Okay, we can get started.

All right, good evening.

Welcome to the March 19th, 2026 City of Napa regular meeting for the Planning Commission.

I would like to call this meeting.

Just quickly, I think your mic's off.

Thank you.

Good evening.

Welcome to the March 19th, 2026, City of Napa regular meeting for the Planning Commission.

I'd like to call this meeting to order and ask Myra to conduct a roll call.

Commissioner Ebach.

Here.

Commissioner Masaro.

Present.

Commissioner Shotwell.

Present.

Vice Chair Myers.

Present.

And Chair Owen.

Present.

We will now rise for the Pledge of Allegiance.

I pledge allegiance to the flag of the United States of America and to the Republic for which it stands one nation under God invisible with liberty and justice for all.

The Planning Commission conducts all meetings in accordance with the Ralph M.

Brown Act, California Government Code Sections 54950 at SEC and pursuant to the city's rules of order for planning commission meetings.

Policy resolution 10.

Staff, are there any changes to this evening's agenda or any supplemental reports?

No changes to tonight's agenda, but there are three supplemental reports.

One supplemental memorandum that was sent over yesterday, and then two as of I think around noon or in the afternoon.

Thank you.

Commissioners, are there any proposed changes to this evening's agenda?

No.

Nope.

All right.

Public comment.

Public comment provides an opportunity for members of the public to directly address the planning commission on items of interest not otherwise noted on the agenda.

Each speaker's comments will be limited to three minutes and will comply with the rules of order for planning commission meetings.

Do we have any members of the public who wish to provide public comment on non-agenda items?

Okay.

Consent calendar.

These routine items may be approved by a single vote.

However, any member of the public or commissioner may remove an item for consideration during the public hearing portion of the agenda.

This evening we are reviewing the planning commission regular meeting minutes for February 19th, 2026.

Is there a motion to approve the meeting minutes for February 19th, 2026 Planning Commission regular meeting?

So moved.

Is there a second?

Second.

All in favor?

Motion passes.

Consent hearings.

These items, there are items that are required to be noticed as a public hearing, but the city is not aware of any interest from the members of the public to comment on the items.

However, any members of the public or commissioner may remove an item from the consent hearing calendar, and the item will be considered during the public hearing portion of the agenda.

Tonight we have item 6A, Kaiser Farmers Market Use for use permit at 3285 Claremont Way.

Is there a request from a commissioner or member of the public to pull this item from the consent hearings?

Is there a motion to approve the consent hearing as submitted?

So moved.

Second.

All in favor?

Aye.

Motion passes.

Thank you.

Thank you, Kaiser.

Yes, thank you.

Public hearings and appeals.

These are items that are formally presented to the planning commission and provide an opportunity for members of the public to comment.

Applicants or appellants are allowed 10 minutes to present testimony at the beginning of the public hearing, and if needed, five minutes to present rebuttal at the end of the public hearing.

All other speakers will be limited to three minutes.

Tonight we have the following item.

Item 7A, Cadet Wine Bar Modification Use Permit at 926 and 930 Franklin Street.

We may start with Commissioner disclosures.

No disclosures.

No disclosures.

I spoke with staff and I am familiar with the site.

I have no disclosures.

I spoke with staff as well.

And we will now hear a report from staff.

Thank you, Chair Owen, members of the commission.

I made sure I moved my nameplate over here so everyone knew who I was.

In summary, it's a recommendation just to add some additional language to condition of approval number eight, and we can get into the reasoning why later.

The request is a design review permit to expand the outdoor patio area and a use permit to allow the expanded operation of a bar with regular indoor and limited outdoor amplified music.

The applicant is cadet wine bar.

Project site is located, will be located in two suites 926 and 930 Franklin Street, as shown on the map here.

And the applicant intends to expand operations into the adjacent suite.

Um that includes uh a patio expansion that coincides with it, and just a continuation of the hours of operation, which that they already have, which is 2 a.m.

seven days a week, and then um a request for amplified music.

The use itself is defined as a joint entertainment use.

Um we can get into those details as identified in the downtown specific plan.

But in summary, it's regular indoor amplified music that could occur up till 1:30 a.m.

seven days a week.

It's not likely that it's going to occur, it's just the flexibility to do that with three outdoor events coinciding with bottle rock weekend.

Considerations made for you tonight as part of the request, the hours of operation coincided with the expansion, the design of the outdoor patio, uh, pretty simple in design in theory, and then the amplified music requests.

Things you can consider and questions you may ask tonight are about safety and noise, and just understand there is a section that pertains to bars, recreational facilities, nightclubs.

And for new or expanded bar facilities, we review these to ensure that the new facilities are compatible with adjacent uses and the neighborhood around it.

And those are things you can consider as part of the use permit tonight.

Um, just as a brief overview, this is the entertainment overlay district, both in kind of reddish and blue, as reflected with the most recent First Street redevelopment project.

In context, shown here roughly in blue with the project site outlined in green.

So it is outside of the entertainment overlay district.

This just means that other standards are applicable to their property that aren't applicable or certain regulations are applicable to them.

And so what's being requested for you is an expansion upon those standards in which they can operate.

The framework won't go into too much detail, but if you look at item B, joint entertainment use, it discusses how much of the floor area may be utilized for live entertainment, noise levels, hours in which they can operate when outside of the entertainment district.

Staff considered and consulted with the police department and the applicant and understand the request is for an expansion of those hours, especially with the live entertainment.

