN, DO WE ENVISION THIS IEO ALMOST LIKE CARRYING THROUGH, ARE WE GONNA BE STARTING AGAIN JUST BECAUSE, YOU KNOW YEAH, THAT'S THE QUESTION. ARE WE GONNA BE DOING A FRESH IEO AFTER THE GENERAL PLAN WITH LIKE THE ROBUST DISCUSSION AND WORK SHOPPING AND EVERYTHING WE'VE SEEN WITH THE GENERAL PLAN? ARE WE THINKING, HEY, WE'RE MAKING A LOT OF CHANGES NOW THAT WE'LL CARRY THROUGH? CAN YOU JUST GIVE AN OVERVIEW ON THAT PROCESS? SURE. THAT'S A GREAT QUESTION. UM, I THINK AS EVERYBODY KNOWS, THE CURRENT IMPLEMENTING ZONING ORDINANCE WAS, UH, SCHEDULED TO BE UPDATED WITH THE ADOPTION OF OUR CURRENT GENERAL PLAN IN 2008. HOWEVER, DUE TO THE RECESSION, UM, CERTAIN PORTIONS OF THE IMPLEMENTA OR CERTAIN SECTIONS OF THE IMPLEMENTING ZONING ORDINANCE WERE UPDATED WHILE OTHERS WERE NOT. SO WE ARE WORKING WITH A, A FAIRLY DATED, UH, ZONING ORDINANCE AND THE GOAL HAS ALWAYS BEEN TO DO A FULL UPDATE OF THE ZONING ORDINANCE AS PART OF THE GENERAL PLAN UPDATE OR IMMEDIATELY FOLLOWING THE GENERAL PLAN UPDATE. WHAT, AS WE'VE BEEN PREPARING, UM, AMENDMENTS THAT, THAT WE BROUGHT FORWARD, SUCH AS THESE AMENDMENTS, THE OBJECTIVE DESIGN STANDARDS WERE IN, FIRST OF ALL, THEY'RE BEING DRIVEN BY THE GENERAL PLAN UPDATE. THE HOUSING ELEMENT IS AN ELEMENT OF THE GENERAL PLAN UPDATE. IT JUST LED THE GENERAL PLAN WORK BECAUSE IT WAS REQUIRED BY THE STATE, UH, TO BE UPDATED IN ON 2023. SO IT, WE REALLY ARE, WHEN WE LOOK AT THIS, WE REALLY ARE DOING THE IMPLEMENTATION OF THE GENERAL PLAN, JUST LIKE IF WE WOULD DO IT AFTER ADOPTION. THE SAME THING WITH THE OBJECTIVE DESIGN STANDARDS. UH, THEY, THEY ARE DIRECTED BY, UM, THE HOUSING ELEMENTS. SO WHEN WE BROUGHT THOSE FORWARD, WE WERE, WE WERE IMPLEMENTING THE HOUSING ELEMENT, BUT WE ARE LOOKING AT EVERYTHING SORT OF LONG TERM AND ALSO OBSERVING, YOU KNOW, AND CROSS CHECKING WITH THE GENERAL PLAN UPDATE TEAM TO MAKE SURE THAT IF THERE ARE ANY POLICIES TO BE INTEGRATED THAT WE'RE DOING THAT. I THINK SOME OF THE DIFFERENCE THAT WE RUN INTO IS, LIKE FOR INSTANCE, THE REASON WE PAUSED A BIT ON, UM, ELIMINATING THE REQUIREMENT FOR GROUND FLOOR COMMERCIAL IN RESIDENTIAL AND A MIXED USE BUILDING LAND USE IS BECAUSE WE REALIZED THAT HAD OTHER IMPLICATIONS. AND SO WE NEEDED, WE NEEDED TO BE, UM, BE BE LOOKING AT POLICY THAT WAS COMING FORWARD A BIT MORE CLOSELY. WE PROBABLY NEEDED FOR, UM, THE ENVIRONMENTAL ANALYSIS THAT'S BEING DONE FOR THE GENERAL PLAN NOW TO BE IN HAND. AND SO WE ARE BEING VERY CAREFUL ABOUT WHAT WE BRING FORWARD AND HOW DEEP WE GO, UM, BY LOOKING AT THE GENERAL PLAN DATE. OKAY. SO IT SOUNDS LIKE THEN THE DRAFTS WE'VE, THE CHANGES WE'VE BEEN MAKING THE DRAFT, BASICALLY THE LIVING DOCUMENT THAT IS THE IZO IS PROJECTED TO KIND OF CARRY FORWARD RIGHT? AS THE NEW GENERAL PLAN UPDATE IS MADE, WE WON'T NECESSARILY SAY, HEY, HERE'S A BRAND NEW IZO RIGHT AFTER THAT WE'RE KIND OF WORKING ON A DOCUMENT THAT WILL SURVIVE RIGHT. AND BE UPDATED AS APPROPRIATE WITH THE GENERAL PLAN. OKAY, THANK YOU. YEAH, AND I THINK WHAT, WHAT WE'VE RECOGNIZED TO, TO FOLLOW UP ON THAT, WHAT WE'VE RECOGNIZED IS THE VALUE OF NOT WAITING, OF GOING AHEAD AND MAKING SOME OF THESE AMENDMENTS NOW, UM, AND BEING THOUGHTFUL ABOUT THE WORK THAT WE'RE DOING SO THAT, THAT WE CAN CAPTURE THE OPPORTUNITY NOW, UM, AND CONTINUE TO SUPPORT HOUSING PRODUCTION. YEAH, AS WE'VE SEEN HERE IN CHAMBERS IS A LONG PROCESS TO UPDATE A GENERAL PLAN AND WE'VE DONE A LOT OF GOOD WORK AND A LOT OF GOOD RESEARCH TO UNDERSTAND WHERE WE'RE HEADED AND TO THE EXTENT THAT THERE IS A A, A BIRD IN THE HAND, PUTTING, UH, PUTTING THE PIECES IN PLACE TO MAKE IT HAPPEN SOONER RATHER THAN LATER I THINK IS PRUDENT. WELL, AND IT ALSO LETS US KNOW THAT WHAT WE'RE CHANGING NOW IS GONNA BE IN ALIGNMENT WITH THE NEW GENERAL PLAN. IF THAT'S THE, IF THAT'S THE IDEA. OKAY. THANK YOU FOR, FOR THAT OVERVIEW. I REALLY APPRECIATE THAT. UM, AND THEN I THINK FOR ME THERE IS THIS ISSUE, AND I'VE OBVIOUSLY BROUGHT IT UP WITH THE [00:45:01] DESIGN IMPLICATIONS IN COMMERCIAL MIXED USE ZONES. I DON'T WANT TO THINK, I DON'T WANT TO THINK WE'RE THROWING IN THE TOWEL WHEN IT, AND, AND I'VE BEEN ONE WHO SAYS, LOOK, I DON'T KNOW HOW WELL RETAIL WORKS IN MIXED U RETAIL WORKS IN MIXED USE, BUT I DON'T WANNA LOSE WHAT A BUSY STREET OR A POPULATED STREET PROVIDES FOR A CITY. I THINK IT'S THE LIFEBLOOD OF WHAT MAKES A CITY VIBRANT AND UNIQUE IS, IS COMMERCE. UM, AND I'M A LITTLE WORRIED THAT AS WE SLOWLY TICK OVER TO LIKE, ESPECIALLY BY RIGHT, YOU KNOW, THAT YOU COULD ARGUE THERE'S KIND OF A BALANCE WITH NOT ALLOWING IT RIGHT ON THE STREET FRONTAGE OR NOT ALLOWING IT ON THE FIRST FLOOR LIKE, LIKE WE HAVE NOW BECAUSE YOU ARE TRYING TO KEEP A, YOU KNOW, LINE IN THE SAND WHEN IT COMES TO, LOOK, WE WANT ACTIVATED STREET FRONTS IN THIS AREA. UM, SO THAT'S SOMETHING I GUESS I WANT US TO, TO THINK ABOUT. I WANT TO KNOW HOW, IF WE'RE GOING TO MAKE CHANGES LIKE THIS TO ALLOW WHAT ARE ESSENTIALLY RESIDENTIAL USES BY RIGHT IN ALL COMMERCIAL AND MIXED USE AREAS. NOW I KNOW IT'S A RESIDENTIAL CARE FACILITY, BUT IT'S STARTING US IN THAT DIRECTION. HOW DO WE KEEP SOME LEVEL OF THAT ACTIVE STREETSCAPE AND THAT LIKE INTERFACING STREET SCAPE BETWEEN THE PUBLIC AND THE BUILDINGS THAT LINE OUR STREETS. UM, SO I, I KIND OF LEAVE THAT FOR DISCUSSION TO THE COMMISSION. I DON'T KNOW IF THERE'S ANYTHING WE CAN DO HERE. I DON'T KNOW IF IT'S LIKE A ZONING TEXT AMENDMENT THAT MAKES SPECIFIC GUIDANCE FOR THAT IF IT'S ANOTHER SET OF STANDARDS YET TO COME. UH, BUT YEAH, I CAN CHIME IN HERE. I MEAN, SINCE WE'RE TALKING ABOUT THIS ONE IN PARTICULAR BECAUSE IT IS ONE OF THE FIRST, UH, PROJECTS TO REALLY BE IMPLEMENTED. HAVE YOU BEEN ON THAT BEEN WHERE THIS PARTICULAR PROJECT IS GOING IN? THERE'S CURRENTLY NO SIDEWALK ON EITHER SIDE OF THE STREET. THERE'S NO REAL ACTIVATION EVEN THOUGH THERE WAS A BUSINESS THERE. I BELIEVE IT WAS AN RV CENTER BEFORE, UM, WHAT IT'S PROPOSED PROJECT IS NOW. SO THE ACTIVATION PART, I'M LESS CONCERNED GENERALLY SPEAKING IN SITUATIONS LIKE THIS BECAUSE THERE ISN'T REALLY AN ACTIVATION AS IT EXISTS CURRENTLY. BUT, BUT WE'RE CHANGING IT THROUGHOUT THE CITY, NOT THIS ONE PROJECT. AND WE, AND WE ARE CHANGING IT THROUGHOUT THE CITY. UM, I WORRY WITH OVER-PRESCRIPTION OF USE CASE THAT WE PRECLUDE THE TYPE OF DEVELOPMENT THAT BOTH PEOPLE WANT AND PEOPLE ARE GOING TO INEVITABLY END UP DOING. THE AMOUNT OF EMPTY STOREFRONTS WE HAVE IS STILL A MASSIVE ISSUE. UM, THE SPACES THAT HAVE BEEN CURRENTLY BUILT WITH THOSE ACTIVATING ACTIVATION, UM, SPACES IN FRONT OF THEM HAVEN'T NECESSARILY BEEN FILLED TO OUR EXPECTATIONS. AND BECAUSE IT'S SO HARD TO PREDICT WHAT FUTURE NEEDS ARE GOING TO BE, I REALLY AM WARY OF PRESCRIBING SOMETHING THAT IN ONE OF THE FEW CASES WHERE I THINK A MARKET BASED SOLUTION IS ACTUALLY REASONABLE IS IN SITUATIONS LIKE THIS, EVEN THOUGH IT DOES INEVITABLY LEAD TO LONGER TERM PROJECTS, YOU KNOW, BECAUSE BUILDINGS ARE SUPPOSED TO LAST LONG TIME AND DO REALLY CHANGE OR POTENTIALLY HAVE A BIG IMPACT ON WHAT THE CHARACTER OF ANY PLACE IS GOING TO BE. I THINK THAT THERE'S CURRENT, YOU KNOW, IT, I DON'T SEE A SITUATION WHERE EVERYTHING IS GOING TO BE TURNING TO HOUSING. PEOPLE ARE VERY AWARE THAT DIFFERENT NEEDS ARE NECESSARY FOR A REAL COMMUNITY AND BE JUST WITH OUR DEVELOPMENT ISSUES, BROADLY SPEAKING, THAT WE'VE WITNESSED OVER THE LAST, SINCE AS LONG AS I'VE LIVED HERE, WHICH IS GOING ON EIGHT YEARS. AND I KNOW THAT WE'VE MADE LARGE STRIDES TOWARDS MAKING THAT BETTER AND REALLY TRYING TO THINK ABOUT HOW THAT SPACE IS GOING TO BE USED AND HOW THE PEOPLE WHO ARE GOING TO LIVE HERE AND ALL OF THOSE THINGS. I THINK THAT OVER-PRESCRIPTION REALLY COULD BE DETRIMENTAL TO EVEN GETTING ANY SORT OF PROJECT OFF THE GROUND. NO, I I TOTALLY HEAR YOU. AND LIKE I SAID, I'VE BEEN ONE WHO'S ENCOURAGED US TO LOOK AT WAYS TO MAKE ESPECIALLY MIXED USE HAVE RESIDENTIAL ON THE GROUND FLOOR. AGAIN, I JUST WONDER IF THERE'S SOME KIND OF ELEMENT, BECAUSE I, I DON'T WANNA THROW IN THE TOWEL ON THIS WHOLE DESIGN ELEMENT. 'CAUSE THEN IT'S LIKE, WHY HAVE COMMERCIAL DESIGNATIONS? WHY HAVE MIXED USE DESIGNATIONS? JUST MAKE ONE KIND OF GENERAL DESIGNATION THAT ALMOST ALLOWS FOR YOU JUST START TO LOSE THE REASON OF YEAH, WHAT ARE WE PLANNING OR URBAN DESIGNING AROUND? AND I JUST WONDER IF ALLOWING IT BY RIGHT IN ALL OF THESE ZONES THAT WE'RE ALLOWING IT NOW KIND OF TICKS THE NEEDLE TOO FAR IN THAT DIRECTION. OR MAYBE THIS IS THE WAY THE CITY'S GOING, MAYBE THIS IS THE WAY DEVELOPMENT IN CALIFORNIA IS GOING, THE MARKET'S GOING WHERE LOOK, THOSE DESIGN WHAT WE THINK OF AS DESIGN FEATURES OR PART OF URBAN DESIGN OF HAVING AN ACTIVATED STREET FRONT WITH PUBLIC USES. AND AGAIN, I THINK THAT'S A KEY WORD IS LIKE HOW CAN WE CREATE STANDARDS THAT ENCOURAGE SOME KIND OF PUBLIC USE, EVEN IF IT'S A RESIDENTIAL [00:50:01] PROPERTY, IS THERE A WAY TO SOMEHOW INTEGRATE IT WITH PUBLIC SPACE SO THE STREET ISN'T, YOU KNOW, A SET OF BUILDINGS THAT YOU GENERALLY DON'T INTERACT WITH? AND LIKE, I, I DON'T WANT TO THROW IN THE TOWEL ON THAT IDEA BECAUSE I THINK CITIES WOULD BE MADE POORER FOR IT. AND TO YOUR POINT ABOUT, YOU KNOW, NOT EVERYTHING WILL BECOME RESIDENTIAL. I TOTALLY GET IT. BUT I THINK IF THE OPTIONS OUT THERE, WE'RE GONNA SEE A LOT LESS RETAIL AND SO MAY, AND MAYBE IT'S NOT PRESCRIBING RETAIL, RIGHT? MAYBE IT'S NOT A SPECIFIC LAND USE THING LIKE PRESCRIBING RETAIL. I THINK THERE'S SOMETHING IN DESIGN STANDARDS THAT WE COULD DO. AND MAYBE THAT'S, YOU KNOW, AS SOMEONE WHO'S RAISING THIS, MAYBE THIS BECOMES MY TASK TO FIGURE OUT WHAT CITIES ARE DOING. LIKE I KNOW BERKELEY HAS DONE SOME CREATIVE THINGS WITH LIKE BIKE ROOMS AND DIFFERENT KIND OF PUBLIC FACING THINGS ON THE GROUND FLOOR. UM, I JUST WANT US TO THINK ABOUT THAT BECAUSE UH, YEAH, I THINK IT'S A CORE PIECE OF URBAN DESIGN AND WHEN YOU READ OUR GENERAL PLAN IT SAYS IT A LOT. LIKE THESE CORRIDORS ARE SUPPOSED TO BE ACTIVE FRONTAGES. IT'S LIKE HOW DO WE MAKE SURE WE DON'T LOSE THAT? THAT'S THE ONLY THING I THINK OF WITH THAT. SO I, I APPRECIATE THE DISCUSSION THOUGH. I'LL JUST ADD TO IT TO SAY, YOU KNOW, UH, IN RESPONSE TO THE THROWING IN THE TOWEL, I THINK WHAT I'VE BEEN TRYING TO MORE CONSIDER THIS IS, IS WIDENING THE APERTURE AND GIVING MORE OPPORTUNITY FOR PROJECTS TO COME FORWARD. BECAUSE AS IT'S CURRENTLY BEEN THE STANDARD, NOTHING'S BEEN PROPOSED. SO TO HAVE A MORE FLEXIBLE, UH, REGULATION IN WHICH THAT'S AN OPTION, NOT GUARANTEED SOMEONE COULD ABSOLUTELY COME IN AND SUGGEST THAT THERE'S RETAIL OR COMMERCIAL ON THE GROUND FLOOR. IT'S, IT'S NOT PROHIBITING IT, IT'S JUST SAYING. BUT, BUT YOU'RE ALLOWED TO CONSIDER RESIDENTIAL NOW TOO. AND I, AND I HEAR YOU THAT, YOU KNOW, IF WE START GETTING A FLOOD OF JUST TOTALLY BOXED IN, NO ENGAGEMENT WITH THE PUBLIC FRONTAGE PROJECTS AND A BUNCH OF HOUSING UNITS, WE'LL WE'LL DEAL WITH THAT CHAMPAGNE PROBLEM WHEN WE HAVE IT. I THINK , UM, BECAUSE AT CURRENT WE'RE JUST NOT GETTING ANY PROPOSALS AND, AND I THINK THAT TELLS US THAT THE REGULATION ISN'T FUNCTIONING. COULD I WEIGH IN HERE WITH A THOUGHT? JUST, I I FEEL LIKE THIS MIGHT NOT BE LIKE EXCLUSIVE TO USE, BUT IT COULD BE A DESIGN, LIKE AN OBJECTIVE DESIGN STANDARD OF STYLE INTERFACE. LIKE THERE'S A WAY TO DO A RESIDENTIAL UNIT THAT INTERACTS WITH THE PUBLIC REALM AT THE SIDEWALK LEVEL RIGHT NEXT TO THE SIDEWALK. AND I THINK WE'VE SEEN THOSE PORCHES, ARTICULATION LANDSCAPE PLANTERS AND BARRIERS, THINGS LIKE THAT THAT I'M NOT SURE. DO THE OBJECTIVE DESIGN STANDARDS APPLY TO RESIDENTIAL CARE FACILITIES AS PART OF A RESIDENTIAL USE OR WHERE WE AT? I THINK THAT'S, THAT'S WHAT I JUST TALKED WITH A ASSISTANT CITY ATTORNEY, DYLAN BRADY ABOUT THAT AT PRESENT THEY DON'T, SO, SO THEY'RE WRITTEN TO APPLY TO QUALIFYING RESIDENTIAL PROJECTS, WHICH IS, IS GENERALLY BASED ON STATE LEGISLATION. BUT WHAT WE THINK WE COULD DO IS WHEN WE BRING THIS FORWARD TO THE COUNCIL IS WE COULD ADD AN AMENDMENT TO MAKE THOSE OBJECTIVE STANDARDS APPLY TO RESIDENTIAL CARE FACILITIES AS WELL. WE DON'T THINK THERE'S ANYTHING THAT PROHIBITS US FROM DOING THAT. UM, COULD I ASK WHAT THAT PROCESS IS LIKE? WHO WEIGHS IN ON THOSE OBJECTIVE DESIGN STANDARDS AND HOW ARE THOSE DEVELOPED? LIKE WHERE IT RELATES TO SAY, HIGHER SCALE RESIDENTIAL CARE FACILITIES VERSUS A SINGLE FAMILY RESIDENTIAL DESIGN STANDARD? WELL, I, THE, THE TWO THINGS THAT THAT COME TO MIND WOULD BE ENTRY WEIGHS IN TRANSPARENCY, RIGHT? SO I THINK AS, AS, UH, THE GALLAGHER, UH, SENIOR LIVING TEAM WILL DESCRIBE, YOU HAVE A FULL, A FULL SUITE OF SERVICES THAT YOU PROVIDE IN, IN ADDITION TO SAY THE THE ASSISTED LIVING UNIT OR THE INDEPENDENT LIVING UNITS, YOU'RE GONNA HAVE YOUR CAFETERIA SERVICES, I THINK OFTENTIMES BEAUTY PARLORS, UM, COMMUNITY ROOMS AND THINGS LIKE THAT. SO IF, IF WE, FROM AN OBJECTIVE DESIGN STANDARDS PERSPECTIVE, IF WE ESTABLISH ENTRYWAYS AND TRANSPARENCY ON THE FACADE, THAT WOULD ENCOURAGE THE PROJECT TO BRING THOSE COMMUNITY USES TO THE FOREFRONT AND LOCATE THEM WHERE THEY WOULD BE MORE SIMILAR TO A COMMERCIAL USE. NOW YOU MAY NOT GET THE ENGAGEMENT FROM PASSERSBY BEING ABLE TO ENTER THE BUILDING, BUT AT LEAST YOU WOULD GET THE INCREASED, UM, YOU KNOW, TRANSPARENCY AND THE APPEARANCE OF A BUILDING THAT'S RELATING TO THE, THE SIDEWALK AND TO THE PUBLIC RIGHT OF WAY IN A, A LITTLE BIT MORE MEANINGFUL WAY THAN IF WE JUST DID A RES UH, UH, MORE INSTITUTIONAL LIKE RESIDENTIAL BUILDING. I FEEL LIKE THAT GETS US PART OF THE WAY FOR THOSE FRONT FACING LIKE PUBLIC OR COMMON SPACES. BUT WE STILL ALSO [00:55:01] PROBABLY WANNA ADD A LAYER FOR WHEN THAT'S NOT FEASIBLE BASED ON FLOOR PLAN LAYOUT OR WHATEVER. LIKE HOW DO WE TREAT ACTUAL RESIDENTIAL UNITS LIKE WE'RE GONNA SEE TONIGHT AND, AND, AND WE DO SEE IN, IN THE SMART CODE WHERE WE PERMITTED THE LAND USE BY RIGHT SUBJECT TO THAT FOOTNOTE THAT IN THE SHOP FRONT FRONTAGES STILL DO APPLY. SO WE ARE STILL GETTING THAT GROUND FLOOR COMMERCIAL USE IN THE SMART CODE. WHAT'S INTERESTING ABOUT THE SMART CODE IS IT DOES, IT DOES SPECIFY SHOP FRONTS FRONTAGES IN CERTAIN PARTS OF THE STREET. SO YOU'LL TYPICALLY SEE THAT ON THE CORNER OF TWO MAJOR STREETS OR A MAJOR AND MINOR STREET. AND THAT WAS THE CHALLENGE WHEN WE DID THE OBJECTIVE DESIGN STANDARDS WAS THE, THAT PROJECT DIDN'T REALLY CALL FOR US TO GO THROUGH THE ENTIRE COMMUNITY AND DESIGNATE SHOPFRONT FRONTAGES. I DO THINK THAT AS THE ZONING CODE UPDATE CONVERSATION EVOLVES AND, AND WE WILL BE LOOKING AT THIS AGAIN AND THEN GIVEN THE 15 MINUTE NEIGHBORHOOD CENTERS CONCEPT AS WELL AS SOME OF THE OTHER TOOLS THAT, UH, INTO INTEGRATING LAND USES IN THE, UH, GENERAL PLAN UPDATE, I THINK WE'RE GOING TO SEE THAT CALL FOR SOME SORT OF SIMILAR SHOPFRONT DESIGNATION APPROACH EMERGING. JUST TO MAKE SURE I'M UNDERSTANDING YOU CORRECTLY, THAT MAKES ME THINK THAT MUCH OF THE ACTIVATED PARTS OF TOWN THAT WE WISH TO KEEP ACTIVATED OR HAVE ON OUR, ON OUR PLANS TO MAKE MORE ACTIVATED