The bar and part of the use permit with the bar itself is just really establishing the hours as part of the use permit request in that expansion.

Um specific to the amplified music, it's an expansion or ability to operate past 8 p.m.

This floor plan here shows the existing suite occupied by Cadet Wine Bar, and then in red shows where the opening would be to get into the next suite.

This shows the the floor plan proposed, at least the expanded area.

Really, I think they intend to use it for private event kind of expansions, but not tying them to that specifically.

Just understand it's an expansion into that suite.

And then the red outlines roughly where the outdoor patio would be.

But with that, we understand that there's some overflow onto the outdoor patio.

So the applicant has agreed to manage the crowd control for the overflow of any events.

Should noise exceed certain levels at 67 decibels at the property line, then they'll shift them inside.

So they'll be very cognizant of that.

As part of the request for the limited outdoor music, they are requesting the special events coinciding with Bottle Rock up to 1 30 a.m.

Friday, Saturday, Sunday of Bottle Rock.

That event will utilize the private alleyway for the music event facing towards First Street.

This is one we worked hand in hand with the applicant on and the police department, as well as fire prevention to understand kind of the limitations and safety measures for which they can operate.

That point of contact will also need to be established with the police department.

And just in case the event that something happens, the police department can contact a manager on duty before they have to enter into the suite.

As part of those special events, they will have on-site security.

Is it understanding expectation from PD that it's reasonable and proportionate?

They didn't want to tie a minimum or a maximum to it, because that's that can fluctuate depending on briefing with the police department.

So is the understanding of the applicant and with the security that the security officers being employed will try to control the queuing of the line out to First Street in the sidewalk.

Obviously, once you get out into the right-of-way, there's it's limited beyond their control.

But as part of the request to well, to initially start, they will consult with the police department prior to the event.

But on an annual basis, they will debrief after the event.

So should any incidents occur or recommendations come from recent special events, they will incorporate that for subsequent years to come.

Part of the supplemental memorandum that was forwarded to you, they will be required initial consultation with the fire marshal.

Should the event stay the same year year to year, and should the fire marshal not feel the need to request additional consultation or revisions based off of their performance, they can stick to that same plan year in, year out.

But the fire marshal will hold the discretion to be able to coordinate a meeting with the applicant's team should there need to be changes based on how they operate.

One of the things discussed is obviously Bottle Rock invites a lot of people to the city of Napa and especially downtown after Bottle Rock shuts down.

In discussions both with the fire marshal and the applicant, we see they have their existing suite where they understand their occupancy, which is about 49 people indoors, 25 people on the patio, so combined that 74 people.

Um extended private event space, and this is approximate at this point in time.

About 20 people indoors, 15 additional people on the patio for a total of 35.

So it's 109 people, just to put into perspective that can be there.

Obviously, that's filled to as much as they can both indoor and on the patio.

So as part of the range request with the outdoor events, they're only requesting really a range of between 100 and 120, but understand that that maximum is going to be established in consultation with the fire marshal.

So depending on egress, depending on the extent of the barriers that they have and access to existing buildings, that number is subject to fluctuate.

So it's not conditioned as part of the project, but through consultation and the experts that the city has through the fire marshal and fire prevention division, they'll work to make sure that that number doesn't exceed a level that's deemed not safe.

This just brief summary over staff's determination of the exemption under CEQA in consideration of the design review permit for the outdoor patio.

You'll have to establish these findings, same with the use permit findings.

With that, staff recommends that the planning commission adopt a resolution approving a design review permit to expand the outdoor patio area and a use permit to allow the expanded operation of a bar with regular indoor and limited outdoor amplified music, and determining that the project is exempt from CEQA.

So that concludes my presentation.

Applicant's team is here, both Aubrey and Taylor from Cadet.

Should you have any questions about the way that they operate?

Um, but I'm also available.

Should you have any questions?

Thank you, writer.

Are there any questions for staff from you guys?

I do yes, I have a question.

Go ahead.

Thank you, writer.

That was a great presentation, and thank you for adding the additional conditions to this.

So just to be clear, it's three special outdoor events a year.

Yeah, per calendar year.

Per calendar year.

Yeah.

And for some further insight, that's all that ABC will allow as well, outside of their typical railed patio area.

Right.

And then um, and so they are for this year, 2026 planning on all three of those days to be over Bottle Rock weekend.

That's that's the request, yeah.

Okay.

Thank you.

That's the only question I had.

Any other questions for staff?

I do.

Yeah.

Go ahead.

Thank you for the presentation, writer, and um really appreciate the extra notes from fire because I covered the majority of my questions.

Um I did want to touch on though, um, do we have details in terms of what the alley barriers the applicant is proposing?

Um what they are and the thing that can vary year to year.

Um, but as far as the overall boundaries, I think that's still a little bit subject to that consultation that'll come with the fire marshal.

Uh typical practice, they can probably answer to that question when they come up.

But just understand that's subject to fluctuating a little bit.

Um that makes sense.

And then this may be subject to fire as well.

But is the intent that then the egress is going to be off of first and then the exit on the other side of the alley?

I believe both ingress egress will be directed to First Street, but we can yeah.

Because they they at times want to limit the point of ingress egress as to not invite additional traffic where they don't have personnel to staff it.

So yes, to to first street is the plan.

Okay.

Um but in the event that there was some type of event where people needed to get out, these barriers are such that they can be removed easily.

Yeah.

Great.

Um then is there a plan for the access to the other suites that are in that area if that is blocked off?

So they they will have consultation.

And as part of fire prevention's purview, um, should there be anyone occupying the building, they will need to ensure that there's egress from those buildings.

So with the suites adjacent to it, there is like marquee pinball that I think works in tandem with the applicant's team, um, not fully together, but respective of the individual uses, as well as wine girl closer to First Street.

Um, but as far as like Moolin doesn't typically operate, I think after 2 p.m., which doesn't match up, you know, that they they can share the space and they won't have overlap, so to speak.

Great.

Thank you.

Yeah.

Commissioner Myers, did you have something?

Yeah, I was more curious about is it the applicant's request that the outdoor capacity limitation be so variable, or is that because the nature of the request for the use is that the space will be varied in size and it wasn't possible to put parameters in there.

And I'm not looking to impede what you guys are doing.

I'm more thinking I would hate for you to be surprised later if the permitted capacity was remarkably less than you had hoped.

Um we had many discussions about kind of the way they operate, the the musicians that come in and um Commissioner Shotwell will probably appreciate this is that many of the musicians, the DJs intend to bring their own equipment.

But the number is to establish a point of reference, understanding that it can fluctuate night to night, subtle difference, but then year to year, depending on availability of staff for the events, the equipment that they use, the barriers that they use, and in response to concern should the fire marshal request additional consultation after the events should the police department request additional measures be incorporated in the way they operate.

So it was a more of a point of reference.

But a good thing to understand is obviously when you look at the numbers of occupancy, the spaces could technically get up to that range anyway.

And so the sum of the 120 is both indoors and outdoors.

But it is in intentionally a point of reference because we don't know the result of the consultation yet.

Okay.

Okay.

Thanks.

Any additional questions.

Right, or does the applicant want to speak?

Will we hear a presentation from the applicant?

I believe they have a few words.

Okay, great.

Not like a full presentation.

Hello, everyone.

My name is Taylor Doman, and I'm the co-owner of Cadet Bar alongside my business partner, Aubrey Bailey.

The summer marks 12 years of being part of this community, and it's truly been an honor to contribute to downtown Napa's growth and character.

From the beginning, Cadet was intentionally designed to bring people together over the years, and we have been fortunate to participate in many celebrations, milestones, and fundraising efforts for the LBGTQ Connection, Giffords, and the Napa Food Bank, just to name a few.

We have provided a consistent welcoming space for industry professionals and visitors alike to gather, connect, and support one another, especially through our weekly winemaker Wednesday events.

In many ways, the community built within Cadet reflects the broader spirit that makes Napa so special.

Because of that, the next step, expanding into the neighboring space to create a dedicated private events area as a natural and thoughtful evolution to what we already do.

We've operated in good faith for over a decade, contributing to the vitality of downtown Napa while working within the framework provided for us.

Aubrey and I respectfully ask for your support as we embark on this next chapter to build and sustain our small business.

The conditions that allow us to operate, including permanent hours, enable Cadet to continue to exist and financially support not only us but our staff as well.

Cadet is more than a bar.

It's a place where this community gathers, where careers are supported, where small producers are given a voice, and where visitors begin their relationship with Napa.

We've spent over a decade building something meaningful, and as I'm sure you can understand, being a small business owner in a 2026 economy is challenging.

And we really need to continue operating with hours conducive to our business.

Aubrey and I hope to gain your support today so we can continue to thrive and contribute to our Napa Valley community, and we appreciate your time and consideration today.

Thank you.

Is anybody have any questions for the applicant?

No.

Okay.

Thank you.

Thank you.

I'm going to open up public comment staff.

Do we have any comment cards?

I did not receive any.

Does anybody from the public wish to speak?

Okay.

Hello, everybody.

My name is Ryan Stuttgans, uh, fellow restaurateur and bar owner in down in downtown Napa with Compline for not quite 12 years, but we're about eight and a half in.

I came to advocate for Aubrey and Taylor.

I think they're amazing operators, really thoughtful with their growth.

Um, obviously kind of their neighbors with uh the 12 years of operation and the uh ebbs and flows of that backspace.

I think they're crushing it and deserve a leg up.

Thank you.

All right, seeing there are no more one more.

Yes, please come forward.

Hello.

My name is Grayson Young.

Um I'm a local business owner.

I run an investment front fund in the arts.

Um just based here on based here in Napa called Remix Growth.

Uh I know Aubrey and Taylor, um, and I'd like to just speak a little bit in their support.

Um I went to the Naval Academy and I went to Stanford for um my MBA, and I just bring the background up because I haven't met two people capable of building community like they have.

The community that they've built has created a culture where almost every single small winemaker and business in Napa feels at home there and has been supported by them over the last 12 years.

And I really want to kind of bring some I really want to bring a little bit of the view that I think that they are genuinely an economic driver of uh the wine business that we have here.

I I'd venture to say probably tens of thousands of people have had their first class of Napa wine served across the cadet bar.

And I I um think that these two are just some of the most important business leaders we have.

Thank you.

Thank you.

Hi there.

Uh Nicole Driscoll.

I own a local floral business and work with Aubrey and Taylor and their special events and at their bars, and they always employ local vendors for their special events, and that's very touching to me and important to my business and my family, and I know several other local vendors who depend on them as well.

So thank you.