WILL GET CAPTURED IN THOSE EFFORTS ANYWAY. SO, UH, THE CHANGES WE'RE PROPOSING TONIGHT MM-HMM . ARE IN MANY CASES GOING TO BE SORT OF ALREADY INCORPORATING BECAUSE OF WHERE THEY'RE LOCATED AND BEHOLDEN TO THE SMART CODE, SOME OF THAT ACTIVATION REGARDLESS OF, OF THESE ZONING CHANGES, RIGHT? AND SO, SO LET'S, LET'S SAY FOR INSTANCE THAT THE, THE ZONING CODE UPDATE PURSUANT TO THE GENERAL PLAN AFTER IT'S ADOPTED DOES DECIDE THAT IT WANTS TO IDENTIFY SHOPFRONT FRONTAGES AT, AT KEY INTERSECTIONS AND IMPLEMENT A GROUND FLOOR COMMERCIAL REQUIREMENT OR SOME SORT OF DESIGN REQUIREMENTS THAT WOULD MAKE IT APPEAR MORE COMMERCIAL. WE CAN ALWAYS GO BACK AND ADD THAT TO THIS LAND USE, RIGHT? ESPECIALLY IF IT'S DESIGN REQUIREMENTS, WE CAN STILL PERMIT A HUNDRED PERCENT RESIDENTIAL CARE FACILITY BY RIGHT? BUT WE CAN ADD THOSE DESIGN SPECIFICATIONS TO IT. SO I THINK WE'RE REALLY LOOKING AT A PERIOD OF TIME BETWEEN NOW AND WHEN THE, UM, THE ZONING CODE UPDATE WILL TAKE ACTION TO IMPLEMENT THE GENERAL PLAN. HOW DOES THAT AFFECT THE NEXT ITEM ON OUR AGENDA FOR TONIGHT? AND JUST LIKE WHERE, WHAT WE HAVE THE CAPACITY TO COMMENT ON WITHIN THE SPAR REVIEW. SO THIS, THIS WILL BE A VERY, THIS WILL BE A VERY, UM, INS INFORMATIVE AND, AND I THINK THOUGHTFUL CONVERSATION THAT, THAT WHEN, WHEN WE TAKE THIS CONVERSATION AND THEN GO ON TO THE NEXT PUBLIC HEARING, I DON'T WANT TO GET TOO MUCH OUT AHEAD OF IT. UM, WHAT I WOULD SAY ABOUT THAT PROJECT IS BECAUSE THAT PROJECT IS ELIGIBLE FOR DENSITY BONUS AND IT DOES HAVE ACCESS TO CONCESSIONS AND WAIVERS, YOU'LL SEE THAT THAT DOES BECOME A FACTOR EVEN IF WE DID HAVE A GROUND FLOOR COMMERCIAL USE REQUIRE OR DESIGN REQUIREMENT IN PLACE RIGHT NOW, UM, A LOT OF OUR RESIDENTIAL CARE FACILITIES, ESPECIALLY FOR RESIDENTIAL CARE FACILITIES FOR THE ELDERLY WOULD BE ELIGIBLE FOR DENSITY, BONUS CONCESSIONS AND WAIVERS UNDER STATE LAW. AND SO THEY WOULD BE ABLE TO USE THOSE TOOLS TO, UH, GAIN SOME RELIEF FROM REGULATIONS. SO I THINK PROBABLY THIS IS A REALLY GREAT WAY TO GO ABOUT, UM, THE, THE PUBLIC HEARING ON THESE ZONING TEXT AMENDMENTS ON THIS CONVERSATION AND THEN THINKING ABOUT HOW IT APPLIES TO THE NEXT PROJECT. ONE. I'LL JUST ADD TOO, ANDREW, UH, THAT THIS IS A HOUSING ACCOUNTABILITY ACT PROJECT AND WE'RE ONLY ABLE TO APPLY THE OBJECTIVE STANDARDS FROM WHEN THE PROJECT WAS SUBMITTED SORT THE APPLICATION WAS SUBMITTED. SO THESE ORDINANCES WON'T HAVE ANY EFFECT REGARDING OBJECTIVE STANDARDS. YEAH. I'M GONNA ASK YOU TO REPEAT THAT ONCE WE'RE ACTUALLY IN MEETING ITEM FOUR. PLEASE. . 'CAUSE WE'RE STILL IN MEETING ITEM THREE, UH, COMMENTS, FURTHER DISCUSSION ON THE ZONING COUNCIL MEMBER BARN. I DEFINITELY SUPPORT BRINGING FOR INCLUDING THE OBJECTIVE DESIGN STANDARDS WHEN YOU BRING IT TO COUNCIL. PLEASE DO THAT. UM, AND THEN JUST TO TAKE A STEP BACK TO COMMISSIONER RAKUTEN'S FIRST COMMENT ABOUT SORT OF ZOOMING OUT TO LIKE THE LARGER PROCESS, WE'RE NOT GONNA SEE LIKE THE ZONING CODE UPDATE COMING FORWARD, RIGHT? IT'S GONNA COME FORWARD IN PHASES. WE'RE NOT GONNA, [01:00:01] LIKE, WE COULDN'T POSSIBLY TAKE ON THE ENTIRE ZONING CODE UPDATE AT ONCE. SO I THINK IT'S VERY LIKELY THAT WE'RE GONNA SEE LIKE A STEADY DRIP OF ZONING CODE UPDATES COMING AND WE'RE GONNA JUST BITE OFF THE PIECES AND CHUNK IT OUT AS OVER THE NEXT PROBABLY YEAR. AND THAT'S WHAT I WAS MAKING SURE I UNDERSTOOD THAT THIS IS A LIVING DOCUMENT THAT'S GONNA MOVE FORWARD AND BE CHANGED AS THE GENERAL PLAN COMES MORE INTO FOCUS. YEAH. YEAH. THANK YOU FOR THAT. YEAH, TOTALLY. BUT I DO THINK, I, I AGREE WITH YOU COUNCIL MEMBER, BUT I DO THINK WE ARE GOING TO SEE THAT CHUNK OF LAND USE AND DESIGN COME FORWARD TOGETHER AT THE SAME TIME THAT I BELIEVE WILL, WILL JUST INHERENTLY THEY'RE SORT OF MARRIED TOGETHER AND SO IMPLEMENTATION OF THE LAND USE ELEMENT IS GOING TO DRIVE MUCH OF THIS CONVERSATION ABOUT, UM, GROUND FLOOR ACTIVATING, UM, DESIGN AND SUCH. WELL I THINK WE'VE HAD MENTION OF CITYWIDE DESIGN STANDARDS AT JUST ABOUT EVERY PLANNING COMMISSION MEETING. SO, UM, TO THE EXTENT THAT WE NEED TO GET THAT, UH, ON, ON THE DOCKET IN WHATEVER WAY MAKES SENSE. LET'S GREAT COUNCIL MEMBER, ARE WE READY FOR A MOTION? ALRIGHT, I'LL MAKE A MOTION TO ADOPT A ZONING CODE AMENDMENT AS RECOMMENDED IN THE STAFF REPORT, UM, WITH THE, UH, UM, ADDITION OF INCLUDING OBJECTIVE DESIGN STANDARDS WHEN IT COMES FORWARD TO COUNCIL. AND I'LL WAIVE ANY FURTHER READING OF THE TEXT. THANK YOU VERY MUCH. DO WE HAVE A SECOND? I SECOND. ALRIGHT, WE'VE GOT A MOTION FROM COUNCIL MEMBER BARNICLE AND A SECOND FROM COMMISSIONER GOLD. MAN. THANK YOU. SORRY, . YOU'RE ONE OF THE NEW ONES. UH, OKAY. CAN WE HAVE A ROLL CALL VOTE PLEASE. COMMISSIONER EBNER AYE. COMMISSIONER GOLDMAN AYE. COMM COMMISSIONER NEWELL AYE. COMMISSIONER KUSON? YES. COMMISSIONER HILT? YES. COUNCIL MEMBER BARNACLE AYE. CHAIR MOSES? YES. MOTIONS PASSED. THANK YOU VERY MUCH. WE WILL CLOSE MEETING ITEM THREE AND CONTINUE WITH THE AGENDA TO MEETING ITEM FOUR, [4. Public Hearing – Recommendation to the City of Petaluma Planning Commission to Conduct a Public Hearing and Consider a Resolution determining eligibility for a Statutory CEQA Exemption in accordance with CEQA Guidelines Section 15183, Approving Site Plan and Architectural Review, Including State Density Bonus Waiver Requests, and a Tree Removal Permit for the Gallaher Senior Living Residential Care Facility for the Elderly consisting of 82 senior apartments and eight memory care rooms located at 1221 Petaluma Boulevard North; APN 006-450-001; City Record Number PLPJ-2024-0008 (PLSR-2025-0004). This action is a discretionary action subject to environmental review under the California Environmental Quality Act (CEQA), and a finding pursuant to California Public Resources Code Section 21083.3 and Section 15183 of the CEQA Guidelines that the project is consistent with established development densities by existing zoning, community plan, or general plan, for which an Environmental Impact Report (EIR) was certified is included in this meeting item. MATERIALS FOR THIS ITEM WERE PUBLISHED ON 12-04-2025.] OUR PUBLIC HEARING, WHICH IS A RECOMMENDATION TO THE CITY OF PETALUMA PLANNING COMMISSION TO CONDUCT A PUBLIC HEARING AND CONSIDER A RESOLUTION DETERMINING ELIGIBILITY FOR A STATUTORY CQA EXEMPTION IN ACCORDANCE WITH CQA GUIDELINES. SECTION 1 5 1 8 3 APPROVING SITE PLAN AND ARCHITECTURAL REVIEW AND TREE REMOVAL PERMIT FOR THE GALLAGHER SENIOR LIVING RESIDENTIAL CARE FACILITY FOR THE ELDERLY CONSISTING OF 82 SENIOR APARTMENTS AND EIGHT MEMORY CARE ROOMS LOCATED AT 1 2 2 1 PETALUMA BOULEVARD NORTH, WHICH IS A PN 0 0 6 DASH 4 5 0 0 0 1. I'LL SKIP THE CITY RECORD NUMBER. UH, THIS ACTION IS A DISCRETIONARY ACTION SUBJECT TO ENVIRONMENTAL REVIEW UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, ALSO KNOWN AS CQA AND A FINDING PURSUANT TO CALIFORNIA PUBLIC RESOURCES CODE SECTION 2 1 0 8 3 0.3 AND SECTION 1 5 1 8 3 OF THE CA GUIDELINES THAT THE PROJECT IS CONSISTENT WITH ESTABLISHED DEVELOPMENT DENSITIES BY EXISTING ZONING, COMMUNITY PLAN, OR GENERAL PLAN FOR WHICH AN ENVIRONMENTAL IMPACT REPORT WAS CERTIFIED IS INCLUDED IN THIS MEETING ITEM. GIVEN THAT THIS IS A PUBLIC HEARING, IT DOES REQUIRE EX PARTE UH, DISCLOSING OF EX PARTE COMMUNICATIONS. SO I WILL LOOK TO THE COMMISSION FOR THOSE EX PARTE DISCLOSURES. I'LL REPEAT MINE THAT I HAD A QUICK ZOOM WITH THE APPLICANT WITH AN IMAGE FROM THE PACKET ON SCREEN AND I ALSO HAD A SIMILAR CONVERSATION. ALL RIGHT, WE'LL OPEN THE PUBLIC HEARING AND I WILL INVITE STAFF TO PRESENT. TAKE IT AWAY. EMMANUEL OR SUE. THANK YOU. CHAIR MOSES, MEMBER OF THE, UH, PLANNING COMMISSION MEMBERS OF THE PUBLIC. MY NAME'S EMMANUEL SSU. I'M THE, SORRY, I GOTTA SHARE THE RIGHT SCREEN. THERE WE GO. THERE WE GO. UM, MY NAME'S EMMANUEL URSO. I'M THE, UH, PROJECT PLANNER FOR THE, UH, THIS ITEM BEFORE YOU THIS EVENING. UM, I WOULD LIKE TO POINT OUT THAT THE APPLICANT'S TEAM IS HERE AND THEY ALSO HAVE A, UH, POWERPOINT PRESENTATION. UM, SO I WILL BE LIGHT ON THE DETAILS OF THE PROJECT ITSELF IN TERMS OF THE PROJECT DESCRIPTION SINCE THEY WILL BE GETTING INTO THE DETAILS OF, UH, OF THEIR PROPOSAL. SO I WILL, UH, GIVE A BRIEF OVERVIEW OF THE PROJECT, UH, VERY [01:05:01] BRIEF DESCRIPTION OF THE PROJECT, REVIEW THE APPLICABLE LAND USE ENTITLEMENTS, UM, AND THEN UH, THE STAFF RECOMMENDATION. UH, SO THE, UH, PROJECT IS, UH, LOCATED AT 1221 PETALUMA BOULEVARD NORTH, UH, WHICH IS AT THE NORTHWEST CORNER OF THE INTERSECTION OF SYCAMORE LANE AND PETALUMA BOULEVARD NORTH. THERE IS A TRIANGULAR PIECE OF PROPERTY BETWEEN RIGHT AT THE INTERSECTION. THIS PROPERTY IS JUST, UH, ONE PROPERTY NEXT TO THAT. IT DOES HAVE FRONTAGE ALONG BOTH SYCAMORE LANE AND ALONG PETALUMA BOULEVARD. UM, THE PROJECT IS A RESIDENTIAL CARE FACILITY FOR THE ELDERLY, UM, AND A SUBCATEGORY OF THAT, A CONTINUING CARE RESIDENTIAL COMMUNITY. UM, 82, UH, UNITS ARE PROPOSED. THOSE ARE HOUSING UNITS AS DEFINED BY, UH, HUD IN THE STATE. SO THEY DO COUNT TOWARDS THE CITY'S ARENA. REGIONAL HOUSING NEED ALLOCATION, UH, AND PLUS EIGHT MEMORY CARE ROOMS. THOSE DO NOT COUNT TOWARDS THE ARENA ALLOCATION. THE, UH, PROJECT IS SITE IS IN THE, UM, COMMUNITY COMMERCIAL GENERAL PLAN, LAND USE DESIGNATION. UM, IT'S IN THE, UH, PETALUMA BOULEVARD NORTH SUB PLANNING AREA, UH, SOUTH OF SBAR, UH, AVENUE. UM, THE MAXIMUM FAR UNDER THE GENERAL PLAN IS, UH, 0.8 TO ONE. UM, SO, UH, AS WE JUST DISCUSSED, THE, UH, THIS ITEM, UH, IS NOT, UH, ALLOWED, UH, AS DESIGNED UNDER EXISTING ZONING AND, UH, AS A CONDITION OF PROJECT APPROVAL. I BELIEVE IT'S CONDITION NUMBER NINE IN THE RECOMMENDED CONDITIONS. UH, COUNCIL ADOPTION OF THE ZONING CODE AMENDMENT, WHICH WAS JUST DISCUSSED, WOULD BE, UH, NEED TO BE IN EFFECT BEFORE ANY BUILDING PERMITS OR GRADING PERMITS COULD BE ISSUED FOR THE, UH, FOR THE PROJECT. UM, IT'S ZONED COMMERCIAL ONE IN THE C ONE ZONE. UM, IT MEETS ALL OF THE SETBACK REQUIREMENTS. UM, THEY HAVE APPLIED FOR A, A WAIVER, UM, UNDER THE, UH, STATE DENSITY BONUS LAW FOR BUILDING HEIGHT. UH, THE PRIMARY STRUCTURE IS AT 53 FEET IN HEIGHT. WE'RE UNDER, UH, THE C ONE ZONE. 30 FEET IS THE MAXIMUM HEIGHT FOR THE PRIMARY STRUCTURE. THE ACCESSORY STRUCTURE, WHICH IS, UH, A DETACHED SINGLE STORY POOL BUILDING IS 16 FEET IN HEIGHT, WHERE THE MAXIMUM ALLOWED IS 15. AND THEN THEY ALSO HAVE REQUESTED A, A WAIVER, UH, ELIGIBLE FOR A WAIVER, UH, FROM THE MAXIMUM FAR. UH, THEY'RE PROPOSING A 1.28 TO ONE FAR, WHERE THE MAXIMUM IS, UH, 0.8 TO ONE. AND THEN LASTLY, THE HEIGHT OF, UH, FENCING ALONG, UH, THERE'S A FENCE ALONG SYCAMORE AVENUE OR SYCAMORE LANE FRONTAGE IS SIX FEET IN HEIGHT. UH, THE MAXIMUM UNDER THE ZONING CODE IS 42 INCHES. SO THAT'S THE OTHER WAIVER THAT, UM, IS APPLIED TO THE PROJECT UNDER THE STATE DENSITY BONUS LAW. UM, I'LL JUST BRIEFLY INTRODUCE YOU TO THE LAYOUT OF THE PROJECT, AND AS I SAID, THE, UH, APPLICANT WILL GO INTO THE DETAILS. UH, IT FRONTS PETALUMA BOULEVARD NORTH WITH A CIRCULAR DRIVEWAY AND A PORT SHARE AT THE FRONT. UH, THE COMPONENTS OF THE BUILDING THAT ARE CLOSEST TO PETALUMA BOULEVARD ARE THREE STORY. SO THIS AREA THAT STICKS OUT IS SAME WITH THIS AREA IS THREE STORIES, AND THEN AT THE BACK WHERE IT'S ADJACENT TO AND CLOSEST TO THE SINGLE FAMILY RESIDENTIAL, UH, THERE ARE ALSO THREE STORY COMPONENTS. UM, SO REALLY THE FOUR STORY IS KIND OF IN THE CENTER OF THE CORE OF THE BUILDING. IT'S A U-SHAPE OR HORSESHOE SHAPED BUILDING, UH, WITH, UH, AMENITIES IN THE CENTER AREA OF THE, UH, OF THE COURTYARD, THE CENTRAL COURTYARD AREA. THE POOL IS IN AN ENCLOSED BUILDING, SINGLE STORY BUILDING. UM, THERE ARE GARDEN BEDS, RAISED GARDEN BEDS, UH, SPORTS COURTS, BOCCE BALL COURT. IN THIS, UH, REAR NORTHWEST CORNER, UH, ACCESS, UH, TO THE PARKING LOT, THERE'S A PARKING LOT IN THE REAR, UH, THAT'S OFF OF SYCAMORE. THERE'S A GATE, UH, THAT GATE OPENS AUTOMATICALLY. UM, THIS WOULD BE VISITORS WOULD BE, UH, PARKING IN [01:10:01] THIS GATE, UH, IN THIS PARKING LOT. UM, AND THEN THERE'S ALSO A SUBTERRANEAN GARAGE. UH, THIS IS THE DRIVEWAY TO THE SUBTERRANEAN GARAGE, WHICH IS BELOW PRETTY MUCH THE ENTIRE BUILDING. AND THIS IS A VANTAGE POINT FROM, UH, PETALUMA BOULEVARD, UH, NORTH, KIND OF LOOKING AT THE, UH, FROM THE SOUTHEAST CORNER OF THE BUILDING OR LOOKING FROM THE SOUTHEAST TO NORTHWEST, UH, THERE ARE OVER 50 EXISTING TREES ON THE PROPERTY, 13 OF WHICH, UM, ARE PROTECTED TREES PROPOSED TO BE REMOVED, PLUS 13 OTHER TREES THAT ARE NOT PROTECTED, THAT ARE, UH, PROPOSED TO BE REMOVED. UH, 126 TREES, NEW TREES WOULD BE PLANTED. UM, AND, UH, THE PLANTINGS ARE A MIX OF BOTH NATIVE AND ORNAMENTAL NON-NATIVE, UH, TREE SPECIES. UH, THEY ARE REQUIRED TO MEET THE TREE REPLACEMENT, UH, REQUIREMENTS OF THE CODE, UH, WHICH, UH, THERE'S A CONDITION OF APPROVAL TO ENSURE THAT THEY, THEY DO, UH, MEET THOSE REQUIREMENTS. UM, MOST OF THE TREES, UH, PROPOSED TO BE REMOVED ARE ALONG SYCAMORE LANE. UM, BUT THIS IS AN ILLUSTRATIVE LANDSCAPE PLAN, KIND OF GENERALLY SHOWS THE, UH, LOCATION OF THE NEW PLANTINGS. UH, THE MATURE TREES ALONG THE, UH, WESTERLY BOUNDARY OF THE PROJECT SITE, UH, WILL REMAIN. UM, AND THOSE WILL HELP PROVIDE A BUFFER BETWEEN THE EXISTING SINGLE FAMILY, UH, RESIDENTS TO THE WEST. UH, AND THE PROJECT SITE ALSO SHOULD BE NOTED. THE PROJECT SITE IS RELATIVELY FLAT, BUT THERE IS A CHANGE OF ABOUT, I THINK IT'S ABOUT 12 FEET FROM THE HIGHEST POINT TO THE LOWEST POINT. DOESN'T LOOK LIKE IT WHEN YOU'RE OUT THERE. UM, BUT, BUT THERE IS, UM, SOME, SOME CHANGE IN GRADE. UH, THESE, UH, THERE ARE SOME RETAINING WALLS BACK HERE. SO THE SPORTS COURT WOULD BE RECESSED DOWN BELOW THE EXISTING GRADE, I BELIEVE ABOUT FOUR TO FIVE FEET. UM, AND THERE'S JUST A SERIES OF, YOU KNOW, TWO TO THREE FOOT RETAINING WALLS TO MAKE UP THAT CHANGE IN GRADE ACROSS THE ENTIRE SITE. SO ALONG SYCAMORE LANE, UM, IS WHERE THE MAJORITY OF THE TREES ARE. 11 OF THE 13 TREES PROPOSED FOR REMOVAL ARE LOCATED, UH, THE PROTECTED TREES. UM, A MAJORITY OF THESE TREES ARE BEING REMOVED TO ACCOMMODATE THE SIDEWALK, UH, AND ALSO TO PROVIDE AERIAL ACCESS FOR FIRE APPARATUS THAT WOULD BE STAGED, UH, IN THIS HATCHED AREA HERE. UM, I SPOKE WITH THE APPLICANT, UH, REGARDING THE POSSIBILITY OF MAKING MODIFICATIONS TO THE PLAN, UH, TO TRY TO, UH, PRESERVE AS MANY OF THESE TREES. UM, THE RESPONSES THAT, UH, GIVEN THE, UH, LOCATION OF THE AERIAL APPARATUS, THE REQUIREMENT FOR THE SIDEWALK LOCATION OF THE, UM, STORMWATER DETENTION AREAS, WHICH ARE THESE TWO AREAS, UM, IT WOULD NOT BE POSSIBLE TO, TO SAVE, UM, ANY OF THOSE TREES. UM, I ALSO SPOKE OR COMMUNICATED WITH THE PUBLIC WORKS DIRECTOR ABOUT USING DECOMPOSED GRANITE INSTEAD OF CONCRETE. HE SAID THAT ACTUALLY YOU NEED TO EXCAVATE DEEPER TO PROVIDE A PROPER BASE FOR THAT. SO THAT WOULD ACTUALLY NOT BE A, A, A VIABLE SOLUTION. UM, UH, AND, AND THEN THE TREES THAT ARE IN THE DIRECT PATH OF THE SIDEWALK COULD NOT BE, COULD NOT BE PRESERVED. UH, REGARDLESS. THE, UH, PROJECT IS SUBJECT TO, UH, SITE PLAN AND ARCHITECTURAL REVIEW. UH, THE, UH, STANDARDS, THESE ARE QUALITATIVE, UH, SUBJECTIVE STANDARDS, UM, AND, UH, FINDINGS ARE DESCRIBED IN DETAIL IN THE STAFF REPORT AND IN THE ATTACHED RESOLUTION. UM, THESE, UH, ADDRESS THE BUILDING ARCHITECTURE, THE SITING OF THE BUILDING, THE MASS AND HEIGHT, UH, COLOR OF THE STRUCTURE, UH, LANDSCAPING, UH, ACCESS TO THE SITE, UM, AND, UH, ENVIRONMENTAL, UH, COMPLIANCE WITH CQA. UH, IN ADDITION, THERE'S, UH, DISCRETIONARY TREE REMOVAL PERMIT APPLICATION, UM, WHICH LOOKS AT, UH, PRESERVING TREES WHEN POSSIBLE BY, THROUGH REDESIGN, UH, OR OTHER MEANS TO, TO PRESERVE TRAYS. UM, ONE OF THE THINGS TO, UH, NOTE AS, UH, OUR, UH, DEPUTY CITY ATTORNEY MENTIONED THIS PROJECT IS, UH, SUBJECT TO THE HOUSING ACCOUNTABILITY ACT. AND UNDER THE HAA, UH, IT IS A QUALIFIED HOUSING PROJECT. UH, THE CITY'S LIMITED TO APPLYING QUANTITATIVE [01:15:01] DEVELOPMENT STANDARDS. UM, AND, UM, SO UNLESS THERE'S A HEALTH AND SAFETY REASON, UH, WE CANNOT REQUIRE THE APPLICANT COMPLY WITH DISCRETIONARY QUALITATIVE DESIGN STANDARDS. SO THAT, UH, CONCLUDES MY PRESENTATION AND, UM, AVAILABLE FOR ANY QUESTIONS. UH, AND AS I, UH, SAID, THE APPLICANT DOES HAVE A POWERPOINT PRESENTATION AS WELL. THEY'LL GO INTO DETAIL ON THE PROJECT DESIGN. THANK YOU. ANY URGENT QUESTIONS FOR EMMANUEL, OR SHALL WE HEAR FROM THE APPLICANT? YEAH, GO AHEAD. UM, MAYBE A BIT OF BACKGROUND ON, I THINK IT WAS A PREVIOUS COMMENT OR A REVISION FROM A PREVIOUS REVIEW, THE SEVEN FOOT SETBACK FROM SOME OF THE TREES, UH, FOR THE RETAINING WALLS. IS THERE A LITTLE BIT MORE CONTEXT THERE? WAS THAT BASED ON AN ARBORIST REVIEW OR LIKE WHERE, WHERE DID THAT KIND OF COME FROM? YEAH, SO, UM, THEY MADE SOME CHANGES, I BELIEVE IT WAS TO, IN EITHER IN THIS AREA OR THIS AREA WHERE THEY, UH, PRESERVED BY CHANGING LOCATION OF THE, UH, PARKING AND THE, UH, THE, UH, LANDSCAPE PENINSULAS BETWEEN THE PARKING SPACES. UH, THEY WERE ABLE TO PRESERVE, UM, ONE OR TWO TREES THAT WERE INITIALLY CONTEMPLATED OR, UH, SLATED FOR REMOVAL. I GUESS THERE'S A FEW ON ONE OF THE LANDSCAPE PLANS, L 3.1 WHERE THERE'S RED LINED KIND OF REVISIONS NOTED, AND THOSE HAVE A SPECIFIC CALL OUT TO RETAINING WALL SHIFTED. AND I CAN SAVE THIS FOR THE APPLICANT TOO IF THEY HAVE MORE HISTORY. SURE. BUT THAT'S JUST ONE QUESTION THAT'S COMING TO MIND. YEP. I'D ALSO LIKE TO MENTION WE DID RECEIVE, UH, SEVERAL PIECES OF CORRESPONDENCE, UH, FROM, UH, RESIDENTS, PRIMARILY RESIDENTS TO THE WEST OF THE PROJECT SITE. UH, CONCERNED WITH, UH, I THINK THERE ARE REALLY TWO OR THREE, UH, TOPIC AREAS. ONE IS, UM, REMOVAL OF THE TREES ALONG SYCAMORE LANE, UM, AND THEN, UH, UH, EXITING THE NEIGHBORHOOD IN THE CASE OF, OF AN EMERGENCY. UH, AND THEN ONE COMMENT FROM A RESIDENT, I GUESS, WHOSE PROPERTY IS CLOSEST TO THE SPORTS COURT, WAS CONCERNED WITH NOISE FROM THE SPORTS COURT. ARE, ARE YOU SETTLED? UM, I JUST WANNA CONFIRM THE SITE PHOTO VIEW 13 IN ONE OF THE ARCHITECTURAL EXHIBITS. IT'S ON A 1.4 THAT'S LOOKING BACK AT THE TREE LINE THAT'S ADJACENT THOSE RESIDENTIAL LOTS, I BELIEVE. BUT IT MIGHT JUST BE HELPFUL TO GET ORIENTED ON THAT. I'M SORRY, WHICH PLAN SHEET WAS THAT? IT'S A 1.4. I THINK IT'S THE FIRST, UH, IT'S ATTACHMENT ONE, EXHIBIT B PART TWO, AND SITE PHOTO VIEW 13. I'M JUST TRYING TO GET A SENSE OF KIND OF THE EXISTING TREES ON THAT BACK LOT LINE, HOW BIG THEY ARE AND KIND OF WHAT THAT INTERVENTION MIGHT LOOK LIKE ALONG, ALONG THAT EDGE. NOT YET. I THINK I'M MAKING SENSE NOW ON THE, OF THE KEYNOTES. THAT 13 SHEET OR THAT 13 KEYNOTE ON A ONE, I THINK IS SPELLING OUT OUR PHOTO VIEWS, AND IT IS KIND OF, OF THAT BACK LOT LINE. SO I ANSWERED MY OWN QUESTION. OKAY. SORRY, . ALL GOOD. COMMISSIONER ? YEAH, IT SEEMED LIKE, I JUST WANNA CONFIRM CONDITIONS OF APPROVAL ALREADY INTEGRATED WHAT THE FIRE DEPARTMENT RESPONDED TO ONE OF OUR PUBLIC COMMENTARIES WITH NO OKAY. ABOUT CIRCULATION AND EVACUATION. SO, UM, ACTUALLY THANK YOU FOR REMINDING ME. THERE ARE SIX ADDITIONAL CONDITIONS OF APPROVAL THAT THE FIRE MARSHAL, UH, WOULD LIKE TO INCLUDE. UM, AND I HAVE, UH, I WILL SHOW THOSE. AND THEN WE ALSO HAVE A MODIFICATION TO ONE OF THE, UH, CONDITIONS THAT ARE IN THE STREAMLINED ENVIRONMENTAL CHECKLIST, UH, DOCUMENT UMS. [01:20:08] SO THE, UH, IN THE ENVIRONMENTAL CHECKLIST, UH, DOCUMENT, UH, ONE OF THE CONDITIONS, UM, WOULD BE REVISED AS SHOWN IN THE UNDERLYING IN THIS. AND THIS HAS TO DO WITH, UH, SOME TESTING REQUIRED BY THE, UH, REGIONAL WATER QUALITY CONTROL BOARD. UM, NOW I WAS JUST KIND OF CLARIFYING THERE'S A CLOSURE LETTER, BUT, UM, THE CLOSURE LETTER, UH, WAS, UH, BASED ON PRIOR STANDARDS, SO THEY JUST, THAT NEEDS TO BE UPDATED. AND THEN THE, UH, FIRE MARSHAL, UH, WANTED SIX ADDITIONAL, UH, CONDITIONS APPLIED AS LISTED HERE. SO THE APPLICANT AND ALL OF THESE ARE REQUIRED BY THE CODE ANYWAY, SO IT'S, UM, SO THE APPLICANT SHALL PROVIDE AN EMERGENCY EVACUATION AND RELOCATION PLAN. APPLICANT SHALL, UH, CONDUCT ANNUAL STAFF TRAINING AND DRILLS PER THE CODE. APPLICANT SHALL PROVIDE DOCUMENTED TRANSPORTATION AGREEMENTS FOR ASSISTED EVACUATION. UH, ALL FIRE LANES ARE TO BE MAINTAINED AND POSTED PER THE CODE. UH, THE BUILDING SHALL HAVE, UH, FIRE SPRINKLERS AND FIRE ALARM SYSTEMS AND, UH, EMERGENCY POWER, UH, WAS REQUIRED FOR LIFE SAFETY SYSTEMS. AND THE PREVIOUS UPDATES, NOT THE FIRE, THE PREVIOUS ONES COVER THAT. I THINK THEIR NEWEST PHASE TWO HAD A COUPLE THINGS ABOVE ESLS. SO WE'RE HAVING A REVISED PHASE TWO WITH, WITH SAMPLING, SO THAT'S GREAT. OH, I'M SORRY. YES. YEAH. OKAY. THANK YOU. ANY FURTHER QUESTIONS FOR STAFF BEFORE WE HAVE THE APPLICANT PRESENT? OKAY. LET'S HAVE OUR APPLICANT A PODIUM. THANK YOU. OH GOD. THERE'S A PRESENTATION NOTE. IT WAS UP THERE A SECOND AGO. OKAY. SORRY. IT TAKES A WHILE. NO, NO PROBLEM. AH, IT'S WEIRD WHEN I GET TO CLICK ON PRESENTATION, IT STOPS SHARE THE SCREEN. MM-HMM . MM-HMM . ALL RIGHT. OKAY. READY WHENEVER YOU ARE. ALL RIGHT. NOW, , THANK YOU FOR HAVING US THIS EVENING. UM, YOU KNOW, GOOD EVENING PLANNING COMMISSION, COUNCIL MEMBERS, CITY STAFF, AND MEMBERS OF THE PUBLIC. MY NAME IS BROOKE ROSS WITH GALLAGHER COMPANIES, AND I'M HERE PRESENTING THE PETALUMA CONTINUING CARE RETIREMENT COMMUNITY LOCATED AT 1 2 2 1 PETALUMA BOULEVARD NORTH. UH, TONIGHT'S HEARING IS EMMANUEL HAS TAKEN US THROUGH WILL BE THE SITE PLAN AND ARCHITECTURAL REVIEW, INCLUDING THREE STATE DENSITY BONUS WAIVER REQUESTS, AS WELL AS THE TREE REMOVAL PERMIT. NEXT SLIDE, PLEASE. [01:25:05] OUR DEVELOPMENT TEAM IS LED BY GALLAGHER COMPANIES WITH GSC, MANAGING CONSTRUCTION AND GALLAGHER SIGNATURE LIVING OVERSEEING OPERATIONS. KEY PARTNERS HERE WITH US THIS EVENING ARE THE HANSEL FAMILY FIRST CARBON SOLUTIONS, W TRANS LAND DESIGN AND CIVIL DESIGN CONSULTANTS, BRINGING TOGETHER A COMPREHENSIVE AND COORDINATED GROUP OF EXPERT TO SUPPORT THIS PROJECT. GALLAGHER COMPANIES HAS OVER 35 YEARS OF PROVEN EXPERIENCE DELIVERING HIGH QUALITY RESIDENTIAL, COMMERCIAL, AND SENIOR LIVING DEVELOPMENTS ACROSS THE WESTERN UNITED STATES. OUR TEAM HAS BUILT MORE THAN 6,300 SENIOR UNITS AMONGST 70 CAMPUSES, AND BRINGS A FULL, IN FULL IN-HOUSE EXPERTISE FROM DESIGN THROUGH OPERATIONS. NEXT SLIDE. AS WE'VE, UH, TOUCHED ON A LITTLE BIT HERE TONIGHT, AND, UH, CCRC OFFERS A FULL CONTINUUM OF CARE, INCLUDING INDEPENDENT LIVING, ASSISTED LIVING, AND MEMORY CARE, ALLOWING SENIORS TO AGE IN PLACE AS A LICENSED RCFE OR RESIDENTIAL CARE FACILITY FOR THE ELDERLY. THE COMMUNITY IS STRUCTURED TO PROVIDE FLEXIBLE SUPPORT BASED ON EVOLVING RESIDENT NEEDS. RESIDENTS ENJOY AN ALL-INCLUSIVE, COMPREHENSIVE LIFESTYLE THAT BLENDS HOSPITALITY, WELLNESS, AND CARE SERVICES SHOULD THEY NEED THEM. THE COMMUNITY IS INTENDED TO OFFER A MORE CONVENIENT, SUPPORTIVE LIFESTYLE AND ENRICHES RESIDENTS QUALITY OF LIFE. AS YOU CAN SEE ON THIS SLIDE, WE PROVIDE A WIDE RANGE OF SERVICES, INCLUDING HOUSEKEEPING, DINING, FITNESS PROGRAMS, TRANSPORTATION, AND MORE. ALL DELIVERED BY TRAINED PROFESSIONALS AND ADDITIONAL OPTIONAL SERVICES MAY BE AVAILABLE, OFFERING RESIDENTS FLEXIBILITY AND PERSONALIZED SUPPORT. THE COMMUNITY OFFERS A DYNAMIC CALENDAR OF FITNESS, ENRICHMENT, CULTURAL AND SOCIAL PROGRAMS TAILORED TO RESIDENT INTERESTS, A FULL-TIME ACTIVITIES, UH, ACTIVITIES. TEAM ENSURES ONGOING ENGAGEMENT AND OPPORTUNITIES FOR CONNECTION. OUR AMENITIES INCLUDE FITNESS AND WELLNESS POOL, I'M SORRY, FITNESS AND WELLNESS SPACES, POOLS, GARDENS, WALKING PATHS, SOCIAL AREAS, AND BEAUTIFULLY LANDSCAPED, GAR GARDENS AND GROUNDS. THESE SPACES SUPPORT HEALTH, RELAXATION, AND COMMUNITY INTERACTION. OUR CULINARY PROGRAM OFFERS CHEF PREPARED MEALS WITH SEASONALLY INSPIRED MENUS, SERVED ACROSS MULTIPLE DINING VENUES TO PROVIDE CHOICE, FLEXIBILITY, AND HIGH QUALITY DINING EXPERIENCES FOR RESIDENTS. OKAY, THESE NEXT SLIDES PROVIDE AN OVERVIEW OF CORE PROJECT ELEMENTS, INCLUDING BUILDING, DESIGN, SITE LAYOUTS, RENDERINGS, AND TECHNICAL PLANS. THESE RENDERINGS ILLUSTRATE THE ARCHITECTURAL CHARACTER SCALE AND RESIDENTIAL QUALITY OF THE COMMUNITY. AND THIS FIRST, AS EMMANUEL POINTED OUT, WOULD BE HEADED NORTH ON PETALUMA BOULEVARD NORTH WITH THE PROJECT TO YOUR LEFT NEXT FROM THE OUTDOOR DINING AREA, LOOKING THROUGH THE COURTYARD TOWARDS THE REAR LOBBY ENTRANCE. AND LASTLY, THIS VIEW IS FROM THE REAR LOBBY ENTRANCE. LOOKING THROUGH THE COURTYARD AT THE POOL BUILDING AND SOUTHERN WING, THE SITE PLAN ILLUSTRATES HOW THE PROJECT IS ORGANIZED THROUGHOUT THE 4.19 ACRE PARCEL WITH A PROPOSED FAR OF 1.28. THE DESIGN FEATURES A FOUR STORY U-SHAPED STEEL BUILDING, UH, A STILL FRAME BUILDING ABOVE A SUBTERRANEAN GARAGE, AND OFFERS 82 INDEPENDENT LIVING UNITS, EIGHT MEMORY CARE UNITS, A FULL SUITE OF RESIDENTIAL AMENITIES, AND AN ACTIVATED INTERIOR COURTYARD. THE COMMUNITY IS SUPPORTED BY 100, OH, SORRY. NO, THAT'S OKAY. UH, THE COMMUNITY IS SUPPORTED BY 164 PARKING SPACES, 129 OF WHICH ARE IN THE SUBTERRANEAN PARKING GARAGE, AND 29 SURFACE, OH, YOU WANT ME TO GO BACK? UH, IT'S OKAY. UH, 29 SURFACE SPACES, AND THEN BOTH ARE ACCESSIBLE AS EMMANUEL POINTED OUT THROUGH SYCAMORE LANE. OKAY. UH, FOLLOWING, WE CAN GO TO THE NEXT SLIDE NOW, . THANK YOU, . FOLLOWING THE MAY, 2024 DESIGN WORKSHOP, WE REFINED THE PROJECT TO BETTER REFLECT PETALUMA'S HISTORIC CHARACTER. UH, THE, THIS REVISED DESIGN INCORPORATES MODERN SPANISH STYLE ELEMENTS AND A COLOR AND MATERIAL PALETTE CONSISTENT WITH LOCAL ARCHITECTURE. WE LISTENED CLOSELY TO THE FEEDBACK THE COMMISSION GAVE AFTER THE WORKSHOP, RESULTING IN AN INCREASED FRONT SETBACK, A STEP BACK UPPER FLOOR, AND REDUCE MASSING, UH, TO REDUCE MASSING ALONG THE STREET AND ADDITIONAL FRONTAGE IMPROVEMENTS. THIS CROSS SECTIONS ILLUSTRATE ILLUSTRATE HOW THE BUILDING IS THOUGHTFULLY ARRANGED ON THE SITE WITH THE FOUR STORY MAIN STRUCTURE SET ABOVE A SUBTERRANEAN PARKING GARAGE TO MINIMIZE VISIBLE MASS AND REDUCE THE PROJECT'S OVERALL FOOTPRINT. THESE SECTIONS ALSO HIGHLIGHT THE RELATIONSHIP [01:30:01] BETWEEN THE PRIMARY BUILDING, THE SINGLE STORY POOL, AND THE INTERIOR COURTYARD. THIS SLIDE SHOWS ARCHITECTURAL AND LANDSCAPE DETAILS THAT REFLECT QUALITY, CRAFTSMANSHIP, AND DURABLE ATTRACTIVE MATERIALS. AND LAST, UM, THANK YOU EMMANUEL FOR, FOR SPEAKING THROUGH THIS, BUT THIS PLAN IDENTIFIES THE TREES TO BE PRESERVED AND REMOVED BASED ON ARBOR EVALUATIONS, AND INCLUDES A ROBUST REPLACEMENT STRATEGY TO ENHANCE, UH, ENHANCE LONG-TERM CANOPY AND ECOLOGICAL VALUE. AND THAT CONCLUDES THE PRESENTATION. UH, WE WILL OPEN IT UP FOR ANY QUESTIONS AND COMMENTS YOU MAY HAVE. AND, UH, THANK YOU AGAIN FOR THE OPPORTUNITY TO BE HERE. THANK YOU VERY MUCH. LET'S OPEN IT UP FOR QUESTIONS FOR THE APPLICANT. I CAN KICK US OFF. UM, THAT CROSS SECTION IMAGE THAT WE JUST SAW DID NOT SEEM TO ILLUSTRATE STEP BACKS. YES. IF WE COULD. IT'S A MATIC THAT YOU GOTTA, SORRY, YOU GOTTA COME BACK TO THE MIC. SORRY ABOUT THAT. YES, IT'S A SCHEMATIC AND WE, WE, WE NOTE THAT IT, IT SHOULD. OKAY. SO THESE, THESE SECTIONS WOULD INDEED HAVE THE FOURTH FLOOR YES. IN INWARD. OKAY. YES. SO JUST A, AN ERROR. YES. GOT IT. OKAY. OTHER QUESTIONS? COMMISSIONER ZEN? YEAH, A QUICK QUESTION ON THE LANDSCAPE PLAN, JUST 'CAUSE IT WAS ELEVATED BY PUBLIC COMMENTS AS WELL. SYCAMORE LANE OBVIOUSLY HAS SOME PRETTY LARGE CANOPY TREES. WE SEE, YOU KNOW, IN THE UPPER THIRTIES TO THE FORTIES, WE SEE TREES SLATED FOR REMOVAL. I'M WONDERING IN PARTICULAR, IF ANYONE ON THE PROJECT TEAM CAN TALK ABOUT MAYBE TREE NUMBER, LIKE 46 40. I UNDERSTAND THAT SOME OF THESE ARE IN THE WAY OF THE OFFSITE IMPROVEMENTS AND THE RIGHT OF WAY IMPROVEMENTS, BUT JUST WHAT WERE THE BARRIERS TO KEEPING MAYBE LIKE 44 OR 46 AND 40, WHICH DON'T SEEM TO DIRECTLY INTERSECT WITH AN IMPERVIOUS SURFACE. UM, BUT I'M SURE THERE'S PROBABLY SOME OTHER CONDITION THAT MIGHT HAVE APPLIED AND WOULD LOVE TO HEAR IT. YEAH, WE HAVE OUR PROJECT. SO THIS, HI, I'M JENNIFER LA I'M THE, UM, LANDSCAPE ARCHITECT ON THE PROJECT. UM, I'M JUST LOOKING WHERE 46 IS LOCATED. SLIDE NOW. THIS, HERE UP. THANK YOU. 46. OKAY. SORRY. MY VISION ISN'T WHAT IT USED TO BE, . THAT'S OKAY. UM, SO 46, THE CONFINES THAT WE ARE AT IS WE ARE, UM, UH, LIKE, I CAN'T REMEMBER SOMEONE MENTIONED IT. UM, THERE IS A 12 FOOT DIFFERENCE IN ELEVATION FROM THE BACK OF THE SITE TO THE FRONT OF THE SITE. SO THERE IS, WE ARE SLOPING DOWN FROM THE BUILDING TOWARD THE SIDEWALK. AND SO, UH, WE WOULD BE GRADING AROUND THOSE TREES AS WELL. UM, THEN WE ALSO HAVE THE, THE SIDEWALK. UM, SO GIVEN THE NEEDS OF GRADING AND SIDEWALK IMPROVEMENTS, IT'S NOT FEASIBLE. WE, WE TO KEEP THOSE YEAH, WE DIDN'T FIND IT FEASIBLE. WE HAVE GOTTEN OVER THESE TREES A LOT. WE, UM, OUR ARBORIST HAS, AND OUR PLANNER, WE'VE HAD MULTIPLE DISCUSSIONS. WE DID SAVE TREES WHERE WE COULD, UM, AND UNFORTUNATELY JUST IT'S THE GRADING DOWN FROM THE BUILDING TOWARD THE SIDEWALK. UM, WE WEREN'T ABLE TO SAVE THESE. UH, IN ADDITION, WE'RE ALSO CONCERNED ABOUT AERIAL ACCESS FOR FIRE ALONG ALONG SYCAMORE. SO WE'RE TRYING TO, THE TREES THAT WE REPLACE THERE, KEEP THEM LOWER THAN THE TREES THAT ARE THERE CURRENTLY. THAT MAKES SENSE. THANK YOU FOR TEASING THAT OUT. IT'S THE LIMITATIONS OF A TWO DIMENSIONAL MAP. YOU DON'T ALWAYS KNOW. I AGREE. THE SITE CONDITIONS, AND I APPRECIATE YOU ELEVATING THE, THE ISSUE WITH FIRE AS WELL. SO THANK YOU FOR THAT. CERTAINLY. YES. UM, UH, I THINK THE OTHER KIND OF PRIMARY QUESTION I HAD, IT REALLY GETS BACK TO THIS DISCUSSION WE JUST HAD ABOUT ACTIVATED FRONTAGE. THANK YOU. I THINK I'M, UH, I DON'T WANNA SPEAK TOO SOON, BUT I THINK I'M OKAY ON TREES FOR NOW. UM, BUT ON ACTIVATED FRONTAGES, I WOULD IMAGINE WITH THIS KIND OF FACILITY, YOU DON'T WANT, UH, A PUBLIC INTERFACE PER SE. CAN YOU TALK ABOUT SOME OF THE CHANGES THAT WERE MADE SINCE THE STUDY SESSION TO THE FRONTAGE ALONG PETALUMA BOULEVARD? [01:35:01] UM, AND JUST WALK THROUGH MAYBE SOME THINGS DONE TO ACCOMMODATE THAT AS MORE OF A PUBLIC PATHWAY. 