Thank you, Nicole.

Anybody else?

No.

Okay.

Seeing there are no more requests to speak, is there a motion to close public comment?

A motion to close a public comment.

Second.

Second.

All those in favor?

All right.

Closing public comment.

Are there any requests for staff or the applicant to respond to public comment?

No.

I do think just want to clarify one item.

Um as part of the recommendation is obviously to include the suggested language in the supplemental memorandum.

But also the intention is to operate you each year on Bottle Rock Weekend.

That's what's been conveyed.

Thank you.

Well, Aubrey and Taylor, you had quite support here.

Are there any additional questions or comments from the commissioners?

No, I would just like to say how much I appreciate everything that you guys have done.

And I know you've got a cult following, and I'm part of that cult.

And uh I just really appreciate too having so many of your peers come and you know, and what a special thing to have what could be viewed as competition your biggest support.

And this is what's so special about downtown and what all of your delightful businesses, Mick, I see you there.

Thank you for all that you do as well.

Um but just this kind of camaraderie amongst the businesses is really special.

Any other comments or do we go ahead?

I just wanted to say thank you for um bringing your company to Napa and for being here for 12 years.

I also think it's really important um you you've really set a nice example, uh responsible business ownership, especially when looking at um bringing amplified music into the area and um with the noise monitoring and and all of that.

It's I think it's really important that um that we take that everyone understands that you know you're you're really caring about what you're doing within your business.

Thank you.

I also appreciate the amount of collaboration with the police and fire in the city before the events and after the events.

I think that's fantastic.

Any other comments?

All right.

Are we ready to make a motion?

I'm ready, but um so in terms of the underlined segment.

Um would it be that we recommend that um to adopt a resolution approving a design review permit to expand the outdoor patio area and a use permit to allow the expanded operation of a bar with regular indoor and limited outdoor amplified music located at 926 and 930 Franklin Street, and determining that the project is exempt from CEQA in addition to the condition that's underlined in this staff um memorandum.

I think that's perfect.

All those in favor or second second, thank you.

All those in favor?

Congratulations.

Thank you, ladies.

Cheers.

Thank you.

All right, administrative reports.

Administrative report items include reports and recommendations from city staff that do not require a public hearing prior to action by the commission.

The commission may take action if the agenda description provides for it.

And only the planning commission may authorize public input for these items.

It is within the discretion of the chair and commission to allow public testimony.

Tonight we have item 8A 919 Trenkis Street pre-application, and we will now hear a report from staff.

One moment, I'm just setting up my PowerPoint.

Technical difficulties.

Okay.

Good evening planning commission.

Today I'll be presenting on the 919 Trankis Street pre-application.

And just to clarify, the applicant, their authorized agent as well as their architect are here today.

So just to cover what the 919 Trankis Street pre-application is, it is a pre-application for a mixed use project consisting of ground level commercial space and 50 residential units.

The parcel is approximately 1.11 acres.

And as I mentioned, Ken McNabb is here.

He's the authorized agent, and then Farhad, the architect is here as well.

Just for some context, the project is right along, the project site is right along Trankis Street.

It is across the street from the hospital and between Villa Lane and Beard Road.

The purpose of the pre-application is to specifically seek feedback from the planning commission in preparation for a formal application.

And because of that, no formal action is required tonight.

To cover more of the site's context, as I mentioned, the 1.11 acre site would result in a density of up to 44 units.

However, as you may have noted, the applicant would request 50 units, and this would be by applying for a density bonus request under state law.

As for the zoning district, the zoning district is currently medical office, but as part of a formal application, the applicant would intend to rezone the property for two office commercial, and that would be to allow for the development.

The project site is also within the traffic impact and active frontage overlay zones.

The traffic impact overlay zone would consider the project impacts to Trenkis Street, which is an arterial corridor, and the active frontage overlay provides different development standards to make a more pedestrian pedestrian-friendly design.

And as of this time, the project complies with all standards.

So the 50 residential units of those 50 residential units, eight of those would be for very low-income tenants.

These would be deed restricted for a period of 55 years under the density bonus law.

And of those units, 23 would be studio, one bathroom, 24 would be one bedroom, one bathroom, and then three of those would be two bedroom, two bath.

At the ground level, to the rear of the commercial space, there would be 68 parking spaces.

In addition to vehicle parking spaces, the applicant also proposed short-term and long-term bicycle parking spaces.

The site amenities would include balconies for each individual residence, as well as a an atrium, an open area on the second level that is accessed by residential units.

In addition to those amenities, there would also be a quasi-public plaza facing Trenkis Street, and so that would tie the pedestrian corridor to the commercial uses.

In looking at which entitlements they would be subject to as part of a formal application, they would be amending the zoning, so that would require a zoning amendment application.

They would also be required to submit for a design review due to the residential component as well as a use permit for a mixed-use development in that zoning district.

As I mentioned, the applicant would intend to use the density bonus in addition to receiving a density bonus, allowing them for uh to incorporate additional residential units.

Some of the benefits of the density bonus would be to receive concessions and waivers, which would allow them to request relief from some of our development standards.

At this time, they don't have anything in their proposal that would require a waiver or concession, but we're open to discussion with the applicant as part of a formal application.

So just an overview of the site plan.

As you can see, the building would take up a majority of the site.

However, there would still be two points of access.

It would be one-way access, so the drive aisle would go under the building through the parking area and back out onto Trancus again.

And as you can see, there would be that quasi public plaza at the front, which would include a water feature and seating to make it a more inviting space.

As for the development standards, because the project site is in an office zone, the development standards are very lenient.

However, the applicant did show a desire to create a quality proposal.

So they did increase beyond what was minimally required.

And they did provide additional space for each individual unit, outdoor usable space, although that was not a requirement.

And so far, their project complies with all zoning requirements.

So they did provide one space in excess of what the requirement is.

And here's just an overview of that.

The reduction really comes from the studio and one bedroom units where the typical parking ratio would be 1.25, and it's just one space under density bonus law.

As for the project renderings, so this would be the Trancus Street facing facade.

What's really visible is the commercial portion of the project.

And the residential units would be accessed by the center lobby area.

Just to give you a moment to view that.

Okay, so I do apologize that the screen is cutting it off just a bit.

Here we go, that's a little bit better.

So the applicant is considering a mix of materials just to draw visual interest to the front facade.

As it's described here, there would be stucco primarily to the rear.

However, there would be metal siding, limestone, and wood accents on the front facade to kind of define the different masses.

As for the glazing, they would be aluminum framed, which would provide a bit of a streamlined look.

Okay, and now I'll switch back to the presentation.

Okay.

And here's just another view, as if you were looking from southwest from Trancis.

As you can see, the drive aisle would exit under the residential units, so the parking would generally be concealed from public view.

As I mentioned, the primary facade materials would include wood.

They would include that aluminum glazing, limestone, metal siding.

As for the stucco, it would be textured, so it would be steel trawled.

This would be a view from the interior of the site.

As you can see, the residential units have a much simpler design.

As for the residential materials, they would primarily be stucco.

The stucco would be in multiple colors just to kind of provide that definition.

The residential units would be consistent with the commercial units, and that they would also provide aluminum glazing and steel troll stucco.

The balconies on the upper level would also include a canopy above, which would provide an additional projection to that facade.

As for sort of an aerial view, this is what the project would look like.

As you can see, there is that center courtyard for the residential units where there's that open air space.

And to the rear of one of the commercial masses to the very far right, that would be the refuse area.

So that would be where our NAPA recycling and waste services would access and service the residential and commercial trash services.

As you can see, the residential portion of the mixed-use project would be lower in height.

The height really comes from these geometric masses that are meant to provide visual interest.

And from the side, as you can see, it is, as I mentioned, a simple design.

This sort of shows where the different colors of stucco would be to provide that definition along the facade.

And more details on the rear elevation as well.

The balconies for the residential units would alternate.

Some would be steel bars and some would be stucco.

As you can see, the ones that are have horizontal lines, those would be the steel bars.

And the ones that are look more solid, those would be the stucco balconies.

So moving on to the point where we're asking for your feedback.

Some things to consider are the site planning.

Generally, projects are encouraged to reflect the patterns of what's nearby.

So based on what we've provided you today, you know, if you had any comments on that, we would like you to consider that.

The common areas are also important for residential developments just to provide a sense of community and also to provide those extra amenities to residents.

So curious what the thoughts are on what's currently proposed, if there are any suggestions for that, especially because the project not only includes the private common areas, but also the quasi-public common areas along Trinkas Street.

Furthermore, uh we would like your feedback on architectural design, of course, keeping in mind that generally there are the um objective standards that would apply to housing development projects.

We are working on the objective design standards as part of the zoning ordinance update.

Um, but with what we have currently, we would love to hear your thoughts.

Point of clarification on that.

Um because they're requesting a zoning change effectively as a condition of the zoning change, we could impose any conditions we wanted.

Otherwise, we wouldn't have to give the zoning change.

Is that true?

Um to some degree that there are there's more leniency under a legislative act for a zoning amendment.

Yes.

Um that is true.

Okay.

I just didn't want to be hamstrung if there were concerns about the design.

Not that I have any offhand, but you know, the uh the the typical design limitations may not be so severe here.

Yeah, and I think it's it's more based on the fact that it would include these residential units is why we're looking to more objective standards.

Um but of course, you know, when they open up the process, there is an opportunity for additional comment.

Sorry, can I request further clarification?

Um for this group, but then also for anyone that's listening at home or in the crowd.

Can you please explain if this is submitted as a density bonus application and we do not currently have objective design standards, what our role then would be in approving this application?

Um kind of piggybacking off of what Alex said, but I just want to make sure that everyone is clear.

Yeah, may I um it's not entirely clear to me what the questions are, but if if they are asking for to for a rezone, that's a legislative act, it's discretionary.

And so the commission's discretion is broader than it would be otherwise.

Um if they're asking for a rezone uh and they want to also apply for a density bonus, then the density bonus regulations uh are they grant, you know, you have less discretion to deny a density bonus.

The density bonuses uh are pretty cut and dried in terms of what they're entitled to.

Uh but the the rezone applying for a rezone itself uh is a legislative act and it does come with more discretion.

Am I answering your questions?

And and so as such, if they apply as density bonus, and we do not have objective design standards, we are quite limited in terms of what we can request up regarding design outside of outright.

So I think it's it's kind of a nuanced response because it depends on the findings in which that you would deny a project or condition a project based off of the legislative act versus based off of what's being requested of the density body.

So it does depend.

I think it it goes into the written finding of you know considerations for the individual actions as part.

Yeah.

Great.

Thank you.

Okay.