'CAUSE IT LOOKED LIKE FROM COMPARING THE STUDY SESSION PLANS, THERE WERE SOME CHANGES MADE AND MAYBE SOME OF THE DESIGN THOUGHT PROCESS THERE. THANK YOU. YES. SO FOLLOWING THE STUDY SESSION, UH, WE WENT BACK AND INCREASED THE SETBACK. UM, WE APPLIED THE STEP BACK AND WE ALSO ADDED LANDSCAPING. UM, YOU KNOW, THERE'S, THERE'S SEATING. THERE'S THE PROPOSED FRONTAGE, UM, IMPROVEMENTS INCLUDING THE SIDEWALK. IT IS A LICENSED FACILITY. THEY'RE HIGHLY REGULATED BY THE DEPARTMENT OF SOCIAL SERVICES. SO THERE IS AN ELEMENT OF SAFETY AND SECURITY AS WELL AS THE RESO RESIDENTIAL USE PROPOSED ON THE GROUND FLOOR. SO WE WERE LIMITED IN, IN WHAT WE COULD DO. UM, YOU KNOW, THERE, THERE ARE FOLKS RESIDENCES THAT COME UP TO THAT, THAT FRONT AREA. SO. OKAY. THANK, THANK YOU FOR THAT. YEAH. 'CAUSE I DID HIGHLIGHT THAT CHANGE. I KNOW IT'S SOMETHING WE COMMENTED ON AT THE STUDY SESSION. YES. UH, AND ACTUALLY YOU MIGHT BE GREAT FOR JUST A COUPLE OTHER SPECIFIC QUESTIONS. SURE. UM, WHEN IT COMES TO THE WINDOWS, IT LOOKS LIKE THOSE ARE SET BACK IN THE STUCCOS. THAT CORRECT? MM-HMM . LOOKS LIKE A COUPLE INCHES KIND OF SET BACK INTO THE STUCCO MATERIAL. YES. OKAY, GREAT. UH, AND THEN THE BALCONY DESIGNS, WAS THERE ANY THOUGHT PUT INTO ANY VARIATION IN BALCONY DESIGN? UM, AGAIN, THERE'S GOOD ARTICULATION ON THE BUILDING. I ACTUALLY SEE SOME AREAS OF TRIM, KIND OF DIFFERENTIATING FLOORS. THE ONE REPETITIVE ELEMENT THAT STOOD OUT TO ME WAS THE BALCONIES. ANY THOUGHT THERE? IS THIS KIND OF, IN TERMS OF FINANCIAL FEASIBILITY, THIS WAS THE ROUTE TO GO? OR IS THERE ANY THOUGHT ABOUT, UH, KIND OF DERIVATIVES THERE IN TERMS OF BALCONY DESIGN? YEAH, THANK YOU. THAT'S A GREAT QUESTION. I MIGHT ASK, UH, NATE TO JOIN ME UP HERE IF HE, DO YOU WANNA REPEAT THE QUESTION? I THINK I CAN GO FOR THAT. OKAY. UH, NATE MARIN GALLAGHER COMPANY'S, UH, SENIOR ARCHITECTURAL DESIGNER. WE HAVE SOME VARIATION FROM FLOOR TO FLOOR, UM, THAT DO KIND OF END UP REPEATING TO KIND OF KEEP SOME OF THAT, UM, KIND OF SYMMETRY, IF YOU WILL, FROM FLOOR TO FLOOR. SO IT, IT DOESN'T NECESSARILY READ ON THIS IMAGE COMPLETELY, BUT THE GROUND FLOOR WE'RE TRYING TO MAINTAIN, UM, YOU KNOW, SOME ARCHED, UM, ELEMENTS ON THE BOTTOM TO KIND OF, UH, SPEAK TO THAT, UH, SPANISH STYLE OF ARCHITECTURE, BUT ALSO KIND OF MAINTAIN SOME HEIGHT THERE SO THAT WE'RE NOT MAKING THOSE, UH, RESIDENTIAL UNITS DARK BY TOTALLY CLOSING THOSE DOWN. SO WE'VE, UH, DONE THAT ON THE SECOND FLOOR. WE'VE KIND OF SQUARED THOSE OFF, YOU KNOW, SOMETHING SIMILAR TO WHAT WE DID ON THE FIRST FLOOR. AND THEN THE UPPER FLOOR, WE HAVE ARCHES AND, UM, WHAT WE DON'T SEE HERE IS WHERE WE HAVE SOME OF THE LOW ARCADE ROOFS COMING UP. WE HAVE SHORTER PONY WALLS TO KIND OF CAPTURE, UM, THOSE ROOF ELEMENTS AND THEN SHORTER, YOU KNOW, ABOUT A FOOT OR SO TALL, UH, RAILINGS AS WELL. SO WE DO HAVE SOME VARIATION IN THAT REGARD. UM, YOU CAN KIND OF SEE IN THAT IMAGE, KIND OF ABOVE THE TREE ON THE RIGHT, THERE'S A LITTLE, UM, KIND OF HALF COLUMN THAT DOES BREAK UP THE RAILING ELEMENTS IN BETWEEN THERE. UM, I DON'T KNOW IF THAT, IF NO, THANK YOU FOR POINTING OUT THOSE AREAS. I THINK THAT WAS A GREAT WALKTHROUGH TO SEE SOME OF THE DESIGN CONTEXT THAT WENT INTO THIS. SO THANK YOU FOR, FOR COMING UP AND EXPLAINING THAT. MM-HMM . AND THEN, UH, A QUESTION, I DON'T KNOW IF IT WOULD BE FOR YOU OR ANOTHER MEMBER OF THE PROJECT TEAM, WHEN WE THINK ABOUT, UH, DELIVERIES, THAT KIND OF THING ON SITE, CAN WE JUST, AND MAYBE THE BEST MAP IS THE OVERHEAD SITE PLAN, KIND OF WHERE THOSE WILL ARRIVE, AND ARE THERE CONDITIONS, AND MAYBE I MISSED THEM IN THE CONDITIONS OF APPROVAL AROUND SERVICE DELIVERY TRUCKS, THAT KIND OF THING? YEAH, THAT MIGHT ACTUALLY BE SOMETHING MORE FOR OUR, UH, OPERATIONS TEAM, ALL SORTS OF DELIVERIES, WHETHER IT'S FOOD PARCELS, MAIL. SO I'LL LET THEM SPEAK TO THAT ONE. OKAY. THANK YOU. OKAY. AND I CAN KIND OF PIGGYBACK, SHE CAN WALK THROUGH, BUT WE WILL HAVE, UH, AREAS FOR DELIVERY, UM, AROUND WHERE THE PARKING AREA IS, THE ENTRANCE TO THE PARKING AREA, AND, UM, THE PORTER, THERE ARE CURRENTLY NO CONDITIONS ON DELIVERIES THAT I'M AWARE OF. THAT'S RIGHT. YEAH. HI, I AM PAIGE. I'M THE CEO OF GALLERY, HER SENIOR LIVING. SO I'M OVER THE OPERATIONS OF ALL OF OUR PROPERTIES. SO WITH DELIVERIES AT OUR COMMUNITIES, THE DELIVERIES THAT OCCUR VIA AMAZON, THERE WILL BE A PACKAGE AND MAIL ROOM LOCATION AT THIS COMMUNITY. SO THE PACKAGES WILL BE SECURED IN ONE CENTRAL LOCATION, SO THAT HELPS WITH THE TRAFFIC AND THE SAFETY THROUGHOUT THE PROPERTY. THERE WILL ALSO BE AN AREA FOR FOOD DELIVERIES FOR OUR RESTAURANT AND DINING PROGRAM, AND THAT'S WHERE OUR FOOD TRUCK WILL PULL UP AND DELIVER AND UNLOAD ALL [01:40:01] THE DELIVERABLE SUPPLIES FOR PAPER PRODUCTS, NAPKINS, ALSO OUR FOOD DELIVERIES SO THEY CAN BE STORED AND REFRIGERATED. EXCELLENT. THANK YOU VERY MUCH FOR THAT. UH, AND I THINK AT THIS POINT THAT IS MOST OF THE QUESTIONS THAT I HAVE. THANK YOU, COMMISSIONER. ADDITIONAL QUESTION, COUNCIL MEMBER, MY QUESTIONS ON LANDSCAPE, UM, MOSTLY PERTAINING TO, IT'S NOT EXACTLY CLEAR TO ME WHERE, UM, ON THE PERIMETER OF THE BUILDING, UM, WE WOULD BE SEEING GRASS. THERE'S IMAGES WHERE THERE'S LIKE BIG LAWNS, IT LOOKS LIKE IN FRONT, AND THEN THERE'S IMAGES WHERE THERE'S ACTUAL LIKE PLANTINGS, AND I'M UNCLEAR, UM, WHICH IS WHICH. CAN YOU TALK TO ME ABOUT WHERE WE MIGHT SEE GRASS ABUTTING, UM, SIDEWALKS ON THE, ON THE PERIMETER, UM, IN THE COURTYARD? UH, RIGHT, IT'S WHERE IT SAYS CENTRAL COURTYARD. UM, YEAH, YEAH. TO BE CLEAR, SORRY, I'M, YEAH. NOT SO MUCH ON THE COURTYARD. IT'S MORE ON THE OUTSIDE OF IT. ON THE PERIMETER OF THE, OF THE PROPERTY ON THE OUTSIDE, WE DON'T HAVE ANY LAWN, SO THE ONLY LAWN THAT WE HAVE IS THAT MAIN COURTYARD, UM, IN THE FIRE ACCESS, UM, ROW THAT ABUTS THE PARKING LOT. UH, THIS WILL BE A, THERE'LL BE A NATIVE TURF THAT GROWS WITHIN A, A GRASS PAVED BLOCK. UM, AND NOT REALLY LAWN, BUT, SO THAT WOULD BE THE OTHER CLOSEST THING, BUT THAT'S A LOW WATER USE. TOTALLY. YEAH. THANK YOU. I JUST, THE MOST COMPLAINTS YOU'LL GET IS IF YOU HAVE WATER SPRAYING ON THE SIDEWALK, SO YEAH. YEAH. YEAH. OKAY. THANKS. OKAY. UM, I'D LOVE TO HEAR A LITTLE BIT MORE, AND APOLOGIES IF I DIDN'T SEE IT IN THE EXHIBITS. UM, IF YOU COULD SPEAK A BIT MORE ABOUT THE UNITS THEMSELVES, UM, AVERAGE SQUARE FOOTAGE LAYOUT, UM, JUST SO WE CAN GET A SENSE OF THE, THE 90 THAT YOU'VE GOT IN THIS BUILDING. SURE. UM, SO 82 INDEPENDENT UNITS, AND THOSE RANGE BETWEEN ROUGHLY A THOUSAND TO 2000 SQUARE FEET. UM, WE WILL HAVE TWO ONE BEDROOMS, UH, SIX TWO BEDROOMS AND 74 2 BEDROOMS PLUS DENS. UM, THOSE WOULD BE THE LARGER UNITS. AND THEN THE MEMORY CARE UNITS LOCATED ON THE GROUND FLOOR, WHICH THEY'RE EIGHT OF, UM, ARE BETWEEN THREE AND 400 SQUARE FEET. COULD YOU RATTLE THOSE NUMBERS OFF ONE MORE TIME ON THE, OF COURSE. YEAH. SO, SO 82, 4 2 BEDROOM, 72 2 BEDROOMS PLUS TEN SIX TWO BEDROOMS AND TWO ONE BEDROOMS. OKAY. SO WHEN WE SPOKE, UM, THERE WAS SOME UNDERSTANDING THAT YOUR CLIENTELE IN MANY CASES ARE COUPLES MOVING IN, SO I'M CURIOUS IF YOU OFTEN YEAH. OFTEN. YEAH. SO I'M CURIOUS IF YOU COULD SPEAK TO THE USE CASE FOR A TWO BEDROOM PLUS DEN, WHICH IS PUSHING 2000 SQUARE FEET. YEAH. MANY TIMES THESE FOLKS CAN BE, I MEAN, THEY'RE ACTIVE SENIORS, SO, UM, YOU KNOW, RECENTLY RETIRED OR STILL WORKING, UM, YOU KNOW, ON BOARDS AND A LOT OF VOLUNTEERISM. SO AN OFFICE IS USUALLY, UM, A, A PRIMARY USE, SOMETIMES TWO OFFICES. UM, YOU KNOW, ONE, ONE IS USED AS A DEN. IT MIGHT BE A SITTING AREA, WATCH THE GAME, THAT KIND OF THING. IN A MORE FORMAL DINING ROOM AND LIVING ROOM IN THE KITCHEN, IN THE, UH, IN THE, UH, MAIN LIVING SPACE, OFTEN IT'S OFFICE. GOTCHA. OKAY. THE REASON I ASK IS THAT, UH, IT'S QUITE A BIG BUILDING TO HAVE 90 UNITS, AND I'M CURIOUS IF YOU CAN SPEAK A LITTLE BIT MORE ABOUT THAT SQUARE FOOTAGE DEDICATION. SURE. AND WHETHER THERE WAS CONSIDERATION TO PACK, PACK MORE UNITS IN POTENTIALLY, OR, OR MAYBE SACRIFICE A FEW DENS TO GET A FEW MORE ONE BEDROOMS, ET CETERA. YEAH, I MEAN, I THINK IT'S, IT'S HEAVILY BASED ON OUR EXPERIENCE WITH BUILDING THESE TYPES OF COMMUNITIES AND, UH, WHAT THE DEMAND IS FOR, FOR THE SIZE AND, YOU KNOW, WHAT, WHAT PEOPLE ARE LOOKING FOR. UM, WE DO HAVE ABOUT JUST UNDER 142 SQUARE FEET DEDICATED 142,000 SQUARE FEET DEDICATED TO THE RESIDENTIAL USE. AND THEN THERE'S ABOUT 85,000 SQUARE FEET THAT'S DEDICATED TO THE RESIDENTIAL ACCESSORY USES, WHICH ARE THE DINING AREAS, YOU KNOW, A, A LIBRARY, A GRAND'S LOBBY, A A CONFERENCE ROOM OR BALLROOM. UM, IT IS, AGAIN, A VERY ACTIVE COMMUNITY. SO, UM, YOU KNOW, WE, WE, IT'S CREATED TO HAVE ALL OF THE SERVICES THAT THEY MAY NEED RIGHT THERE ON SITE. UM, THEY, THEY BRING, YOU KNOW, MAYBE A GUEST SPEAKER IN, UM, AN ART INSTRUCTOR. THERE'S AN ARTS AND CULTURES AREA. UM, SO THERE, IT'S VERY ENGAGED WITH THE COMMUNITY, AND WE HAVE A LOT OF FOLKS COMING IN. THERE MIGHT BE A SEMINAR, UM, AN EDUCATIONAL SERIES. SO THERE'S JUST A LOT OF GAME ROOMS, LIBRARIES. UM, THEY FORM A LOT OF CLUBS AND ORGANIZATIONS WITHIN THEMSELVES. SO IT'S, IT'S CREATING AND OFFERING, UM, THOSE AREAS FOR THEM TO UTILIZE. [01:45:02] I'M NOT SURE IF THAT OKAY. WELL, WELL STILL OFFERING QUITE A, QUITE A BIT OF PRIVATE SPACE FOR RECREATION TOO, OF COURSE. OKAY. COMMISSIONER OR COUNCIL MEMBER. YEAH, SO THIS IS BUILDING ON, I WAS OUT COUGHING MY HEAD OFF FOR A SECOND WHEN COMMISSIONER KUSON ASKED THIS, BUT IT STRIKES ME LIKE THERE'S SO MANY ACTIVE USES, AND IT FEELS LIKE SOME OF THOSE USES COULD BE BROUGHT OUT TO THE, TO THE STREETSCAPE MORE, TO CREATE MORE OF THAT VISIBILITY IN VISIBILITY OUT, MORE INTERACTIVITY WITH THE STREET. AND IT'S LIKE, I THINK IT'S REALLY THE, LIKE THE FINE BALANCE THAT WE'RE LOOKING FOR, WHICH IS ANOTHER CHALLENGING WORD TO USE IN PETALUMA. BUT, UM, IT'S, UH, YOU KNOW, LIKE, I THINK THAT'S WHAT WE'RE LOOKING FOR WHEN WE THINK ABOUT TRYING TO, YOU KNOW, RECOGNIZE THAT THIS IS AN ALL INCLUSIVE, YOU KNOW, SENIOR LIVING COMMUNITY. OBVIOUSLY WE DON'T WANT TO CREATE SAFETY ISSUES, UM, BUT ALSO, YOU KNOW, PEOPLE PLAYING CARDS, PEOPLE EATING, YOU KNOW, MEALS, PEOPLE, YOU KNOW, LISTENING TO SPEAKERS. THOSE ARE ALL THINGS THAT LOOKING IN CREATES A SENSE OF AN ACTIVE STREETS SCAPE, EVEN IF, UM, EVEN IF YOU CAN'T ACCESS IT, RIGHT? SURE. LIKE I LOOK INSIDE OF A LOT OF STORES THAT I NEVER WALK INTO. UM, AND I'M JUST WONDERING WHY WE DON'T SEE MORE OF THAT IN THIS, UM, IN THE PLAN SET. YEAH. I THINK IT GOES BACK TO OVER THE MANY YEARS OF DEVELOPING THESE COMMUNITIES AND, AND WHAT WORKS IN TERMS OF PLACEMENT FOR THESE THINGS. YOU KNOW, DINING IN CERTAIN AREAS, UM, LIBRARIES, THERE'S KIND OF A FLOW LIKE YOU MIGHT SEE IN A HOTEL. YOU KNOW, WHY THE CONFERENCE ROOM MIGHT ALWAYS BE LOCATED IN ONE SPACE. UM, WE DO HAVE THE BISTRO IN THE GRAND LOBBY AND REAR LOBBY. UM, YOU KNOW, WE, WE DID IN SOME, SOME OTHER COMMERCIAL SPACES THAT WE TRIED TO BRING TO THE FRONT TO CREATE THAT ACTIVATION, KEEPING IN MIND THE CITY'S DESIRE FOR THAT. UM, AND, AND THIS WAS WHERE WE LANDED, BUT I, I DO, I, I APPRECIATE THE COMMENT. CAN YOU JUST REFRESH MY MEMORY WHAT, WHAT USE HAVE BEEN BROUGHT OUT TO THE FRONT? UM, THERE'S A BISTRO. THERE'S THE GRAND LOBBY, THE REAR LOBBY. THERE'S SOME MARKETING SPACES AND OFFICES IN THE FRONT. OKAY. THANK YOU. YES, OF COURSE. I BELIEVE THIS CAME UP DURING THE STUDY SESSION. HOW, HOW MANY ELEVATOR SHAFTS ARE WE WORKING WITH? UH, WE HAVE THREE ELEVATORS, SEVEN STAIRWELLS, AND THREE ELEVATORS. TWO, AND THEN, YEAH, ON THE LEFT HAND SIDE THERE, SHOW ME IT ONE, I SAW THAT ONE. AND THEN THERE'S ONE IN THE SOUTH. THERE'S ONE IN THE, UH, NORTH WING. YEP. ONE IN THE SOUTH WING, ONE AT THE SOUTH WING, AND THEN ONE TO THE RIGHT OF THE ENTRANCE. SEE. OKAY. OKAY. GOT IT. YEAH. NOT QUITE ONE OVER HERE. YEAH. GOT IT. OKAY. THANK YOU. OF COURSE. COMMISSIONER EBNER, DID YOU HAVE A QUESTION FOR THE APPLICANT? GO AHEAD. COULD I RESURFACE IF THERE IS AN ARBORIST IN THE ROOM, THE QUESTION OF THE SEVEN FOOT SETBACK AND RETAINING WALLS ON THAT BACK PROPERTY LINE? OF COURSE. HI, EVERYONE. UM, MY NAME'S HANNAH CARNEY. I WAS THE CONSULTING ARBORIST FOR GALLAGHER GALLAGHER FOR THIS PROJECT. UM, AND ESSENTIALLY HERE THE FINDINGS OF THE ARBORIST REPORT IS, UH, BASED ON THE PROVIDED SITE PLANS, UM, OF THE TREES PROPOSED FOR PRESERVATION AND REMOVAL. SO, UM, IF THE APPLICANT WERE TO PROVIDE ALTERNATE PLANS FOR, FOR EXAMPLE, THE SIDEWALK OR THE RETAINING WALL, UM, ALONG SYCAMORE LANE, I COULD PROVIDE INPUT FOR THAT, UM, BASED ON THE SIZE AND EXTENT OF THE ROOT SYSTEMS OF THE TREES THAT I EVALUATED ALONG SYCAMORE LANE. BUT OTHER THAN THAT, UM, THAT'S KIND OF THE EXTENT OF, UM, MY COMMENT. I GUESS MY QUESTION IS MORE ABOUT THE, AND MAYBE I'M MISUNDERSTANDING THE NATURE OF THE RETAINING WALLS, BUT THE RIGHT BEHIND THE GARDEN BEDS, THERE'S TWO, WHAT LOOK TO BE PRETTY MATURE, LIKE 30 INCH WHITE OAK AND A 20 INCH LIVE OAK, THAT'S THE, IT, IT LOOKS LIKE WITHIN THEIR RADIUS OR THEIR, THEIR KIND OF TREE PROTECTION ZONE, THERE ARE RETAINING WALLS THAT ARE THERE. AND THERE WAS A SEVEN FOOT IS ALONG THE SHIP FOR THOSE. SORRY, THIS IS ALONG THE WESTERN BOUNDARY? UH, YES. OKAY. SO, UM, ESSENTIALLY, DO YOU HAVE THE TREE, THE SPECIFIC TREE NUMBERS? I DON'T BECAUSE THEY'RE SLATED TO STAY. I, THEY'RE SLATED THROUGH THE LANDSCAPE AND I COULDN'T FIND THEM, BUT THEY'RE RIGHT BEHIND THE GARDEN BEDS. OH, YEAH, YEAH, YEAH. PLAN HERE. UM, SO THESE TWO TREES BEHIND THIS RETAINING WALL, AND THEN THERE'S ONE OR THERE'S TWO HERE MM-HMM . BEHIND THIS ONE. YEAH. SO THIS WAS A DISCUSSION THAT WE HAD WITH GALLAGHER. AND, UM, TO MY KNOWLEDGE, THERE IS NO GRADING IN THAT, IN THAT AREA. THERE IS A LIMITED DISTURBANCE, UM, BUT IT WOULD NOT BE WITHIN EITHER THE CRITICAL ROOT ZONE OR PROVIDE EXTENSIVE DAMAGE TO THE TREE. AND SO THEREFORE WE ARE ABLE TO PRESERVE THOSE WHILE HAVING THE IMPROVEMENTS BECAUSE IT'S NOT GRADING, IT'S JUST MINOR DISTURBANCES. [01:50:05] I HAVE MAYBE JUST ONE MORE QUESTION. YEAH. AND IT KIND OF PIGGYBACKS ON THE, THE MAKEUP OF THE UNITS AND JUST, UH, AND THIS MAYBE IS A BROADER QUESTION FOR STAFF THAT WE CAN TAKE OFFLINE, BUT, UH, THE DENSITY BONUS, I UNDERSTAND THE PURPOSE OF IT IS TO YIELD MORE AFFORDABILITY AS WELL, BOTH IN THE CONSTRUCTION AND FEASIBILITY OF THE PROJECTS AND THE PRO FORMA CALING OUT, BUT ALSO IDEALLY JUST CREATE MORE AFFORDABLE HOUSING AND KIND OF PROVIDING AN ANSWER TO THE DEMAND, AND ALSO, UM, REDUCING THE CONSTRUCTION COSTS. IS THAT SOMETHING WE CAN DISCUSS OR UNDERSTAND MORE ABOUT THIS PARTICULAR PROJECT HERE? OR IS IT SOMETHING I SHOULD TAKE OFFLINE? IT A QUESTION JUST ON THE KIND OF THE COST BENEFIT OF THE DENSITY BONUS AND HOW WE'RE SEEING THAT PLAY OUT IN OUR COMMUNITY AND PROJECTS. SURE. I GUESS THAT TAKE ADVANTAGE HOW IT WOULD APPLY TO THIS PROJECT MM-HMM . RATHER THAN TO SAY, A, A PROJECT WITH 20% AFFORDABLE