And just to finish off the other point of consideration this project is in the active frontage overlay which is a newer overlay that specifically has standards for buildings along arterials and major corridors that create a more pedestrian friendly environment.

And so based on the current design just welcoming any thoughts on that as well.

So with that that is the end of my presentation and we're happy to answer any questions and or just get into the discussion.

Thank you, Angela.

I I have a quick question.

I was I'm unclear in terms of bike storage for the residents where will they store their bikes if you know for each resident if each resident had a bike yes so the bike parking ratio it's not required to be equal to the number of residential units it is based on the not the commercial space.

However there are 36 long-term bike parking I guess lockers at the ground level in the same area as the parking so they're lockers.

Yes.

That's what I needed to know thank you.

I just wanted to make sure it wasn't like a like a few racks here and there.

No yeah it would be secure okay I think um a point of clarity and part of it depends on when plans are submitted for a building permit specifically I believe and I can follow up with the next planning commission hearing there have been some changes to state law for residential buildings that would require additional bike parking and we happy to give further clarity in a subsequent meeting.

That would actually be a building code requirement and not a zoning ordinance requirement.

Not that they can't voluntarily provide that at that time but should the regulations in place through building code require additional bicycle parking it really depends on when they submit for a building permit.

The only other question is that you had mentioned that the entrance to the residential area was you know in the frontage but I'm assuming that there will also be when you park your car as a resident that there would be an entryway elsewhere.

That's not the only entryway.

It is not the only entryway there would be stairways leading from the parking area to the upper levels as well.

Got it yes.

And perhaps an elevator as well or I believe that there would be an elevator within the residential lobby but not accessible from from the parking area specifically I mean it would be when you walk into the lobby and I can pull this plan up right here.

So this is the more detailed site plan of the parking area as you can see here there is um sort of a pedestrian path to get from the specific parking areas to the other side of the residential lobby not accessed from Trinkus Street.

So there isn't a method to go inside and take the elevators to the upper levels.

Okay.

Or these staircases that are located.

Yeah.

Thank you.

Of course and then to the bottom right this is where we have the the long-term bicycle parking excellent thank you.

Yes of course thank you.

Of course all right who wants to start with some comments do we want to hear from the app or will the applicant or are they making a presentation or not to specifically making a presentation but they're here to answer any questions that you may have.

Sorry they're just here for our comments.

Yes.

Sure.

Yeah go ahead Mr Massar get oh canab come on up thank you good evening Chair Owen members of the commission my name's Ken McNabb with KMA advising representing the property owner Mark Shakirri um with us as Angela mentioned is Farhad Ashafte the project architect.

Mark unfortunately couldn't be here but his son who's an architecture student at USC is filling in for him.

So this will be a great experience for him.

We don't have a presentation but I did just want to say a few things briefly and then sit down and listen to your conversation and answer any questions you have.

First of all we want to thank staff and Angela for the staff report we thought it was very thorough and also for the collaboration we've been engaging with over you know close to a year now working with planning public works traffic fire waste management to get the site plan is in good a shape as we think we can um consideration tonight.

Uh we're very excited about this project for a number of reasons.

Um, we believe it advances the general plan's vision for transforming Trancus uh into a more pedestrian-oriented corridor.

Uh it features, you know, a nice pedestrian-oriented and designed plaza area right on Trancas Street.

And it's going to bring pedestrians uh to the project or to the area, 50 residential units.

Uh it's going to provide housing that will be affordable uh for the workforce here in Napa, including eight deed restricted very low-income units.

And it's going to give Napa residents an option where they can live in Napa and not have to rely on their cars so much.

There are four bus routes within walking distance of the site.

There are is a major employer across the street and along the corridor.

And there are, you know, neighborhood services, uh residents you know, serving businesses within walking distance of the site.

So uh we're very excited about all of that.

And um I do just wanted to add to the question about the review um discretion that the commission has uh was mentioned this is a density bonus project.

We also believe for what it's worth, and I'm sure you're familiar uh with SB 330.

We also believe this will be a housing development project as defined by the Housing Accountability Act, which may or may not you know have some implications on the Commission's discretion.

So with that, um thank you.

We look forward again to hearing your comments on the project, and uh we're available to answer your questions.

Thank you.

Thank you.

Did we do disclosures?

I don't think.

There's no disclosures for the administrative.

You can disclose anything you want, though.

Um, Commissioner Masaro.

Okay.

Well, um thank you uh very much for bringing this project to us early.

So we have an opportunity to at least comment on it and ask questions.

Um I think it's wonderful uh that you're bringing a commercial and a housing development to this site.

So thank you for putting the effort in on that.

Um couple things that that just uh jumped out at me from a uh design standpoint for the architecture piece of it, um, is that those one bedrooms that are on the corners of your building for the housing section?

Um they're not uh taking advantage of windows on that one side.

And the way that this project looks, I mean, I understand the density of it all, and it it's terrific that you're putting in so many units into this space.

But the one bedrooms have an opportunity to have a little bit more light in there.

So on that one side on the corner side where the balcony stretches around and you don't have access or a window or something looking in, it just feels like um not a very comfortable space.

So um even if you put a window there or a cleric story up there to just let a little bit more light in on that um unit, I think it would raise the um value of those corner units a lot.

And um that's probably you're probably nodding and saying, yeah, it would.

Yeah.

Um so I appreciate your taking that advice.