MM-HMM . OR 50% AFFORDABLE MM-HMM . YOU KNOW, SO, UM, THE STATE, UM, LAW DOES NOT ALLOW CITIES TO REQUIRE, UM, IMPOSE RENT RESTRICTIONS OR AFFORDABLE HOUSING RESTRICTIONS ON RESIDENTIAL CARE FACILITIES. SO THAT'S, THAT'S WHY WE DON'T SEE, UM, INCLUSIONARY HOUSING REQUIREMENT, THE LOCAL HOUSING, UH, INCLUSIONARY HOUSING REQUIREMENT APPLIED TO THESE TYPES OF PROJECTS. UM, AND THEN UNDER THE STATE DENSITY BONUS LAW, UM, SENIOR HOUSING IS A QUALIFIED HOUSING TYPE THAT, AND SPECIFICALLY RESIDENTIAL CARE FACILITIES THAT QUALIFY UNDER THE STATE DENSITY BONUS LAW. UM, AND INTERESTINGLY, YOU DON'T NEED TO, UM, A DEVELOPER DOES NOT NEED TO REQUEST A DENSITY BONUS, UH, TO APPLY THE WAIVERS, UH, FROM UNDER THE STATE DENSITY BONUS LAW. SO IN THIS CASE, WE, IT'S IN A COMMERCIAL ZONE, THERE'S NO DENSITY STANDARD OTHER THAN THE FAR, WHICH IS MORE OF KIND OF AN INTENSITY RATHER THAN A RESIDENTIAL DENSITY STANDARD. SO, SO THEY'VE APPLIED FOR, OR, OR, UH, REQUESTING, UM, WAIVERS FROM THE THREE STANDARDS, THE FAR BUILDING HEIGHT AND FENCE HEIGHT. SO I'M SURE IF THAT ANSWERS YOUR QUESTION OR PARTIALLY. I, I THINK SO. AND MAYBE SOMETHING TO AGENDIZE FOR FUTURE COMMISSION MEETING, JUST LIKE UNDERSTANDING A LITTLE BIT MORE ABOUT DENSITY BONUSES, HOW THAT AFFECTS AFFORDABLE UNITS AND JUST AFFORDABILITY AND IN GENERAL, YOU KNOW, LOOKING AT THREE BEDROOM UNITS, I'M CURIOUS TO KNOW HOW MUCH THESE RENT FOR, OBVIOUSLY THEY SERVE, THEY SERVE A COMMUNITY NEED, UM, OR CLIENT NEEDS. SO, YEAH. AND, AND THIS TYPE OF, LIKE I SAID, THIS TYPE OF HOUSING KIND OF FALLS IN A UNIQUE CATEGORY IN THAT THERE IS, UH, AND IT'S ACTUALLY, I BELIEVE IT'S IN THE HEALTH AND SAFETY CODE WHERE, UM, UH, THERE'S THE PROHIBITION ON CITIES IMPOSING RENT RESTRICTIONS ON RESIDENTIAL CARE FACILITIES FOR THE ELDERLY. IT MIGHT BE HELPFUL BECAUSE I SIMILARLY WAS SORT OF TRYING TO WRAP MY HEAD AROUND HOW DENSITY BONUSES APPLIED HERE TO SORT OF GIVE US THE ORDER OF OPERATIONS IN TERMS OF LIKE, THAT THEY, THEY, THEY QUALIFY BECAUSE, BUT ARE NOT NECESSARILY ACTIVATING A DENSITY BONUS AND ARE IN, SO, RIGHT. SO THE, THEY QUALIFY FOR, OR ARE ELIGIBLE, I THINK THE, THE, THAT LANGUAGE WOULD ACTUALLY SAY THAT THEY'RE ELIGIBLE FOR DENSITY BONUS BECAUSE THEY'RE A RESIDENTIAL CARE FACILITY FOR THE ELDERLY JUST BY TYPE OF, RIGHT, BY THE TYPE OF, OF, OF FACILITY THAT IT IS DENSITY, DENSITY BONUS. WHEN YOU'RE ELIGIBLE FOR DENSITY BONUS, EVEN IF THIS WAS A MULTIFAMILY PROJECT, STRAIGHTFORWARD, YOU KNOW, MARKET RATE WITH AFFORDABLE, THERE'S NO REQUIREMENT TO TAKE THE ADDITIONAL DENSITY THAT THAT IS AFFORDED TO YOU AS A RESULT OF YOUR ELIGIBILITY. AND SO, UH, LIKE TO RAVINA WAS AN EXAMPLE. I THINK THEY TOOK SOME ADDITIONAL DENSITY, BUT NOT ALL OF THEIR, THEIR DENSITY. UH, SO WHILE WE DO SEE SOME PROJECTS THAT WILL TAKE ADVANTAGE OF DENSITY BONUS AND WANT IT TO GET THE FULL AMOUNT OF DENSITY THAT'S AFFORDED TO THEM AS A RESULT OF THEIR ELIGIBILITY, OTHER PROJECTS CAN USE IT FOR DIFFERENT STRATEGIES. UM, AND OFTENTIMES THOSE CONCESSIONS AND WAIVERS ARE VERY APPEALING TO MAKING THE PROJECT WORK, UH, FROM DESIGN AND DEVELOPMENT STANDARDS PERSPECTIVE. SO THIS IS A CASE WHERE I THINK, YOU KNOW, IF WE, IF WE REFLECT BACK ON THE ZONING TEXT AMENDMENTS CONVERSATION, WE, WE HAVE A, A RESIDENTIAL USE. IT'S PROVIDING RESIDENTIAL LIVING FACILITIES, BUT IT'S NOT A STRAIGHT UP SINGLE FAMILY OR MULTIFAMILY TYPE OF LAND USE WITH DWELLING UNITS. HOWEVER, THE STATE [01:55:01] CONSIDERS IT TO BE HOUSING, UM, BASED UPON ALL OF ITS DEFINITIONS, AND THEREFORE IT'S SUBJECT TO THE HOUSING ACCOUNTABILITY ACT. UM, AND, AND OTHER, UM, AND OTHER STATE LEGISLATIVE INCENTIVES TO, TO SUPPORT HOUSING PRODUCTION. ONE OF THOSE BEING DENSITY BONUS. TO THE, TO THE POINT ABOUT THE ROOM SIZE, IF, IF WE WISH TO IMPOSE A ROOM SIZE, WE WOULD HAVE TO DO THAT AS AN OBJECTIVE STANDARD. AND SO THAT WOULD BE MODIFYING, UM, THE STANDARDS FOR THE RESIDENTIAL CARE FACILITY TO DO THAT. WE WOULDN'T, BECAUSE OF THE HOUSING ACCOUNTABILITY ACT, WE WOULDN'T BE ABLE TO APPLY A CONDITION OF APPROVAL ON A PROJECT BECAUSE IT WOULD BE A SUBJECTIVE STANDARD. THEN IN THAT CASE. I THINK ONE OF THE THINGS THAT CAN GET CONFUSING IS JUST THE BONUS LANGUAGE IN AND OF ITSELF, THAT YOU ASSUME THAT IT'S, YOU KNOW, IN EXCHANGE FOR MORE UNITS FOR THE COMMUNITY, WE'RE GIVING YOU CONCESSIONS. BUT IN THIS CASE, IT'S NOT NECESSARILY THAT THEY HAVE INCREASED THE DENSITY WITH MORE UNITS, BUT THEY ARE AS A QUALIFYING RESIDENTIAL TYPE ELIGIBLE FOR CONCESSIONS REGARDLESS OF THAT SORT OF DENSITY CALCULATION. IS THAT A FAIR ASSESSMENT? RIGHT. AND, AND, AND I THINK IT'S, UH, ONE THING TOO THAT WE, WE DIDN'T MENTION, BUT WHEN WE'RE LOOKING AT, UH, UM, INDEPENDENT LIVING FACILITIES, RESIDENTIAL CARE FACILITIES FOR THE ELDERLY, WHAT WE ARE SEEING IS THAT IN THAT HOUSING PIPELINE, AS THEY MOVE OUT OF, OF WHAT'S ASSUMED TO BE SINGLE FAMILY DETACHED RESIDENCES INTO A, A INDEPENDENT LIVING FACILITY, THEN THEY ARE CREATING THOSE HOUSING OPPORTUNITIES FOR THE COMMUNITY, UM, AS THEY, AS THEY SORT OF DOWNSIZE OR TRANSITION INTO A DIFFERENT HOUSING TYPE. SO A FAIR POINT, THE FLUIDITY OF HOUSING IS ALSO AN IMPORTANT FACTOR TO ACCOUNT FOR. OTHER QUESTIONS? SORRY, I KNOW WE'VE SORT OF VEERED INTO DISCUSSION HERE, BUT ANY OTHER QUESTIONS BEFORE WE MOVE ON TO PUBLIC COMMENT? Y YEAH. HI, THIS IS BRIAN GOLDMAN. UM, JUST AS SINCE I JOINED THIS RELATIVELY LATE IN THE DISCUSSION AND DEVELOPMENT OF THIS PROJECT, I WAS WONDERING IF YOU, YOU COULD GO OVER HOW THIS ACTUALLY DEVELOPED, BECAUSE FROM MY UNDERSTANDING IS THAT THIS IS A PRETTY UNIQUE USE CASE FOR AN AREA THAT HASN'T SEEN, YOU KNOW, THERE HAS BEEN SOME HOUSING DEVELOPMENT IN THE AREA, UM, BUT IT IS A VERY BIG CHANGE FROM ITS PREVIOUS USE AS, AGAIN, I BELIEVE IT WAS AN RV SALES LOT, UM, OR SOMETHING ALONG THOSE LINES, UM, TO NOW BEING A, YOU KNOW, 82 UNIT RESIDENTIAL AREA. UM, COULD YOU JUST GO OVER BRIEFLY ABOUT HOW THIS WAS IMAGINED AND DEVELOPED, AND ESPECIALLY SINCE I ASSUMING THAT IT'S THE SAME HANSEL FAMILY THAT IS INVOLVED WITH ALL OF THE OTHER VEHICLE FAM, THE OTHER VEHICLE SALES. I KNOW THAT THAT MEANS THAT IT'S VERY INVESTED IN THE PETALUMA COMMUNITY OVERALL. SO JUST KIND OF GETTING A BETTER UNDERSTANDING OF HOW THIS DEVELOPED IN THE FIRST PLACE, BECAUSE IT SEEMS LIKE A VERY INTERESTING IDEA TO DEVELOP A, UM, RESIDENTIAL, ESPECIALLY ELDER CARE, RESIDENTIAL LIVING SITUATION IN WHAT IS NOW, UH, THE EXPANDING OUTSKIRTS OF THE DOWNTOWN. THANK YOU. THAT'S A GREAT QUESTION. UM, I, I THINK AS WE'RE PROBABLY ALL AWARE, BY YEAR 2030, I THINK IT'S SOMETHING LIKE 35% OF SONOMA COUNTY WILL BE AGE 55 OR OVER. AND AS, UM, EMMANUEL POINTED OUT EARLIER, PETALUMA AS A CITY HAS A SIGNIFICANTLY INCREASING, UM, POPULATION IN AGE. SO, UM, WITH THAT IN MIND, AND, AND GIVEN THE, THE HISTORY OF OUR BUSINESS AND THE FACT THAT WE'VE, UM, DONE, YOU KNOW, OUR GALLAGHER COMPANIES, UM, CREATED THE ENTIRE OAKMONT POPULATION AND HAS DONE COMMUNITIES FOR AGES AND, AND OTHER SENIOR LIVING COMMUNITIES. SO VERY AWARE OF, YOU KNOW, ACUTELY AWARE OF THE NEED, AND, UM, JUST BASED ON MARKET STUDIES OF AREAS THAT HAVE A SIGNIFICANTLY AGING SENIOR POPULATION. UM, THAT'S HOW IT KIND OF CAME ABOUT IN THIS AREA. UM, AND, AND WE HAVE A TEAM IN-HOUSE THAT, YOU KNOW, LOOKS FOR OPPORTUNITIES FOR THESE TYPES OF SENIOR COMMUNITIES. AND A FOLLOW-UP QUESTION, WAS THIS A PROPOSAL BY YOU TO THE CURRENT, TO THE PREVIOUS OWNER OF THE LAND? OR WAS IT, UM, KIND OF A JOINT DEVELOPMENT? UM, I, I, I BELIEVE WE APPROACHED THEM AND, AND THIS WAS BORN OUT OF THAT. AND I ALSO WANTED TO COMMENT ON, UM, THE DISCUSSION ABOUT THE, THE DENSITY BONUS. AND I THINK THE SIZE OF THE UNITS IS, UM, WHAT WE SEE OFTEN IS THESE FOLKS ARE DOWNSIZING THEIR, THEIR SELLING THEIR HOUSE AND DOWNSIZING FROM A LARGER HOME AND, AND THEREFORE [02:00:01] OPENING IT UP TO MAYBE ANOTHER FAMILY AND MOVING INTO, UM, THESE, WHICH, WHICH SOMETIMES CAN BE, UM, QUITE A DECREASE FOR THEM IN TERMS OF SPACE. THANK YOU. AND COMMISSIONER HILT, YOU HAD YOUR HAND RAISED, PLEASE. YEAH, JUST REALLY QUICK, JUST A COUPLE QUICK QUESTIONS. I KNOW FROM A LOT OF THE PUBLIC COMMENTS, UM, THERE WAS A LOT OF CONCERN ABOUT TRAFFIC IN THE AREA AND THAT TYPE OF STUFF. UM, I JUST HAD A QUESTION. IT, IT, THE GATE ENTRANCE IS THAT JUST AUTOMATICALLY WHEN A CAR GOES IN THERE, IT AUTOMATICALLY OPENS? IS IT CODED, IS IT KEYED? HOW DOES THAT GATE ENTRANCE WORK? UH, THAT GONNA BACK UP TRAFFIC IS MY QUESTION. N NO, IT'S COATED. OKAY. OKAY. AND THEN THE OTHER QUESTION THAT SOME FOLKS BROUGHT UP IN THE NEIGHBORHOOD WAS LIKE, DEALING WITH NOISE AND STUFF IN THAT BACK AREA WHERE BOCCE BALL AND I GUESS THE TENNIS COURT OR PICKLEBALL COURT, WHATEVER THAT IS, HOW DOES THE LIGHTING WORK BACK THERE? IS IT GONNA BE LIT IN THE EVENINGS, OR IS THAT ONLY A DAYTIME ACTIVITY? YES, THAT WILL NOT BE LIT. SO IN TERMS OF THE, THE NOISE CONCERNS, UM, YOU KNOW, WE'RE, WE'RE FAIRLY CERTAIN THAT IT WOULD BE A DAYTIME ACTIVITY, UM, AND, AND THERE WOULD BE HOURS IMPLEMENTED IF, IF EVER THERE WERE TO BE AN ISSUE. SO WE, WE DON'T ANTICIPATE THAT BEING AN ISSUE. LATE NIGHT PICKLEBALL TOURNAMENTS PROBABLY WILL NOT BE HAPPENING. COMMISSIONER? NO. YEAH. THANK YOU FOR THE, THE VERY INFORMATIVE PRESENTATION AND, AND THE, THE EFFORT THAT IT'S TAKEN TO BRING THIS PROJECT FORWARD. UH, CLEARLY OUR COMMUNITY HAS A NEED FOR RESIDENTIAL CARE FACILITIES AND HOUSING FOR, UM, AN AGING POPULATION. UH, I APPRECIATE THE POINT ABOUT HOW, UM, HOMEOWNERS WILL SELL THEIR PROPERTIES AND, AND DOWNSIZE AND MAKE THAT HOUSING STOCK AVAILABLE. I THINK THAT WAS ECHOED BY GENERATION HOUSING IN THEIR COMMENT LETTER. UM, SO THAT'S, THAT'S ALL WELL AND GOOD. AND, UM, THIS PROJECT HELPS PETALUMA MEET SOME OF ITS, UH, HOUSING GOALS FOR OUR HOUSING ELEMENT. UM, I, I'M CURIOUS, UH, ABOUT YOU, YOU MENTIONED 35% OF SONOMA COUNTY RESIDENTS ARE APPROACHING A, A, A CERTAIN AGE BRACKET WHERE THIS KIND OF HOUSING, UH, IS, IS IMPORTANT AND VALUABLE FOR THE COMMUNITY. UM, WHAT, WHAT PERCENTAGE OF, OF THAT POPULATION DO YOU SEE BEING, UM, THAT THAT YOUR, YOUR, YOUR PROJECT IS TARGETING? UH, IN TERMS OF, OF INCOME OR, UM, UH, YOU KNOW, HOW, HOW, HOW ARE, HOW IS THIS PROJECT SERVING THAT, THAT SLICE OF, OF OUR POPULATION? YOU, YOU, YOU MENTIONED THAT IN YOUR SORT OF NEED STATEMENT MM-HMM . FOR THIS PROJECT. SO HOW, HOW IS YOUR PROJECT, WHO, WHO IN THAT SLICE IS, IS BEING TARGETED FOR, FOR TENNESSEE? SURE. GREAT QUESTION. UM, AND, AND THANK YOU. IT IS, IT, IT IS GEARED TOWARDS AN UPSCALE, IT'S AN UPSCALE SENIOR LIVING COMMUNITY. SO IT, IT WOULD BE ON, YOU KNOW, A, A COMFORTABLE OR HIGHER END INCOME LEVEL. I DON'T HAVE THE EXACT PERCENTAGE OF, OF THE 35% FOR SONOMA COUNTY OF WHAT THAT LOOKS LIKE. UM, MM-HMM . UM, I, I DON'T KNOW THAT WE HAVE THAT EXACT PERCENTAGE. YEAH. SOMETHING WE COULD LOOK INTO. CERTAINLY THAT'D BE GREAT, BECAUSE WE'RE, YOU KNOW, WORKING ON SOLVING HOUSING PROBLEMS IN OUR, IN OUR COMMUNITY AND YOUR EXPERTISE WOULD BE MOST APPRECIATED, UH, OF COURSE, IN, IN IDENTIFYING THAT. UM, SORT OF ALONG THOSE LINES, UH, IS YOUR, IS YOUR FIRM, UH, INVESTIGATING OR DEVELOPING OTHER SENIOR HOUSING PROJECTS THAT WOULD SERVE LOWER INCOME, UH, RESIDENTS? WE DO HAVE SEVERAL AFFORDABLE PROJECTS RIGHT NOW. UHHUH, , UH, WE'VE BROKEN GROUND ON TWO. WE HAVE ONE THAT'S A HUNDRED PERCENT AFFORDABLE IN, IN THE TOWN OF WINDSOR COUNTY. YEAH, THIS ONE'S IN TWO, WE HAVE TWO IN WINDSOR, AND WE HAVE THE AIRPORT PROJECT, UH, IN SANTA ROSA. MM-HMM . UM, NONE IN, WE ALSO HAVE 263. UH, WE'VE PARTNERED ON A PROJECT THAT WE'LL HAVE, UM, I THINK AROUND 80 AFFORDABLE APARTMENT UNITS. AND THAT IS IN PETALUMA. MM-HMM . DO, DO YOU HAVE ANY THOUGHTS ON, ON HOW, YOU KNOW, GIVEN THIS DENSITY BONUS LAW AND, AND THE HOUSING ACCOUNTABILITY ACT, HOW, HOW WE COULD AS A, AS A COMMUNITY, UM, PERSUADE MORE PROJECT DEVELOPERS TO INCLUDE AFFORDABLE HOUSING IN THEIR PROJECTS? SURE. I, I MEAN, I THINK I'VE, I'VE HEARD [02:05:01] IT MENTIONED TONIGHT AND ON A COUPLE OF THE, UM, PAST COMMISSION MEETINGS THAT I'VE WATCHED IN ON, OR, UM, EVEN WORKSHOPS WHERE, UH, I THINK, I THINK AS, AS A DEVELOPER, WHERE IT BECOMES DIFFICULT IS WHEN YOU DO HAVE, UM, YOU KNOW, AN INCREDIBLY ROBUST AMOUNT OF DEVELOPMENT STANDARDS THAT KIND OF LIMIT THE, THE ABILITY OF WHAT YOU CAN AND CAN'T DO. AND, UM, IT JUST DOESN'T, IT DOESN'T FIT TOGETHER EXACTLY WITH, UM, WHAT, WHAT MIGHT PENCIL OR WHAT THE DEVELOPER'S DESIRES MIGHT BE. SO I THINK KIND OF LOOKING AT THOSE DEVELOPMENT STANDARDS AND, UM, I, I THINK CHAIR MOSES SAID IT, YOU KNOW, WHAT'S WORKING FOR US AND WHAT'S NOT, I THINK IS PROBABLY A, A HEALTHY APPROACH. THANK YOU FOR THAT. I'M, I'M, I HOPE, UH, THAT, THAT WE CAN SEE SOME, SOME PROJECTS THAT SERVE ALL OF OUR COMMUNITY COMING FORWARD. ABSOLUTELY. YES. ANY FURTHER QUESTIONS FOR OUR APPLICANT? OKAY. THEN LET'S MOVE ON TO PUBLIC COMMENT. THE PUBLIC IS INVITED TO COMMENT ON THIS ITEM. PUBLIC COMMENTS ARE LIMITED TO THREE MINUTES PER PERSON. IF YOU HAVEN'T DONE SO ALREADY, PLEASE FILL OUT A SPEAKER, SPEAKER CARD AND BRING IT TO THE CLERK. AND WHILE OUR FINAL SPEAKER CARDS ARE BEING TURNED IN, I'LL ASK IF WE RECEIVED ANY COMMENTS PRIOR TO THE MEETING. WE RECEIVED EIGHT PUBLIC COMMENTS PRIOR TO THE MEETING, ALL OF WHICH HAVE BEEN POSTED ONLINE. WHERE ARE SPEAKER CARDS? IT LOOKS LIKE WE'VE GOT, OH, YOU GOT WHAT YOU NEED? OKAY. I'LL, I'LL ACCEPT HIS WHEN HE IS READY FOR IT. GREAT. UH, WITH THAT, WE WILL HAVE OUR FIRST SPEAKER, AND I THINK A SECOND I'LL, I'LL STALL ROLL . THERE YOU GO. MS. MS. DOUGLAS , TAKE IT AWAY. THANK YOU. TO START, THANK YOU SO MUCH FOR GIVING ME THIS OPPORTUNITY, UM, AS I, I SENT EMAIL TO YOU TODAY, BUT, UH, I JUST READ WHAT I SAID IN THE EMAIL. I WANTED TO COME IN PERSON BECAUSE IT'S SUCH GREAT CONCERN TO ME. I LOOKED AT THE PROPOSED PLAN FOR THE PROJECT, AND I'M REALLY CONCERNED ABOUT THE NOISE FROM A PICKLEBALL COURT ON THE PLAN. IT'S LABELED SPORT COURT, BUT I READ THROUGH THE DESCRIPTION OF THE PROJECT, AND THEY EVEN REFERRED TO IT AS PICKLEBALL COURT THERE. SO, UM, IT'S REALLY CLOSE TO MY HOME. SORRY. I LIVE AT 1 32 ACORN DRIVE. I'M 85 YEARS OLD AND ENJOY LIVING IN OUR QUIET NEIGHBORHOOD. MY LIVING ROOM AND BACK PORCH ARE LESS THAN 50 FEET AWAY FROM THAT COURT. AND I FEEL THE UNBEARABLE NOISE FROM , A PICKLE, UH, BALL COURT SO CLOSE TO MY HOUSE WILL DEPRIVE ME OF MY RIGHT TO THE QUIET AND PEACEFUL ENJOYMENT OF MY HOME. SO I ASK YOU IF YOU CAN DO ANYTHING TO MITIGATE THE IMPACT OF THIS PICKLEBALL COURT ON, ON MY HOME, ON MY LIFE, AND THAT OF MY IMMEDIATE NEIGHBORS. THANKS. THANK YOU. UM, IT'S JUST AS A POINT OF ORDER, IT'S SORT OF NOT A TALK BACK SEC TALK BACK SESSION, SO WE WON'T BE ABLE TO ADDRESS YOU RIGHT NOW. YEAH. BUT ONCE WE GET THROUGH PUBLIC COMMENT, I THINK WE'LL, WE'LL TRY AND YEAH. AND I, I TOTALLY UNDERSTAND. YEAH. I JUST WANTED TO BRING THIS TO YOU. THANK