Um the other um Yeah, I noticed I know we're not seeing very many details of the interior courtyard of the plan.

Uh and I believe in the in the write-up I mentioned that there's um common spaces out there for people to gather, maybe a barbecue, um is and there might be a um water feature out there or a spa or something or a hot tub, I think it was mentioned in there.

But I also understand this is on a podium deck.

So you've got it up on top of the podium deck there.

Um so coming back, I'm sure you'll define that a little bit better.

But we all know having good open space for people to enjoy is terrific.

Um into the podium deck piece of it.

Or the parking piece of it.

Um I'd like to see pedestrian pathways carved out in here a little bit better for people moving through cars and traffic and that type of thing.

And I know the floor plans that you provided in our document set were I think primarily the ADA featured ones.

So my question on that one is is the elevator only going up to the first level of units to satisfy that ADA requirement, or is it going up the full to the to the third level of the units?

Um let's see.

I know I'm gonna leave I'm gonna leave several things for you guys to talk about.

How's that okay?

That's my question.

Thanks.

Commissioner Evach?

Our time is on.

Sure.

You can.

Absolutely.

Go ahead.

Hi, my name is Farha Dash.

I'm an architect from Los Angeles, and uh thank you very much for taking the time to see our project.

We are here to basically early on, get your comments and hear everything you have to say.

So there's things that law requires and legislations and things like that.

But we want to have a good project.

This is going to be a project that we all, the owner, myself and everybody involved, we want to be proud of.

So I see Trancas as a commercial corridor that is very disjointed right now.

There are too many parking lots.

There are buildings in front, their landscaping, but the landscaping doesn't allow uh pedestrians to connect to the buildings.

So the way I see it, this is going to be one of the first projects that is going to open its arm to the pedestrian.

We have uh more than required open plaza in the front that's completely open to the public 24 hours a day.

So the way I see it, first of all, the population that is there, let's say nurses across the street or doctors, if they want to have lunch, they can go come have it in the plaza area that is completely open to the sidewalk and it won't be closed like in certain hours or open instead.

We want to provide public furniture, we want to provide landscaping, we want to provide a pleasant place and also art that represents um the community of Napa and going back to its heritage and where it comes from with the Native American population that used to live here.

So later we get into that.

As far as the public uh common space for the residences, what we have is um a raised podium with raised planters.

So we do have a plan of that, but you did not show it unfortunately on the presentation.

So the way I see it is that is a private uh garden that is for the residents.

It has two spas in it.

So if you zoom in, there is a bridge that goes across, so one side of it is completely open.

Um I wasn't sure is exactly understand your comment because I have these corner balconies in my corner units that have windows on two sides.

Maybe one of them doesn't, but if I forgot to put a window on one side, for sure, I want to have as much light as possible.

But that open plaza, first of all, it has these private patios that are for each unit, and then they're separated by landscaping, and then this private central courtyard is completely open on one side to allow light.

And the site that's open is the site that further you can possibly see the mountains and the vineyards beyond Trancas.

So yeah, we have to work on it and develop it more and get a landscape architect involved and give pick materials and nice, but that is meant to be an open garden for the residents, outdoor space for the residents.

But these residents are going to populate the plaza also.

So we want to have a space where people gather and when we have a residential community that can just walk to Trancas, not only they populate our front plaza, they would help other businesses that either now or later are going to be established along Trancas.

And what I wanted to do, because this is an affordable housing project, we have smaller units here, which you don't have that many really small units in Napa.

So the ones that are not deed restricted because of their size are still going to be available at a cheaper rate for a place to live in a community that is walkable.

So the way I see it, that's why we want to have a lot of smaller units there so people can afford them easier because of the fact that they're small, even though they're not deeds restricted.

So and also as far as the elevator, you asked the question.

Yes, the elevator goes both floors.

We have direct access from parking to the residential lobby.

So one can go through the residential entrance because I want it not to have a separate entrance as a separate, like around the back or something.

I wanted this population to go through this plaza to enter the building as one of those three volumes that I put.

One of them is our residential entrance.

You go through it and you go straight into the parking area.

And you mentioned direct access.

No, I want to have easy access, easy, safe access to there.

So if we haven't exactly shown it, it is my intention to make sure we have safe dedicated access from the parking into the lobby, which will serve both floors, not just one floor.

This is not like a minimum requirement project that I want to like slide by.

This is gonna be a legacy project for the family.

Is this going to be something that I think I'm gonna be proud of to show?

And it's gonna be a unique project and a good addition.

We're gonna we're here to listen every concern.

When you say discretionary and non-discretionary and all of these things, we're here to see what you have to say.

We want to incorporate it.

We want to be a community project and uh something that you know we can all say we were involved in developing.

Good.

Thank you.

Thank you.

Um thank you.

We didn't have the benefit of seeing this particular floor plan, which is which is okay.

But Angela, could you zoom in on the back corner unit?

Either either one, the top one or the bottom one.

On the back.

On the back side, yeah.

Okay.

So in my point about these two units that are on the back corners is that as that balcony wraps around.

The there is no window on the south side?

South side of that.

That's just that was my only comment.

And seeing your um your plan here, um, I appreciate the smaller units.

I think that we need those smaller units in town.

So thank you for designing that way because that's kind of how we're gonna be able to fit all these units in NAPA.

They have to be smaller.

So thank you.

For sure, we'll add those windows if I missed putting them there on the balcony, wraparound balcony.