YOU. ATTENTION IN PERSON, BECAUSE I CAN'T, I, I JUST CAN'T DO UNDERSTOOD. WE'VE GOT A COUPLE MORE PUBLIC COMMENTS AND THEN WE'LL, AND THEN WE'LL BRING IT BACK FOR DISCUSSION. UM, I'VE GOT JUSTIN HANSEL FOLLOWED BY EFRIN CARRILLO. HI, GOOD EVENING. MY NAME IS JUSTIN HANSEL. UH, I'M A 23 YEAR RESIDENT OF PETALUMA. MY FAMILY'S BEEN IN BUSINESS HERE FOR OVER, WELL, ALMOST 50 YEARS. AND, UM, THAT IS ACTUALLY OUR PROPERTY. UM, THERE'S A QUESTION ABOUT IT. IT WAS, UH, SLATED YEARS AGO IN THE EIGHTIES TO BE A CHEVROLET DEALERSHIP, ACTUALLY. UH, AND THEN LAST MINUTE CHEVY WANTED [02:10:01] A DIFFERENT LOCATION, UM, SO ULTIMATELY BECAME ACTUALLY AN RV SERVICE CENTER. UH, WE NEVER SOLD RVS THERE. UH, WE ACTUALLY SOLD THEM, UH, ON THE BULL OR WHERE THE AUTO CENTER, UM, IS TODAY, UH, NEXT TO OUR TOYOTA DEALERSHIP IN 2008. UH, THE DEMISE HAPPENED AND THE RV BUSINESS WAS NOT GOOD, AND WE DECIDED IT WASN'T FOR US. UM, SO REALITY IS IT'S BEEN AN EYESORE. UM, AESTHETICALLY THIS IS SO MUCH BETTER FOR THE CITY. UH, IT'S BEEN A PLEASURE WORKING WITH THE GALLAGHER, UH, ORGANIZATION, TOTAL PROFESSIONALS, UM, THEIR, UH, EXPERIENCE AND, AND THIS BUSINESS SPEAKS FOR ITSELF. UM, WE'RE PROUD AS, AS MEMBERS OF THE COMMUNITY WHO ARE DEDICATED TO THIS COMMUNITY HERE IN PETALUMA, THROUGHOUT SONOMA COUNTY, TO PARTNER WITH THEM AND KNOW WE'RE NOT. UH, I KNOW THERE WAS A QUESTION. THIS IS NOT A JOINT, UM, UH, DEVELOPMENT, BUT WHEN WE'RE APPROACHED WITH IT, THIS IS SOMETHING THAT REALLY ALIGNS TO OUR VALUES AND, AND PROVIDING A NEED, UM, A BIG NEED IN THIS COMMUNITY. UM, ALSO, I, I THINK, YOU KNOW, WE TALKED ABOUT THE SIDEWALK AND, YOU KNOW, THE, THE ENERGY THAT'S GONNA BRING. UM, AND ALTHOUGH I DO THINK, UM, THESE INDIVIDUALS PROBABLY WANT A LITTLE MORE PRIVACY THAN, THAN, THAN, THAN BEING EXPOSED TO THE PUBLIC. BUT I ALSO, YOU KNOW, I THINK HAVING LIVED HERE FOR 23 YEARS, WE ALL KNOW THE TERM YUCKY LUCKY. AND THERE'S A, UH, SHOPPING CENTER RIGHT ACROSS THE STREET THERE THAT NEEDS SOME SERIOUS IMPROVEMENT. UH, AND THIS WILL BRING SOME ECONOMIC BENEFITS AS WELL. AND HOPEFULLY YUCKY LUCKY MIGHT BECOME LUCKY, LUCKY. AND, UH, SOME OF THE OTHER TENANTS THERE MIGHT STEP UP THEIR GAME AND THAT PARKING LOT MIGHT GET A LITTLE FULLER AND DRIVE SOME TAX REVENUE INTO THE CITY BECAUSE OF THOSE RESIDENTS BEING ABLE TO WALK. UH, THAT'S ALL WITHIN WALKING DISTANCE, OF COURSE. SO, UH, THERE'S SOME ADDITIONAL BENEFITS. THANK YOU FOR LISTENING, . THANK YOU. AND FINALLY, WE'VE GOT EFRIN, CARILLO. APOLOGIES IF MY PRONUNCIATION IS OFF CHAIR CARILLO, BUT IT'S OKAY. OKAY. YEAH. CHAIR MOSES, UH, PLANNING COMMISSION. UH, EFRIN CARILLO WITH GALLAGHER COMPANY IS ALSO THE CEO OF GALLAGHER COMMUNITY HOUSING, WHICH IS A NON-PROFIT, AFFORDABLE HOUSING DEVELOPMENT, ANY BASED, UH, IN SONOMA COUNTY. UH, FIRST AND FOREMOST, I WANNA THANK THE COMMISSION FOR YOUR THOUGHTFUL, UH, INPUT. UH, OUR FIRST, UH, ROUND THAT WE HAD THIS PROJECT BEFORE YOU, UH, I THINK WHAT IS BEFORE YOU IS, UH, UH, UM, UH, PROPOSAL THAT'S BEEN REDESIGNED AND REALLY REIMAGINED, UH, IN RESPONSE TO SOME OF THE COMMENTS WE GOT FROM THE COMMISSION A FEW MONTHS AGO, UH, WITH THE INTENT TO BRING A DEVELOPMENT THAT, UH, UH, CAN BE, UH, UH, SUPPORTED, UH, BUT ALSO, UH, WE CAN ALL FEEL PROUD OF, UH, PRESENTING. UH, AS FAR AS THE, UH, DENSITY BONUS LAW, UH, SENIOR HOUSING WAS ACTUALLY NOT INCLUDED IN THE DENSITY BONUS LAW UNTIL 2021. UH, LICENSED FACILITIES WERE INCLUDED, UH, UNDER NEW STATE LEGISLATION IN 2024. PART OF THAT IMP UH, IMPETUS WAS TO INCENTIVIZE AND ENCOURAGE SENIOR HOUSING ACROSS THE BOARD, UH, TO SOME EXTENT TO ENCOURAGE DEVELOPERS TO PROPOSE SENIOR HOUSING, UH, PARTICULARLY SPECIALIZED SENIOR HOUSING. UH, UH, COMMISSIONER NEWELL TO YOUR, UH, COMMENT AND SUGGESTION AROUND, UH, HOW TO ENCOURAGE, UH, AFFORDABILITY ACROSS THE BOARD. I THINK PETALUMA HAS, UH, REALLY STEPPED UP TO THE PLATE WITH ITS REFORMATION OF IMPACT DEVELOPMENT FEES SPECIFIC FOR AFFORDABLE HOUSING DEVELOPMENTS AND INCENTIVIZING AFFORDABLE DEVELOPERS TO, UH, DO MORE LOW INCOME DEED RESTRICTED DEVELOPMENTS. NOTWITHSTANDING THAT IT'S STILL ON ENOUGH FINANCING FOR THESE, UH, UH, RESIDENTIAL DEVELOPMENTS IS TOUGH. USUALLY IT TAKES EIGHT TO 12 DIFFERENT FINANCING MECHANISMS TO GET ONE DEVELOPMENT, AS YOU'VE SEEN IN YOUR DEVELOPMENTS ACROSS THE CITY. MOST RECENTLY, THE, UH, DEVELOPMENT THAT BURBANK HOUSING WORKED ON, UH, REALLY NECESSITATED MULTIPLE ROUNDS OF FINANCING, UH, TAX CREDITS, UH, FARM WORKER HOUSING, AND THE CITY STEPPING UP PROPOSING INCENTIVES. UH, WE GALHART COMMUNITY HOUSING WOULD BE OPEN TO WORKING WITH YOU AND THE COMMISSION, UH, TO COME UP WITH ADDITIONAL STANDARDS, EITHER ON THE ZONING, UH, PERMITTING SITE, AND ALSO ON THE IMPACT DEVELOPMENT SITE TO KIND OF HELP STIMULATE THESE DEVELOPMENTS. UH, BROOKE SPOKE TO OUR EXISTING DEVELOPMENTS IN WINDSOR, UH, AT THE AIRPORT, AND POTENTIALLY OUR PARTNERSHIP ON AN ALREADY ENTITLED DEVELOPMENT, THE RIVERVIEW APARTMENTS, WHICH WAS BEFORE THIS COMMISSION. WE LOOK FORWARD TO WORKING WITH THAT DEVELOPER TO ACTUALLY BRING IT TO FRUITION. WHAT HAPPENS WITH THESE DEVELOPMENTS AS DEVELOPMENTS GET STUCK AND OFTENTIMES LACK THE FINANCING TO GET BUILT, UH, THAT PARTICULAR DEVELOPMENT THAT WE WILL BRING BACK TO THE CITY IN SOME FORM WILL INCLUDE A 20% INCLUSIONARY, AFFORDABLE AS WELL AS A MARKET RATE COMPONENT. SO YOU'RE GETTING KIND OF AN EARLY PREVIEW OF THAT, BUT, UH, YOU KNOW, WE FEEL THAT PETALUMA IS BEING RESPONSIBLE, UH, IN ITS DEVELOPMENT, UH, PROSPECTS, AND, UM, UH, DOING MORE WILL ENCOURAGE DEVELOPERS TO BE MORE ACTIVE HERE AND RESPOND TO THE HOUSING NEED. THANK YOU. THANK YOU VERY MUCH. [02:15:01] GREAT. YOU OF YOUR THREE MINUTES RIGHT ON TIME. WE LIKE IT. ALL RIGHT. WITH THAT, WE WILL CLOSE PUBLIC COMMENT AND TURN IT BACK TO THE COMMISSION FOR FURTHER COMMENTS, DISCUSSION, CONSIDERATION, AND EVENTUAL MOTION. UM, JUST, UH, BEFORE I MAKE MY COMMENTS, CAN SOMEONE COME UP AND JUST TALK ABOUT MAYBE ALTERNATIVE LOCATIONS FOR THE PICKLEBALL COURT FOR THE MEMBER OF THE PUBLIC WAS HERE, WAS THERE ANY CONSIDERATION OF OTHER LOCATIONS? UH, I WOULD HAVE TO GO THROUGH IT WITH THE OWNER, UM, BUT I'LL DEFINITELY TAKE IT INTO ADVISEMENT AND WE'LL SEE IF WE CAN PUT IT IN A LOCATION. I DON'T WANNA LIKE MOVE IT TO SOMEONE ELSE'S HOUSE , YOU KNOW, BUT IF IF THERE'S A WAY THAT WE CAN MOVE IT AROUND A BIT, UM, EVEN SWAPPING IT OVER WITH THE BOCCE COURT TO GET IT FURTHER, YOU KNOW, TOWARD OUR BUILDING IN A WAY, UM, OR IF THERE'S SOME WAY TO MAKE IT QUIETER, I'LL LOOK INTO IT. THANK YOU. I WOULD APPRECIATE THAT. OKAY. IS THERE ANY PIGGYBACKING OFF THAT, IS THERE ANY, UH, ANYTHING TO NOTE ON THE SORT OF THREE DIMENSIONS OF THAT SPACE IN TERMS OF ELEVATION OR FENCING OR NOISE BLOCKING TREAT, YOU KNOW, JUST, UH, WELL, IT IS SET DOWN, SO THERE, THERE IS, UM, I BELIEVE IT'S ABOUT A FOUR FOOT RETAINING WALL, UM, THAT'S SORT OF HOLDING UP WHERE THE TREES ARE LOCATED, SO IT'S DOWN BELOW THAT. SO THAT WALL SHOULD HELP AS FAR AS, UM, DEFERRING SOUND IN THE OTHER DIRECTION. UM, I'LL HAVE TO TAKE A, A CLOSER LOOK AT IT. I APPRECIATE THAT. THANK YOU. YES. UM, I'LL JUST, I'LL COMMENT. UM, I THINK BUILDING ON WHAT MR. HANSEL SAID, I'M, I'M REALLY EXCITED ABOUT THIS PROJECT BECAUSE IT'S A CATALYST PROJECT FOR AN AREA THAT REALLY HAS BECOME, UM, IT'S, IT'S LACKED INVESTMENT FOR YEARS. UM, AND I REMEMBER WHEN IT WAS CALLED THE OLD LUCKY, IT'S, IT'S DEGRADED DOWN TO THE YUCKY LUCKY. WE, UM, I WOULD PREFER THAT WE, IT WAS JUST THE, YOU KNOW, THE LUCKY'S. UM, BUT, UM, YOU KNOW, I'M EXCITED ABOUT THIS BECAUSE THIS IS HOW WE, YOU KNOW, YOU START TO SEE MORE INVESTMENT, YOU KNOW, INVESTMENT BEGETS INVESTMENT AND WE'VE GOTTA START SOMEWHERE. AND I THINK THIS IS A GREAT PROJECT FOR THAT. UM, WHEN IT COMES TO ACTIVATING THE STREETSCAPE, I THINK THE THING THAT MAKES FOR AN ACTIVE STREETSCAPE IS THE PRESENCE OF PEOPLE. AND, UM, YOU KNOW, FIRST AND FOREMOST, I THINK THIS IS GONNA PUT PEOPLE, UM, ALONG THAT STREET SCAPE. THERE'S A BUS RIGHT THERE THAT CAN TAKE THEM RIGHT DOWNTOWN. THERE'S A GROCERY STORE. UM, I REALIZE EVERYTHING IS ALL INCLUDED. UM, BUT SOMETIMES PEOPLE JUST WANT TO GET OUT TOO. AND I THINK THAT THEY'RE GONNA DO THAT. SO, UM, I'M EXCITED ABOUT THIS PROJECT. I THINK IT'S, UM, MEETING A NEED AND I'M, UM, JUST GENUINELY EXCITED TO SEE, UM, INVESTMENT COMING TO THIS PART OF OUR CITY THAT'S REALLY BEEN, UM, LARGELY UNDER INVESTED IN, YOU KNOW, SOME MIGHT SAY NEGLECTED FOR YEARS. AND, UM, WE WANT IT TO BE A 15 MINUTE NEIGHBORHOOD AND THAT STARTS BY PUTTING PEOPLE THERE. UM, WE'VE GOT A BUNCH OF BUSINESSES THERE. UM, AND SO I'M, I'M EXCITED ABOUT THIS. I APPRECIATE THE CREATIVITY FROM THE, THE APPLICANT AND THEIR, WHAT LOOKS TO BE A VERY FORMIDABLE SOFTBALL TEAM, UM, OUT IN THE AUDIENCE. UM, AND I'M HAPPY TO SUPPORT IT. UM, I JUST WANT TO THANK, UM, THE PROPERTY FOR DEVELOPING A VERY, VERY, VERY MASSIVE NEED THAT I DON'T THINK THAT CALIFORNIA AS A WHOLE IS REALLY RECKONING WITH VERY WELL. UM, ACCORDING TO VERY PRELIMINARY RESEARCH, UM, JUST TO, SO THAT THIS IS ON RECORD IS THAT THERE ARE ESTIMATED TO BE AT AROUND 6.7 MILLION PEOPLE THROUGHOUT CALIFORNIA OVER 65 AND WITHIN THE NEXT 15 YEARS THAT NUMBER'S EXPECTED TO GROW TO OVER 9 MILLION. SO WE ALREADY HAVE A HOUSING CRISIS. WE ALREADY DO NOT HAVE EXISTING FACILITIES TO BE ABLE TO DEAL WITH THAT AGING POPULATION WHO I ASSUME WOULD LOVE TO BE ABLE TO STAY IN CALIFORNIA AND EXPERIENCE EVERYTHING THAT THEY'VE, YOU KNOW, GROWN TO LOVE ABOUT THE STATE AND ALL THEY'VE WORKED HARD FOR. AND TO BE ABLE TO AGE IN PLACE WOULD BE AN AMAZING THING FOR ESPECIALLY FAMILIES WHO LIVE IN PETALUMA AND WANT TO CONTINUE TO EXIST IN PETALUMA OR POTENTIALLY EVEN BE ABLE TO BRING EXTENDED FAMILY MEMBERS TO PETALUMA TO REALLY INCREASE THE AMOUNT OF FAMILIAL CONNECTION AND JUST GREATER CONNECTION WITH THE CITY THAN IT ALREADY PROVIDES. AND I CAN ONLY SEE THAT REALLY BENEFITING OUR COMMUNITY GREATLY. UM, SO I REALLY APPRECIATE THIS THOUGHTFUL DEVELOPMENT AND REALLY APPRECIATE IT. THANK YOU. [02:20:03] THANK YOU COMMISSIONER. COMMISSIONER KUSON. YEAH, I WANT TO THANK THE APPLICANT FOR A REALLY THOUGHTFUL DEVELOPMENT. I'LL SAY AFTER THE INITIAL STUDY SESSION, I BELIEVE IT WAS ALMOST A YEAR OR MORE AGO, UH, I SAW A LOT OF CHANGES BEING MADE. I THINK IT ESTABLISHES KIND OF A COHESIVE DESIGN CONCEPT, WHICH IS REALLY CHALLENGING IN THAT AREA. I REMEMBER IN THAT STUDY SESSION, THERE WAS A PERIOD WHERE I WASN'T SURE IF IT HAD A FLAT ROOF OR A SLOPED ROOF. AND I THINK WE'VE GOT A REALLY COHESIVE DESIGN IDEA NOW. UH, SO I APPRECIATE SOMEONE BEING WILLING TO TAKE THAT STEP, A PROPERTY OWNER TO BE WILLING TO TAKE THAT STEP, TO PUT FORWARD SOMETHING THAT KIND OF SETS A NEW TONE IN MORE WAYS THAN ONE. UH, I LIKE PULLING BACK THE FRONTAGE ON PETALUMA BOULEVARD NORTH. IT'S SACRIFICED SOME SQUARE FOOTAGE, BUT I THINK IT LEADS TO A BETTER STREET EXPERIENCE. AGAIN, YOU'RE ENHANCING THAT PUBLIC SPACE. UH, I WOULD SAY THE SAME FOR THE SETBACKS ON THE FOURTH FLOOR. GOD KNOWS WE'VE HAD OUR DEBATES ABOUT BUILDING BULK AND I THINK THAT DOES A LOT TO KIND OF CREATE THE SET THE SENSIBILITY THAT I THINK WE WERE LOOKING FOR IN THAT STUDY SESSION. SO, VERY RESPONSIVE. UH, I, I'LL HAVE TO SAY TOO, I'M REALLY EXCITED ABOUT THE CONVERSATION THAT STARTS ABOUT THE LAYERED APPROACH TO ZONING AND FREEING UP MIXED USE AND RESIDENTIAL USES OF GROUND FLOORS AND HOW WE'RE GONNA HAVE TO THEN HAVE A LAYER OF DESIGN STANDARDS ON TOP OF THAT TO GET OUR ACTIVE STREET FRONTAGES, YOU KNOW, AS A CATALYST PROJECT IN A LOT OF WAYS, APPARENTLY. I THINK IT'S ALSO GONNA REALLY KICKSTART THAT DISCUSSION AS WE GO THROUGH OUR GENERAL PLAN. SO I, I'M REALLY EXCITED FOR THAT. UH, AND MY COMMENTS ABOUT AREAS I, I'M HOPING WE CAN, AND I WOULD SAY EXPLORE, YOU KNOW, USE THAT TERMINOLOGY WHERE I'M NOT GOING TO ASK FOR CONDITIONS OR ANYTHING LIKE THAT. UM, OR MAYBE A, MAYBE A CONDITION OF APPROVAL TO EXPLORE. AND THE AREA OF FOCUS FOR ME IS ON SYCAMORE LANE. UH, YOU KNOW, I BROUGHT UP SOME OF THOSE TREES THAT ARE BEING REMOVED. I GET THE SITE CONDITIONS, THE PRACTICALITY AND WHY THOSE WERE NEEDED. YOU KNOW, ONE TREE THAT REALLY STOOD OUT THAT I DIDN'T MENTION WAS TREE NUMBER 39. UM, ON THE REMOVAL LIST, IT'S TREE NUMBER 39 ON THE ARCHITECTURAL PLANS. IT'S RIGHT NEAR THE DRIVEWAY ENTRANCE ON SYCAMORE LANE. IT IS SLATED RIGHT NOW TO BASICALLY HAVE ANOTHER SIDEWALK PER, SO THERE'S A SIDEWALK ALONG SYCAMORE LANE. THERE'S GONNA BE A SIDEWALK THAT COMES OFF OF THAT PERPENDICULAR, UH, THAT KIND OF GOES UP AND INTO THE DEVELOPMENT. THERE'S A LITTLE GATE THERE, THERE'S GONNA BE SOME FLOWERING TREES PLANTED THERE. BUT THAT NUMBER 39 STOOD OUT AS LIKE MASSIVE TREE SPECIMEN OAK. IF THERE'S ONE TO SAVE, YOU KNOW, IN CONSIDERATION OF THE FIRE, UM, YOU KNOW, BE BASICALLY BEING ABLE TO HAVE FIRE TRUCKS ACCESS THE BUILDING. THIS ONE'S ACTUALLY SET ASIDE FROM THE BUILDING CURRENTLY OR SET ASIDE PRETTY WELL FROM THE BUILDING FOOTPRINT. SO, UH, YOU KNOW, I DON'T WANNA ASK FOR SIGNIFICANT REDESIGNS, UM, BUT I WONDER IF THAT'S A PLACE, AND I'VE SEEN OTHER PROJECTS DO THIS TO GREAT EFFECT TO LIKE ROUTE A SIDEWALK AROUND IT OR DO SOMETHING TO PRESERVE WHAT IS THEN GONNA DO A HEAVY LIFT IN THAT IS AREA FOR SHADE AS WELL IN TREE COVERAGE, RIGHT? YOU'LL SAVE ON SOME FLOWERING TREES THAT ARE GONNA GO THERE. AND IT LOOKS LIKE AN ACCENT TREE THAT WOULD ALSO GO THERE, UM, ON THE DRIVEWAY ENTRANCE. AND I THINK IT WOULD BE A PRETTY EFFECTIVE, LIKE A GREAT FLANKING EFFECT ON THAT DRIVEWAY ENTRANCE. 'CAUSE YOU'RE RETAINING THE OAKS THAT ARE ALONG THE PROPERTY BOUNDARY AT THE BACK OF THE PROPERTY THERE. SO, UH, YEAH, IT'S NUMBER 39 AND IT'S, YOU CAN SEE UNFORTUNATELY IT'S RIGHT AT THE CONFLUX OF LIKE A GATE AND A SIDEWALK. BUT IF THERE'S ONE TO CONSIDER DESIGNING AROUND THAT TREE IS KIND OF AN, AND IT'S IN GOOD CONDITION, IT'S NOT IN FAIR CONDITION. UM, SO THAT'S ONE TREE THAT I THINK DOES A LIFT WHERE WE MIGHT NOT BE ABLE TO SAVE THE OTHERS. SO I WANNA PUT THAT OUT THERE TO THE ARBORIST TEAM AND THE DESIGN TEAM TO EXPLORE AND CONSIDER THAT IN THAT VEIN. I THINK THE ACCENT TREES THAT ARE PROPOSED TO BE PLANTED ALONG SYCAMORE LANE, AND I THINK I'M ON PAGE NINE OF THE ARCHITECTURAL SET. 'CAUSE I THINK THAT SHOWS THE, UM, TREES TO BE PLANTED RIGHT NOW THAT'S SLATED TO BE ALL ACCENT TREES RATHER THAN SHADE TREES. UM, AND AN EXPLORATION OF WHERE MAYBE IT'S IN EVERY OTHER, MAYBE IT'S JUST FINDING AN ARTFUL, LIKE ONE SHADE TREE TO ALSO PUT THERE TO ADD, TO CONTRIBUTE MORE SHADE BACK TO THAT SYCAMORE LANE AREA. UM, I THINK IT'S SOMETHING IN URBAN FORESTRY POLICY IN THE CITY WE'RE LOOKING AT IS SHADE COVERAGE. UM, AND SO I THINK YOU COULD SAY ALONG SYCAMORE LANE EXPLORING WHERE ACCENT TREES COULD BE REPLACED BY SHADE TREES AS MUCH AS FEASIBLE. AND THEN THERE'S ALSO, UM, NEAR THE PET PARK, AGAIN, ALONG THE PROPERTY BOUNDARY NEAR THE PET PARK, THERE'S A SET OF THREE FLOWERING TREES. MAYBE ONE OF THOSE COULD BE A SHADE TREE AS WELL. SO IT'S REALLY THE THEME ACCENTUATING SHADING ALONG THE EDGE OF THE PROPERTY THERE TO CREATE KIND OF A SCREEN ALSO PROVIDES SHADE OVER THE PAVED AREAS. AND WHEN I'M FOCUSING ON TREES LIKE THAT, NOT ONLY IS IT IMPORTANT TO ME, IT'S ALSO AN INDICATION THAT I THINK THE DESIGN OTHER THAN THAT IS PRETTY [02:25:01] HIGHLY COMPETENT. I DON'T SEE OTHER AREAS THAT I HAVE, YOU KNOW, GRIPES OR CHANGES. UM, SO YEAH, I, I WILL LEAVE IT TO THIS GROUP AND STAFF IF WE THINK THAT NEEDS TO GO AS A CONDITION OF APPROVAL TO EXPLORE. OR MAYBE IT'S SUFFICIENT TO LET THE PROJECT TEAM WORK ON THAT AND TAKE THAT INTO CONSIDERATION. UH, IF, IF NO ONE ELSE THINKS WE NEED TO PUT THAT INTO WRITING PER SE. BUT, UH, YEAH, I THINK THAT IS, THAT IS THE END OF MY COMMENTS. THANK YOU. THANK YOU. COULD WE GET A TAKE FROM STAFF ON WHETHER A POTENTIAL CONDITION OF APPROVAL TO EXPLORE THE SHADE TREE DISTRIBUTION? IS THAT SOMETHING THAT WE OUGHT TO CONSIDER DRAFTING? SURE. UH, YOU KNOW, BASED UPON OUR DIRECTION TO COMMISSION ON OTHER PROJECTS WHERE WE'RE BEING THOUGHTFUL ABOUT CONDITIONING PROJECTS TO OBJECTIVE STANDARDS, THE IDEA THAT YOU WOULD, YOU WOULD SAY EXPLORE OR RECOMMEND OR CONSIDER, UM, DOESN'T MAKE THAT ENFORCEABLE CONDITION, BUT IT CERTAINLY ENCOURAGES, UH, THE DEVELOPMENT TEAM TO, UM, RESPOND TO WHAT THE COMMISSION WOULD LIKE TO SEE. AS WELL AS THAT IT LOGS FOR US, UM, SOME OF THESE PREFERENCES FOR ESTABLISHING FUTURE OBJECTIVE STANDARDS. GREAT. BEFORE WE GET INTO WORDSMITHING, LET'S TAKE A QUICK STRAW POLL ON INCLUDING A CONDITION OF APPROVAL THAT WOULD, AGAIN, WE'LL, WE'LL FIGURE OUT THE LANGUAGE HERE, BUT, UM, RECOMMEND EXPLORING SHADE TREE DISTRIBUTION, PARTICULARLY ALONG PERIMETER, ALONG PERIMETER, PARTICULARLY ALONG SYCAMORE LANE. AND I WOULD LOVE IF WE COULD INCLUDE EXPLORING KEEPING TREE NUMBER 39 SLATED FOR REMOVAL. LET'S SEPARATE, SO, OKAY, LET'S DO A STRAW POLL. WELL, WE'LL STRAW POLL ONCE, BUT THE CONDITION OF APPROVAL WILL BE ONE FOR TREE 39 AND ONE FOR EXPLORING SHADE TREES. SO LET'S TAKE A STRAW POLL FROM THE COMMISSION ON WHETHER WE'D LIKE TO INCLUDE SUCH A CONDITION OF APPROVAL. I LET'S THE HANDS UP IF YOU APPROVE, WE'VE GOT EVERYBODY INTERESTED IN THOSE CONDITION OF APPROVAL DRAFTS, SO WE'LL WORK ON THAT. UM, GIVE STAFF SOME TIME TO WORK ON THAT. AND IN THE MEANTIME, FURTHER COMMENTS, DISCUSSION FROM COMMISSIONERS. I MEAN, IS THERE ANYTHING WE SHOULD INTRODUCE, I GUESS, ON THE PICKLEBALL LOCATION AS WELL? NOT LIKE SAYING WE NEED TO MOVE IT, BUT JUST OPTIMIZING IT FOR NOISE WITH THE SURROUNDING, YOU KNOW, UM, WITH ITS SURROUNDINGS, A CONDITION OF APPROVAL TO RECOMMEND EXPLORING REPOSITIONING OR SOUND DAMPENING, YOU KNOW, UM, POSSIBLE RELOCATION WITH THE BOSS BOCCE BALL COURT. OKAY. THINGS LIKE THAT. NOT LIKE SAYING REDEFINE REDESIGN THE WHOLE DAMN THING. SURE. BUT JUST, YOU KNOW, MAKE SURE THAT WE'RE EXPLORING, YOU KNOW, DIGGING IN AND EXPLORING ALL OF THAT FOR, FOR THE NEIGHBORS WHO, UM, ARE GONNA BE LIVING NEXT TO IT. GREAT. SO LET'S TAKE, CAN I, I I JUST FOLLOW UP. UH, I WAS UNABLE TO, UM, VIEW THE, UH, NOISE IMPACT ANALYSIS, BUT I WAS WONDERING IF THAT WAS, UH, IF A STUDY WAS DONE THERE TO DETERMINE HOW EVEN WHAT THE VOLUME, POTENTIAL VOLUME OR IMPACT OF A PICKLEBALL COURT IN THAT AREA IS, OR IF THERE ARE OTHER TYPES OF REMEDIES THAT COULD BE ADDRESS THAT COULD POTENTIALLY ADDRESS, YOU KNOW, UM, THE, UM, QUALITY OF LIFE FOR CURRENT RESIDENTS WHO LIVE IN THE VICINITY OF THAT AREA. UH, GOOD EVENING. I'M OLIVIA IRVIN, PRINCIPAL ENVIRONMENTAL PLANNER. I'M HAPPY TO ADDRESS THE, UM, INFORMATION THAT WE HAVE BEEN PRESENTED WITH IN THE NOISE REPORT, AND IF THE APPLICANT WANTS TO ADD ANYTHING, UM, WOULD INVITE THAT AS WELL. SO, UM, THE CITY DOES HAVE REGULATION FOR NOISE STANDARDS AND, UM, THOSE ARE IN THE RANGE OF 60 DECIBELS. AND, UM, THE NOISE ANALYSIS DOES LOOK AT CONSTRUCTION AND OPERATION. IT EVALUATED, UM, THE HIGHER OPERATIONAL USE, WHICH IS, UH, THE HVAC SYSTEM. AND SO THAT WOULD BE AT THE RANGE OF AROUND 78 DB AT THE LOCATION, AND THEN IT, UH, DROPS DOWN AT A STEADY RATE, AND THEN THERE'S A BUFFER WITH THE FENCE AND WITH THE TREES. AND SO BY THE TIME IT GETS OFF SITE, IT DOES MEET THAT NOISE STANDARD. SO THE PICKLEBALL IS LOCATED CLOSER TO THE RESIDENT, UM, BUT STILL WITHIN, YOU KNOW, 50 OR A HUNDRED FEET OF THAT, UH, PERSONAL RESIDENCE. SO I WOULD ASSUME THAT BASED ON THAT INFORMATION AND LOOKING AT THE RECORD, THAT THAT, UM, NOISE LEVEL WOULD NOT EXCEED THAT STANDARD FOR PICKLEBALL USE. UM, SO THAT'S WHAT I CAN TELL YOU BASED ON THE QUICK REVIEW OF THE NOISE REPORT. THANK YOU. UM, I DO THINK IT IS A GOOD IDEA TO INCLUDE A CONDITION OF APPROVAL REQUESTING FURTHER EXPLORATION OF MITIGATING SOUND, [02:30:01] POTENTIALLY REPOSITIONING THE PICKLEBALL COURT. SO LET'S DO A QUICK DROP POLL ON WHETHER WE WISH TO INCLUDE SUCH A CONDITION THAT'S A YES FROM EVERYONE. OKAY. SO STAFF, PLEASE WORK ON DRAFTING THAT LANGUAGE AS WELL. WE'RE UP TO THREE ADDITIONAL CONDITIONS OF APPROVAL, 3 39, UH, SHADE TREES AND PICKLEBALL COURT. THANK YOU, COMMISSIONER HILT, ANY COMMENTS? NO OTHER COMMENTS OTHER THAN THE REITERATE WHAT OTHERS HAVE ALREADY SAID THAT THIS IS SEEMS TO BE A, A REALLY WELL DESIGNED PROJECT. I, I'M NEW TO THE COMMISSION, SO I WASN'T HERE FOR THE, THE STUDY SESSION THAT OBVIOUSLY PRODUCED THIS, SO I THINK THAT'S GREAT. NORMALLY I'D PREFER A HORSESHOE SHAPED DESIGN LIKE THIS TO FACE THE STREET. HOWEVER, I THINK GIVEN THE, THE REGULATIONS CONCERNING THE OPERATION OF THIS KIND OF BUSINESS, AS WELL AS PROBABLY THE MARKETABILITY, THIS IS JUST A REALLY WELL DONE DESIGN. AND THE ONLY OTHER THING I HAD TO ADD, AND COUNCIL MEMBER BARNACLE BROUGHT IT UP WAS THE, IF WE CAN DO SOMETHING WITH THE PICKLEBALL COURT. EXCELLENT. THANK YOU. REAL QUICK, REQUESTED COMMISSIONER HIL FOR THE RECORD. IS THERE ANYBODY? YES, I, THERE'S NOBODY HERE. I'M SORRY, DYLAN, I FORGOT YOUR, YOU'RE OKAY. RECOMMENDATION. I'M ALL ALONE. THANKS. THANK YOU, COMMISSIONER HILT. UM, WELL I'LL JUST ADD SOME QUICK COMMENTS, UH, ECHOING MUCH OF THE COMMISSION, THANK YOU FOR BRINGING THIS PROJECT FORWARD. IT IS ABSOLUTELY A NEED HERE IN TOWN. I WILL ADD, AND I, AND I BROUGHT THIS UP AT THE WORKSHOP AND, AND IN MY CONVERSATION WITH MS. ROSS, YOU KNOW, MY, MY GRANDPARENTS SPENT THEIR, UH, LAST YEARS AT ROTA GOLDMAN PLAZA, AND I SPENT MOST MONDAY NIGHTS IN HIGH SCHOOL, UH, HAVING DINNER IN THAT DINING ROOM, GOOD MATZO BALL SOUP. UM, NOT GREAT BUT GOOD. AND I'LL SAY THAT THEY WERE IN A STUDIO APARTMENT TWO, ADMITTEDLY VERY SMALL ADULTS. UM, SO I AM DISAPPOINTED IN THE NUMBER OF UNITS THAT YOU HAVE AND WHAT IS A PRETTY LARGE BUILDING. I UNDERSTAND THE CLIENTELE YOU ARE WORKING FOR, AND I UNDERSTAND THAT THERE'S NOT A LOT WE CAN DO ABOUT IT, BUT I WOULD JUST REQUEST THAT AS YOU CONTINUE TO, UM, HOPEFULLY INVEST IN PETALUMA AND SERVE OUR AGING POPULATION, THAT YOU EXPLORE OPPORTUNITIES FOR, UM, DIFFERENT INCOME FOLKS AND, YOU KNOW, MY WIDOWED MOTHER WHO WOULD JUST NEED A ONE BEDROOM, UM, . SO, UH, AGAIN, THANK YOU FOR BRINGING THE PROJECT FORWARD AND, YOU KNOW, YES, THE, THE DOWNSIZING, UM, COUPLES WILL, WILL ENJOY THEIR DEN. SO THANK YOU AGAIN. AND, UH, I THINK WE CAN MOVE TOWARDS CONDITIONS OF APPROVAL, WORDSMITHING, IF STAFF IS READY OR I CAN VAMP MORE OR IF THE APPLICANT HAS SOMETHING THEY'D LIKE TO ADD. , YOU LOOK LIKE YOU'RE READY TO SURE. MOUSE FIRST AND, AND AGAIN, UM, THANK YOU SO MUCH TO STAFF AND THE COMMISSIONER AND COUNCIL MEMBER FOR, UM, ALL OF THE SUPPORT GETTING US TO TODAY. UM, I DID WANT TO NOTE, AND, AND I, I, WE CAN CERTAINLY, UM, TAKE INTO CONSIDERATION AND EXPLORE, UH, OPTIONS TO DECREASE THE SOUNDS AND AN IMPACT FOR THE PICKLEBALL COURT AND ADDITIONAL SHADE TREES. UM, I I, I DON'T KNOW IF IT WAS SHARED. WE DID ACTUALLY HAVE A, A MEETING, UM, THE MANUAL KIND OF REFERENCED IT, UM, LOOKING AT THE 13 PROTECTED TREES THAT NEEDED TO BE REMOVED, WHAT WE COULD DO TO SAVE ANY OF THEM. AND SO WE MET WITH THE ARBORISTS, OUR LANDSCAPE ARCHITECT AND OUR CIVIL ENGINEER, AND WENT TREE BY TREE. AND FOR THAT PARTICULAR, AND WE CAN CERTAINLY DO MORE AND WE WILL, I JUST WANTED TO SHARE THAT THE COMMENTS BACK FROM HIM WAS THAT IT WAS, UM, CONFLICT WITH THE REQUIRED SIDEWALK ALIGNMENT, ALIGNMENT AVAILABLE FOR STORMWATER TREATMENT AND THE ROOT ZONE WOULD BE SUBSTANTIALLY DISTURBED BY NECESSARY OFFSITE IMPROVEMENTS, MAKING PRESERVATION IMPRACTICAL. UM, I JUST WANTED TO SHARE THAT WITH YOU, BUT WE CAN CERTAINLY GO BACK AND SEE WHAT WE CAN DO. UM, AND THANK YOU ALL AGAIN. ALRIGHT. I NEED TO ADD ANDREW EMANUEL, YOU READY TO, TO HELP US WORDSMITH THOSE THREE ADDITIONAL CONDITIONS? YES. SO THANK YOU. UM, DO IT HERE AFTER 3 39. GO AHEAD. YEAH, SO, SO WE WOULD ADD, UH, A NEW CONDITION NUMBER 10, UH, WHICH WOULD READ THAT THE APPLICANT SHOWS. COULD YOU SHARE YOUR SCREEN SO WE CAN SURE. SEE THOSE WORDS? THANK YOU. WHERE THE CHAIR? OH, YOU GOTTA HIT THE CHAIR BUTTON. YEAH. SO IT'D BE A NEW CONDITION NUMBER 10, UH, THAT THE APPLICANT SHALL EXPLORE THE FEASIBILITY OF PRESERVING TREE NUMBER 39. AND, [02:35:05] AND THEN WE WOULD ALSO, UM, ADD TO THAT, UH, PLANTING OR I GUESS, UH, NUMBER 11, UM, ADDING THE SHADE TREES ALONG, UH, SYCAMORE LANE. AND THEN, UH, NUMBER 12 IS THAT THE APPLICANT WOULD EXPLORE, UH, ALTERNATIVE LOCATIONS FOR THE PICKLEBALL COURT AND MEASURES TO ATTENUATE NOISE FROM THE PICKLEBALL COURT. AND THEN THESE THREE NEW CONDITIONS WOULD BE IN ADDITION TO THE SIX THAT I MENTIONED EARLIER, THAT THE FIRE DISTRICT, UH, AND THOSE ARE FURTHER DOWN IN THE DOCUMENT LOOKS LIKE. YEAH. YOU'VE GOT A STRAY, UM, ON, ON CONDITION 12. UM, IS THERE SOMETHING ON THERE THAT WE SHOULD SAY ABOUT, YOU KNOW, LIKE SELECTING THE MOST FEASIBLE, YOU KNOW, OR THE, THE ONE THAT BALANCES FEASIBILITY WITH ACTUAL, LIKE THE EXPLORING ALTERNATIVES IS ONE THING, RIGHT? BUT LIKE SELECTING AN ALTERNATIVE THAT IS GOING TO MITIGATE, DO THE MOST TO MITIGATE, WHETHER IT'S THROUGH LANDSCAPING OR WHAT HAVE YOU. RIGHT. LIKE I THINK WHAT WE'RE LOOKING FOR IS LIKE ACTUAL, LIKE DOING THINGS TO MITIGATE THE NOISE IMPACTS ON THE SURROUNDINGS. RIGHT. NOT JUST EXPLORING THEM. YEAH. RIGHT. SO YEAH, WE DISCOVERED WE CAN EXPLORE 'EM, BUT I PREFER WE ACTUALLY SEE THE OUTCOMES OF THAT. SO EXPLORE AND, AND IMPLEMENT. YEAH. EXPLORE AND IMPLEMENT FEASIBLE SOLUTIONS FOR REDUCING NOISE. SAY, UH, EXPLORE REDUCING IN IMPLEMENTED FEASIBLE. I'M FEELING LIKE EXPLORING CONSIDER THE SAME THING. SO I DON'T KNOW IF IS THERE A WAY TO GET IMPLEMENT IN THERE? WELL, I THINK WE MAY WANT TO ADD AN IMPLEMENT IF, IF FEASIBLE OPTIONS FOR REDUCING AND TO THE MEMBER OF THE PUBLIC. THANK YOU FOR, FOR, FOR SPEAKING UP TONIGHT. YOU'RE, THE REASON WHY WE'RE ADDING THIS IN THERE IS BECAUSE YOU CAME, AND THIS IS EXACTLY WHY WE THANK YOU FOR COMING TONIGHT. THIS IS EXACTLY WHY WE HAVE PUBLIC COMMENT IS SO THAT WE HEAR FROM, FROM THE PEOPLE AND WE CAN DO THINGS TO TRY AND MITIGATE THE IMPACTS ON YOUR, ON YOUR LIFE. WE, WE DO VALUE IT, WE UNDERSTAND ADDRESSING IT, BUT ALSO MAYBE ONE MITIGATING THING COULD BE TO LIMIT THE TIMES IT'S USEFUL. IS THERE, CAN I, IS THERE A BUSINESS CARD THAT'S MOVED THIS DIRECTION ALREADY? YES. YES. OKAY. HAVE YOU EVER BEEN NEAR ? WE, THERE'S BEEN MANY AN ARTICLE ABOUT IT. , WE APPRECIATE. YES. WELL, WE'VE ALREADY GOTTEN CONFIRMATION THAT IT WON'T GO INTO THE NINTH THERE. OKAY. AND SHE'S GOT YOUR CONTACT INFORMATION, SO YEAH. IF FEASIBLE, . SO I THINK THE QUESTION IS, YEAH, THEY CAN EXPLORE IT, BUT THEN WE WANT THEM TO IMPLEMENT IT, BUT ONLY IF IT'S FEASIBLE TO DO IT. I, YEAH. OKAY. ARE WE, SORRY. THANK YOU. YES, THANK YOU . UM, WE APPRECIATE YOUR ATTENDANCE AND PARTICIPATION. IF WE COULD GET OURSELVES BACK TO THE CONDITIONS OF APPROVAL HERE. WE'VE GOT 10, 11, AND 12. COULD YOU SCROLL BACK UP? THANK YOU. IF WE, UH, NEED TO CHANGE ANY VERBIAGE HERE, ANYONE, OR LET'S ALL REVIEW AND DECIDE IF WE'RE GOOD WITH THIS. I'M GOOD WITH ALL THREE OF THOSE. I'M SEEING A NOD FROM COMMISSIONER HILT. ANY OBJECTIONS TO THIS LANGUAGE? OKAY. WITH THAT, I THINK WE'VE GOT OUR THREE ADDITIONAL CONDITIONS OF APPROVAL BAKED INTO OUR CONDITIONS THAT WERE PROVIDED IN THE PACKET, AND I THINK WE WOULD BE READY FOR A MOTION IF SOMEONE WERE TO BRING IT. CAN YOU KEEP THAT UP THERE SO I CAN READ THE, READ IT IN THE MOTION? YEAH. OR, AND THEN WE ALSO HAD THE SIX FROM THE FIRE MARSHAL. OH YES. GREAT, GREAT. UH, FLAG. LET'S DO WE NEED TO READ ALL NINE ADDITIONAL, UH, THERE'S ACTUALLY 10, NINE NEW ONES AND, UH, ONE THAT'S MODIFIED SLIGHTLY. UH, THE SIX MODIFIED ONES ARE REDLINED AND THEY KEEP GOING. I THINK THEY'RE ABOUT 60 NUMBER 60 SOMETHING. SO MY QUESTION IS, DO WE NEED TO READ ALL 10 OF THOSE OH, CHANGES OR DO WE NEED TO? I THINK IT WOULD BE OKAY JUST TO SAY AS SHALL ON CURRENTLY ON THE SCREEN. YEAH. WHAT I WAS GONNA SAY IS MAYBE JUST REFERENCE NEW CONDITIONS NINE 10 THROUGH 12, 10, 11, 12, 10 THROUGH 12 AND 60 THROUGH 61 THROUGH 66. 61 THROUGH 66 IN MODIFICATION OF THE CONDITION IN THE STREAMLINE ENVIRONMENTAL CHECKLIST. NUMBER 12. [02:40:04] GOT THAT. I'LL DO IT A TRY. UM, UH, I MAKE A MOTION TO ADOPT THE RESOLUTION AS RECOMMENDED IN THE STAFF REPORT WITH THE FOLLOWING CHANGES. I'M ADOPTING THE STREAMLINED ENVIRONMENTAL CHECKLIST CHECKLIST, UM, THE ADDITION OF CONDITIONS 10 THROUGH 12 AND 61 THROUGH 66 AND WAIVE FURTHER READING OF TEXT. DO WE HAVE A SECOND? SURE. I'LL SECOND. THANK YOU. WE'VE GOT A MOTION FROM COUNCIL MEMBER BARNACLE AND A SECOND FROM COMMISSIONER KUSON TO APPROVE THE, UH, THE SPAR REVIEW AND CONDITIONS OF APPROVAL AS DESCRIBED IN THE STAFF REPORT WITH THE ADDITIONS MADE TONIGHT, UH, AS WELL AS THE AFOREMENTIONED ADDITIONS THAT APPEARED ON SCREEN. SO LET'S PLEASE HAVE A ROLL CALL VOTE. COMMISSIONER EBNER AYE. COMMISSIONER GOLDMAN AYE. COMMISSIONER NEWELL? AYE. COMMISSIONER KUSON? YES. COMMISSIONER HIL? YES. COUNCIL MEMBER BARNACLE. AYE. CHAIR MOSES? YES, IT IS APPROVED. THANK YOU VERY MUCH. UM, THANK YOU AGAIN TO GALLAGHER AND TEAM . UH, I THINK WE CAN GO AHEAD AND CLOSE THAT MEETING ITEM AND TAKE A FIVE MINUTE BREAK FOR FOLKS TO SHUFFLE OUT AND, UH, ADDRESS THE BATHROOM AND WE'LL COME BACK BY, LET'S CALL IT EIGHT FORTY FIVE. [02:47:06] OKAY. IF WE COULD GET OURSELVES BACK TOWARDS THE DAYS WE DON'T HAVE A TON MORE TO DO. THANK YOU. THANK YOU. THANK YOU. THANK YOU MORE. NOT MUCH ANDREW. THANK YOU. THERE IS MORE BUT NOT MUCH. ONLY THREE MORE HOURS. YEAH, YEAH, YEAH. THAT'S GONNA BE OKAY, . ALRIGHT. MOVING ON [5. Administrative Action - Nominations and Recommendations of Planning Commission Representatives to Serve on the Petaluma North SMART Station Specific Plan Community Outreach Partners Working Group. This administrative action item does not require a discretionary land use action by the Planning Commission; therefore, environmental review under CEQA is not required.] TO MEETING ITEM FIVE, OUR ADMINISTRATIVE ACTION, WHICH IS NOMINATIONS AND RECOMMENDATION OF PLANNING. RECOMMENDATIONS OF PLANNING COMMISSION. OH, WAIT, WE NEED DARREN BACK. WHERE'S DARREN? SORRY. THINK RIGHT NOW. WHERE IS HE? OKAY, NEVERMIND. DIDN'T LEAVE. I, I IF YOU JUST WANT TO CALL NOMINATION. I DON'T DO WE NEED THEM? NO, YOU CAN PERMISSION TO WAIVE PRESENTATION. MOVE ON. YEAH. SORRY DARREN, I TRIED TO START WITHOUT YOU. , I JUST TRYING TO MOVE US, GET US WORKED SO WELL PRESENTATION MY CALL TO QUESTION. ALL RIGHT, ROLL IT BACK. WE ARE ANNOUNCING MEETING ITEM FIVE AT ADMINISTRATIVE ACTION NOMINATIONS AND RECOMMENDATIONS OF PLANNING COMMISSION REPRESENTATIVES TO SERVE ON THE PETALUMA NORTH SMART STATION SPECIFIC PLAN, COMMUNITY OUTREACH PARTNERS WORKING GROUP. WHAT IS THE GRAM OF THAT? UH, , THE ACRONYM OF THAT. OKAY. THIS ADMINISTRATIVE ACTION ITEM DOES NOT REQUIRE DISCRETIONARY LAND USE ACTION BY THE PLANNING COMMISSION. THEREFORE, ENVIRONMENTAL REVIEW UNDER SQUA IS NOT REQUIRED. WE HAD A RECOMMENDATION TO WAIVE THE PRESENTATION BY STAFF. UM, IT'S NOT A PUBLIC HEARING. THERE'S NO EX PARTE COMMUNICATIONS. SO ARE WE OKAY TO WAIVE THE PRESENTATION AND EVERYBODY AND JUST GO STRAIGHT TO NOMINATIONS? GREAT. UM, GIVEN THAT THERE'S NO ONE IN THE ROOM, I, I HAVE A FEELING PUBLIC COMMENT WILL BE SPARSE , BUT FOR THIS I DO HAVE SAKE OF GETTING THROUGH IT. JUST [02:50:01] OVERALL QUESTION SURE. AND, AND SORRY ABOUT THIS IN CASE I END UP NOMINATING MYSELF OUT OF NOT HAVING ENOUGH ON MY PLATE ALREADY. UM, BUT I DO LIVE IN THE AREA, SO YEAH. UM, BUT, UM, WHAT IS THE TIME COMMITMENT? GREAT QUESTION. IS THAT LISTED ANYWHERE? I WASN'T ABLE TO PULL IT UP ON MY COMPUTER EITHER AS THE OTHER ISSUE THAT I WAS HAVING. DOES STAFF HAVE INSIGHT THERE? UM, SO I'M SORRY. NO, THAT'S A, THAT'S A GREAT QUESTION. I THINK THAT WE WOULD ANTICIPATE THAT WE WOULD CONVENE THE WORKING GROUP FIVE TIMES, UM, FOR ONE AND A HALF TO TWO HOUR MEETING. THERE'S PROBABLY TWO TO THREE HOURS OF PREP. IT WOULD BE, IT WOULD BE WELL SUPPORTED. UM, BECAUSE PART OF THE GOAL OF THE WORKING GROUP IS TO CONNECT US WITH THE COMMUNITY AND, AND TO BE ABLE TO SHARE ABOUT OPPORTUNITIES TO PARTICIPATE, UM, AND BRING PEOPLE IN AND ENGAGE THEM AS WELL. SO, UH, WE DO FULLY INTEND TO SUPPORT THE COMMITTEE MEMBERS OR, OR THE WORKING GROUP MEMBERS IN DOING THEIR WORK AND, AND BEING ABLE TO BE RESPONSIVE TO SPECIFIC QUESTIONS WE ASK, UM, BASED UPON MATERIALS OR TO PROVIDE INPUT. AND ONE FOLLOW UP. I KNOW THAT THERE WAS A, UH, REQUEST FOR APPLICATION FOR JUST THE GENERAL POPULATION THAT LIVES IN THAT AREA. WOULD THERE BE A POTENTIAL THAT AS EVEN AS A COMMISSIONER WHO COULD POTENTIALLY JUST BE APPOINTED TO THAT, WOULD I BE ABLE TO ALSO APPLY SEPARATELY AS SOMEONE WHO LIVES IN THE AREA AND COULD REPRESENT IT WITHOUT SURE. THE ATTACHMENT TO ABSOLUTELY. COMMISSION AS WELL. I'LL JUST ADD YEAH, I THINK THAT'S POSSIBLE. THE ONLY CONCERN I WOULD HAVE IF WE HAD THREE MEMBERS HERE ON THE COMMISSION AND THEN YOU AS THE GENERAL POPULATION, THEN WE GOT FOUR MEMBERS IN THE PLANNING COMMISSION. THAT WOULD BE POTENTIAL BROWN ACT VIOLATION. RIGHT. EVEN, EVEN IF YOU ARE SERVING AS A MEMBER OF THE PUBLIC WHO LIVES IN THE AREA, YOU, YOU, YOU REMAIN WITH A PLANNING COMMISSIONER HAT ON AS IT PERTAINS TO, TO BROWN ACT. YEAH, IT WOULD BE WITHIN YOUR PURVIEW. GREAT. I'M VERY GLAD I ASKED THESE QUESTIONS THEN. SAME OTHER QUESTIONS. MY, UH, MY QUESTION I GUESS, UM, JUST FOR EDUCATION, IT'S NICE TO KNOW YOU LIVE IN THE AREA. I BELIEVE YOU LIVE OVER THERE IN THAT AREA TOO. DOES ANYONE ELSE LIVE IN THIS AREA? ON THE COMMISSION. OKAY. THE NORTH STATION AREA. YEAH. YEAH, YEAH. OKAY. UM, ANDREW, WHEN YOU SAID FIVE OR SIX MEETINGS, WAS THAT DURING 2026 OR IS THIS A LONGER TERM THING? NO, I BELIEVE THERE'LL BE DURING 2026 AND WOULD PROBABLY BE, I THINK WHAT WILL HAPPEN IS WE WOULD HAVE A COUPLE IN SPRING AND THEN BREAK AND THEN COME BACK IN THE FALL. UM, AND THEY'LL BE HYBRID. SO WE ARE, WE'RE GONNA USE A HYBRID FORMAT TO ENCOURAGE PARTICIPATION AND SUPPORT PEOPLE WHO ARE VOLUNTEERING EVENINGS. YOU EXPECT, I WOULD ANTICIPATE, YEAH. THAT SEEMS TO BE THE BEST TIME DAY BUT POSSIBLE. RIGHT, RIGHT. MM-HMM . HMM. I THINK IF I, IF I COULD SELL THE PROJECT FOR A MOMENT OR TWO , BECAUSE I WAS REFLECTING ON THIS, YOU KNOW, WE'VE, WE'RE PREPARING FOR THE COMMUNITY, UH, WORKSHOP TOMORROW. WE HAD A, JUST A REALLY, REALLY ENERGIZING, UH, WORKSHOP WITH STAFF LAST WEEK. AND IT'S, IT'S A VERY INTERESTING PLANNING PROJECT BECAUSE SO MUCH OF THE, THE PLANNING AREA IS ALREADY DEVELOPED, RIGHT? SO, SO YOU KIND OF HAVE TO REALLY GET CREATIVE AND INNOVATIVE WHEN YOU THINK ABOUT, UH, HOW DO YOU, HOW DO YOU IMPROVE QUALITY OF LIFE? HOW DO YOU ADDRESS SOME OF THE CLIMATE NEEDS, UM, AND CREATE OPPORTUNITIES FOR NEW DEVELOPMENT TO HAPPEN BECAUSE, YOU KNOW, THE, THE, THE MTC TRANSIT-ORIENTED COMMUNITIES POLICIES DO DIRECT US TO FIND RESIDENTIAL DEVELOPMENT OPPORTUNITIES. BUT WHAT'S ALSO REALLY EXCITING, I THINK ABOUT THIS, THIS, UH, PLANNING EFFORT IS THE ECONOMIC DEVELOPMENT COMPONENT AND THE JOB OPPORTUNITIES THAT ARE PRESENT WITHIN THE STUDY AREA. AND IMMEDIATELY NORTH OF THE STUDY AREA, THERE'S A REALLY RICH SORT OF SMALL BUSINESS, UH, COMMUNITY AS WELL AS A LOT OF, A LOT OF VERY INNOVATIVE BUSINESSES DOING SOME REALLY INTERESTING THINGS. SO I THINK IT, IT'S A VERY, IT'S A VERY COMPLEX PLANNING PROJECT AND, AND SOME REALLY, REALLY THOUGHT PROVOKING OPPORTUNITIES. IF I MAY, UM, I, WITHOUT ANYONE ASKING TO DO IT, I [02:55:01] WOULD LIKE TO RECOMMEND, OR I'M GONNA SEE IF THE TWO GENTLEMEN WHO LIVE IN THE AREA AND COMMISSIONER KUSON WOULD BE INTERESTED IN SERVING. UM, I THINK DARREN BRINGS A LOT IN TERMS OF THINKING ABOUT ECOLOGY AND ALSO ECONOMIC DEVELOPMENT. AND SO, UM, I DEFINITELY SUPPORT THE, THE THREE OF YOU IF, IF, UNLESS THERE'S SOMEONE ELSE WHO WANTS TO BE ON, BUT THAT'S, UM, WHERE MY HEAD'S AT RIGHT NOW. JUST FROM A PROCEDURAL STANDPOINT, ARE WE DOING LIKE NOMINATIONS AND VOTING OR HOW, HOW DOES IT SURE. I WOULD, I THINK I WOULD DO NOMINATIONS AND IF, IF THE PERSON'S NOMINATED, JUST ACCEPT, I DON'T EVEN THINK YOU WOULD NECESSARILY NEED TO VOTE. OKAY. UM, WE'VE GOT SOME NAMES ON THE TABLE TO YOU GUYS. WELL, I WAS GONNA STEP UP FOR THIS ONE SINCE I HADN'T STEPPED UP FOR SOME OF THE OTHER COMMITTEES THAT HAVE COME UP SO FAR. UM, SO I'M, I'M HAPPY TO DO IT AND I LIVE NEARBY, GOT IN THE SPECIFIC PLAN AREA, BUT, BUT CLOSE. FINE. OKAY. SO IT SOUNDS LIKE COMMISSIONER NEWELL IS WILLING TO ACCEPT THE NOMINATION. COMMISSIONER KUSON, UH, YOU KNOW, I'VE GOT A LOT ON MY PLATE ALREADY, UM, BUT I LIKE THE IDEA OF IT. I THINK IT'S A INTERESTING EXERCISE THAT CAME TO CITY COUNCIL WHEN IT WAS DISCUSSED AND I'M LIKE, I DON'T KNOW HOW GREAT WE ARE AT THESE EXERCISES, BUT WHAT BETTER WAY TO DO IT THAN BE INVOLVED? UM, I GUESS I WOULD JUST LOOK TO JESSICA, DO YOU GUYS WANT TO PARTICIPATE OR BE BEING ON THAT SIDE OF TOWN? PROBABLY KNOW IT BETTER THAN I DO. YOU KNOW, I LIVE RIGHT DOWN THE STREET THIS WAY, SO, UM, I I COULD GO EITHER WAY. , IF, IF, UH, AND I GUESS WORTH ASKING IF COMMISSIONER GOLDMAN IS YEAH. INTERESTED IN ACCEPTING HIS NOMINATION. YEAH, I'M CONFLICTED BECAUSE I WOULD REALLY LOVE TO DO THIS TO JUST SUPPORT THE DEVELOPMENT OF MY AREA. I THINK I FINALLY HIT THE POINT WHERE I'M OVEREXTENDED IN TERMS OF OBLIGATIONS. UM, I'M STARTING COACHING NEXT YEAR. OH MY GOSH, . SO I'M PRETTY SURE THAT EVENING EVENINGS ARE OUT OF THE PICTURE FOR ME, UM, AS JUST BEING READILY AVAILABLE ON TOP OF MY OTHER, UM, COMMITTEES AND OBLIGATIONS. SO YOU ARE DECLINING THE NOMINATION? I'D LOVE TO DO IT. I REALLY DON'T ACT, I PRETTY SURE MY WIFE WOULD ALSO KILL ME. OKAY. RELUCTANTLY DECLINING HIS NOMINATION FAIR IN THAT, IN THAT CASE? YEAH, I, I GUESS I WOULD ACCEPT THE NOMINATION. UM, JUST SO WE HAVE MORE THAN JUST BRENT, UH, AND THEN ANYONE ELSE WHO WANTS TO JOIN? JESSICA, ARE YOU INTERESTED? YEAH, I, I'M SURE . ALRIGHT. ALRIGHT, WE GOT, ARE YOU INTERESTED? I'M KEEPING IT NEXT, THE FIRST HALF OF NEXT YEAR LIGHT. YEAH. FOR OBVIOUS REASONS, BUT TALK TO ME, COMMISSIONER HILT ANY, UH, INTEREST IN SIGNING ON TO THIS? NO, I THINK THE THREE THAT, UM, ARE VOLUNTEERING I THINK WOULD BE GREAT. OKAY. SO DO WE NEED TO VOTE OR ARE WE JUST ACCEPTING PUBLIC COMMENT? PUBLIC COMMENT. WAS THERE ANY PUBLIC COMMENTS SUBMITTED BEFORE THE MEETING? THERE WAS NO PUBLIC COMMENTS PRIOR TO THE MEETING. THANK YOU. I THINK IF, IF, UH, YOU WANTED TO JUST DO A QUICK VOTE ON COMMISSIONERS, NEWELL KUSON AND MOSES, UM, PARTICIPATING, THAT WOULD BE GREAT. OKAY. I'LL MAKE A MOTION TO APPOINT COMMISSIONERS NEWELL KUSON AND CHAIR MOSES TO UM, THIS COMMITTEE. GREAT. THANK YOU. DO WE HAVE A SECOND? I CAN SECOND. GREAT. AND I'M STILL ALONE, DYLAN . APPRECIATE IT. SO ARE WE, UH, DOES THIS REQUIRE A ROLL CALL? VOTE THIS ADMINISTRATIVE ACTION JUST FOR GOOD MEASURE? YES, PLEASE. OKAY, , LET'S TAKE A QUICK ROLL CALL. VOTE PLEASE. COMMISSIONER EBNER. SORRY, DID I MISS THIS TO APPOINT ALL THREE OR ARE WE PICKING ONE? ALL THREE? ALL THREE. ALL THREE. THREE. WE CAN, WE CAN HAVE, AYE. COMMISSIONER GOLDMAN AYE. COMMISSIONER NEWELL AYE. COMMISSIONER KUSON? YES. COMMISSIONER HILT? YES. COUNCIL MEMBER BARNACLE. AYE. CHAIR MEZO? YES, IT IS APPROVED. THANK YOU. OKAY, ONTO OUR, WHICH COMES FIRST COMMISSION COMMENT. OH, SORRY. CLOSING MEETING ITEM FIVE AND CONTINUING [COMMITTEE COMMENT] TO COMMISSION COMMENT. WE CAN START WITH YOU. COMMISSIONER SCHULTZ, IF YOU HAVE ANY COMMENTS TO SHARE, NO COMMENTS ON LIAISON TO THE TREE ADVISORY COMMITTEE AND WE'LL BE MEETING NEXT WEEK. OKAY. AND STARTING DOWN AT THE END WITH COUNCIL MEMBER BARNELL. UM, YEAH, SO COUNCIL [03:00:01] MEMBER OR COUNCIL, WE RECENTLY UPDATED SOME, UH, BUILDING CODE WORK, UM, AND AT OUR NEXT MEETING WE WILL BE HEARING THE LAND USE MAP. UM, SO THANK YOU ALL FOR PRESIDING OVER THAT AND POURING OVER IT. AND NOW, UM, WISH US LUCK. . THANK YOU. DID THE TOUR OF LIGHTS, WHICH WAS SUPER FUN. FIRST YEAR DOING THAT. THANK YOU TO WHOEVER AT THE CITY THAT PUTS THAT ON AND THE MAP IS SO CUTE. SO I DON'T KNOW THAT THAT'S A FUN ONE. UH, NOTHING TO REPORT. YES, THAT GETTING LOTS OF GREAT HOLIDAY ACTIVITIES AROUND PETALUMA FOR YOUNG AND OLD. UM, BUT OTHERWISE NO COMMENT, UH, NO UPDATES DIRECTLY WITH CITY BUSINESS. I WILL SAY I WAS INVOLVED IN A DISCUSSION WITH, UM, A MERCHANT ASSOCIATION IN SAN FRANCISCO TALKING ABOUT EVOLVING RETAIL AND HOW A LOT OF RETAIL EXPERIENCES NOW ARE HUNTING DOWN LIKE 400 SQUARE FOOT COMMERCIAL PROPERTIES. SO, UM, THAT'S OBVIOUSLY, I THINK WE ALL KNOW THAT'S BECOMING THE MODEL. UM, BUT UH, YEAH, I'M, I'M EXCITED TO EXPLORE WAYS THAT WE CAN INCENTIVIZE THAT WITH COMMERCIAL PROPERTY OWNERS BECAUSE I THINK THAT'S THE FUTURE. SO ANYWAY, I WANNA SHARE THAT. THANKS COMMISSIONER GOLDMAN. SURE. I JUST WANTED TO UPDATE ON OUR, MY WORK WITH PAC AND UM, I'VE BEEN WORKING WITH THE BIKE FRIENDLY BUSINESS AD HOC. UM, IN PARTICULAR, IT'S BEEN REALLY NICE TRYING TO THINK ABOUT WAYS TO MAKE PETALUMA BUSINESSES JUST MORE BIKE FRIENDLY AND REALLY DOING OUTSIDE THE BOX THINKING ONTO HOW TO REALLY ENGAGE AND DEVELOP MORE, YOU KNOW, ALTERNATIVE VEHICLE , UM, WAYS THAT PEOPLE CAN GET AROUND AND REALLY FIND PARK, WHETHER IT'S PARKING OR JUST, YOU KNOW, UM, EASE OF ACCESS FOR ENABLING MORE PEOPLE TO SHOP AT MORE PLACES. UM, AND WE'RE, YOU KNOW, DEVELOPING A LOT OF, UM, MAP WE'RE THINKING ABOUT MAPPING TOOLS AS PART OF THE BROADER, UM, PETALUMA, UM, CITY CAPABILITIES. WE'RE THINKING ABOUT WAYS TO JUST DIRECTLY ENGAGE, UM, WITH MULTIPLE DIFFERENT PARTS OF THE CITY, WHETHER IT'S GETTING DESIGN OF, UM, UH, BIKE PARKING INFRASTRUCTURE TO BE DEVELOPED BY LOCAL SCHOOLS OR, UM, REALLY THINKING ABOUT THE RIGHT LOCATION FOR PLACES AND HOW TO SELL IT TO THEM AS REALLY BENEFITING EVERYONE INVOLVED. SO IT'S BEEN A LOT OF FUN. THANK YOU SO MUCH. ALL RIGHT. WITH THAT, I THINK WE CAN MOVE TO [STAFF COMMENT] STAFF COMMENT. GREAT. THANK YOU CHAIR. UM, SO THE COMMUNITY OPEN HOUSE FOR THE PETALUMA NORTH SPECIFIC PLAN IS, UH, TOMORROW EVENING AT THE, UH, AT LUCCHESE COMMUNITY CENTER FROM SIX TO 8:00 PM IT'S A GREAT OPPORTUNITY TO COME OUT. I THINK WE'VE GOT A REALLY EXCITING WAY OF, OF APPROACHING EXISTING CONDITIONS AND GATHERING INPUT, UM, AS WELL AS TO MEET THE MEMBERS OF, OF THE PLANNING TEAM, UM, PERKINS AND WILL, UH, PLAN TO PLACE, UM, FAIR AND PEERS, I THINK STRATEGIC ECONOMICS AND SOME OTHER FOLKS, AND YOU'LL REMEMBER, OR YOU'LL RECOGNIZE A LOT OF THEM FROM THE GENERAL PLAN UPDATE WORK AS WELL. SO IT'S EXCITING THAT WE'RE CONTINUING TO LEVERAGE, UH, WORK DONE FOR THE GENERAL PLAN AS PART OF THIS, THIS PLANNING EFFORT. UM, WE DO, THIS IS OUR LAST MEETING OF 2025. SO, UH, WE WILL BE CANCELING, UM, THAT MEETING THAT WILL BE HELD, UH, WOULD NORMALLY BE SCHEDULED FOR, UH, DECEMBER 23RD. AND, UH, WE DO ANTICIPATE THAT OUR FIRST MEETING IN 2026 WOULD BE THE SECOND MEETING IN JANUARY OR JANUARY 27TH. SO WE'LL CONFIRM WITH, WITH YOU VIA EMAIL. UH, JUST A FRIENDLY REMINDER TO, UH, PLEASE WHEN, WHEN WE DO, UH, REQUEST, UM, A QUORUM CHECK TO, TO LET US KNOW IF YOU'RE AVAILABLE OR NOT, BECAUSE A LOT OF OUR PLANNING IS, IS DEPENDENT UPON OUR ABILITY TO ATTAIN A QUORUM AND THAT'S REALLY WHERE WE FIRST START OFF. SO THANK YOU IN ADVANCE FOR THAT. AND UM, ALSO I SENT YOU AN EMAIL, YOU KNOW, THE, UH, A PA CALIFORNIA NORTHERN SECTION HAS, UH, HELD THEIR FIRST PLANNING COMMISSIONER TRAINING IN MARTINEZ IN NOVEMBER, AND THAT WAS ACTUALLY, IT WAS RECORDED AND THAT RECORDING IS AVAILABLE, SO I SENT YOU THE LINK. AND, UM, THEY'RE ALSO PLANNING FOR THEIR 2026, UH, TRAINING SESSIONS TO BE HYBRID. SO I THINK THAT WILL FACILITATE PARTICIPATION, UM, AND WOULD ENCOURAGE YOU TO CHECK THAT OUT. THE TWO PEOPLE, UH, LEADING THE TRAINING JUST HAVE, HAVE DECADES OF EXPERIENCE IN, UH, BAY AREA LAND USE PLANNING, AND I THINK CAN REALLY GIVE SOME GREAT INSIGHTS AND PROVIDE SOME GREAT CONVERSATION. AND, UH, THAT'S ALL I HAVE CHAIR. [03:05:01] THANK YOU. QUICK FOLLOW UP ON THAT. SURE. ARE, ARE THOSE ALWAYS HELD IN MARTINEZ OR DOES IT SHIFT AROUND? IT'S SHIFTING AROUND. I THINK THEY, THEY'RE LOOKING AT THE, UM, AS SOUTH BAY FOR THE NEXT MEETING, BUT I THINK, UH, THEY'RE VERY COMMITTED THOUGH TO THOSE BEING HYBRID, UM, MEETING OPTIONS, WHICH, UH, IT MAKES SENSE. RECOMMENDATIONS ON HOW TO BEST TAP IN THE EMAIL LIST OR? SURE. I CAN SEND YOU, SEND YOU THE, UH, CON POINTS OF CONTACT FOR THOSE TRAININGS AND THEN THEY'LL ADD YOU TO THE LIST. PERFECT. YEAH, RIGHT NOW IT'S A PRETTY TIGHT KNIT GROUP, WHICH IS NICE OF JUST ABOUT 25 OR SO PEOPLE. OKAY. ALL RIGHT. ANY FINAL QUESTIONS, COMMENTS, THOUGHTS? DID I HEAR RIGHT THAT THE JANUARY 13TH COMMISSION MEETING WOULD LIKELY BE CANCELED TOO? THAT'S CORRECT, YES. OKAY. ALL RIGHT. WITH THAT, WE'LL ADJOURN AT 9 0 5. 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.