I love light.

Great.

Thank you.

Commissioner Ebach.

Okay, well, I'd like to start out by saying I'm really excited by this project and the use of space that it provides, going from one housing unit to potentially 50 is fantastic.

Um initial thoughts are um less focused on the design of the structure and uh more um about how this will fit into the vision for the active overlay district in the general plan.

Um Trancus is quite a busy street, and I would say that um including it under the active overlay was a vision for the future and a goal.

Um despite there being sidewalks on Trangus, I don't notice that they're heavily utilized.

Um with this design here is that the buffer from the buffer that was previously there in between the sidewalk and the street is going away.

Um I think that that might be a step in the wrong direction in terms of walkability.

Typically, keeping that buffer there is what makes people feel comfortable to walk and then to sit on the patio.

Is there an ability to maybe push things back a little bit so you can retain that planting strip and maybe consider putting in some street trees there as opposed to some of the other plantings?

So I just wanted to clarify that there would be about a 20-foot front setback.

Um that would provide some separation from the street and with the active frontage overlay, it's actually encouraged for it to be a bit closer to the street.

But it it or sorry, maybe I'm misunderstanding the concern.

I think that the um the the building facade being closer to the street is fantastic.

Um my concern is that the plans show that the planting strip that currently buffers the existing sidewalk from the street is being removed, and um typically that decreases a person's comfortable um walking because it applies to the colour.

So maybe a point of clarify clarity for everyone here is the maybe not necessarily the walking, but also consideration for those using the plaza without a buffer between between the right-of-way and the seating areas.

Between between the right of way and the seating areas.

So is that the ask if additional landscaping can be incorporated into the courtyard to give some level of buffer?

I would be just careful of the expectation of street trees, not that street trees can't occur there, but due to the power lines, we're not looking at massive street trees being planted.

So there's a little bit of a push-pull relationship between utilities there, the right of way and the courtyard.

It does look like there's a fountain that could act as a buffer.

But is that the ask maybe if additional landscaping could be?

Uh I think my concern is is both in regard to the sidewalk as well as the patio.

Um and I I did see the PG ⁇ E polls there and I understand that constraint.

I would be even open to not having um trees there and just having that physical buffer um you know shown to make folks feel much more comfortable walking, especially um anyone that has um different abilities or is pushing a stroller.

Um it's important.

Yes.

So I think at the time of a formal application, public works would review the design to ensure that the sidewalk standard is being met, which would include a a planting strip as well.

I think maybe that's what you're getting at is you know, there's the curb, the planter, the sidewalk, and then the property.

And you're referring to the the planter area between the curb and the sidewalk.

Correct.

Yeah, and the plans, it just doesn't show a planting strip there anymore.

And so I'm asking, is that being removed?

It would I it would not be removed.

So public works would ensure that any modifications to the sidewalk would meet that, and that would include the that would include maintaining that planting strip if there is one existing.

Okay.

There is, yes, okay.

So I think in some portions there is a little bit of a planting strip, and in some there may not be.

But the intention is not to remove it.

It's just because this is a pre-application, it doesn't necessarily include that level of detail quite yet.

That's perfectly fine.

Thank you.

If that answers that question, of course.

Um then my other question is so the commercial patrons will park in the rear covered parking as well.

Um is the intent, I guess um you address Commissioner Masaro's question that there would be a pedestrian path around for them to access the commercial buildings.

Yes, so we worked with the transportation department and they wanted a loop and they wanted a fire departments once a one-way loop, not a two-way.

So they want to ingress into the parking area from the lower where that's where the fire department is going to go and have a turnaround and the trash pickup is going to go and have a turnaround.

So that's the bigger driveway on the side.

And then you can go through an exit from the top.

If you showed the first floor plan, I think a lot of this questions will be answers because absolutely it's not our intention to remove the uh sidewalk planter.

They're gonna stay.

And if we're required to plant certain kind of trees, we do, but there's existing driveways there that we are actually keeping.

We're not introducing new driveways.

The one at the lower is a new one.

The one on the top is an existing one.

And as you can see the dark line, I didn't show green, but the dark line to the left would there would be an existing sidewalk and existing uh planting strip along the curb.

So that's there.

But you see there is a dashed line that is just to the right of the fountain.

That's our 20 foot required setback.

And as you can see, our plaza goes a lot further back because I would like people to just use our plaza even if they wanted to as a sidewalk to have further buffer from from the street and sit down and rest and go.

There would be no restrictions, like if you're a user of the restaurant or something, if it becomes a restaurant or a coffee shop or something, this not it's open to public.

You can sit there, you can have free Wi-Fi and work on your computer.

Yeah, that I think that's fantastic.

We absolutely do not want to remove it.

Perfect.

And yeah, that sounds like we're on the same page.

It's just important to maintain that buffer there and and the access via the sidewalk because even though it is a public, semi-public plaza, um, folks that aren't patrons of the restaurant might not realize that they might not feel comfortable.

So I just want to make sure that they feel comfortable still utilizing the sidewalk.

Um otherwise it's a great project.

And widening it on the inside of the property as opposed to the other side towards the street.

We do not want it.

Thank you.

Commissioner Shotwell.

Thank you.

Um I too appreciate this project so much for so many reasons, primarily because having worked on the general plan update, it definitely checks so many boxes, and this is a major corridor, arterial, what you know.

We want to beautify these streets, Trancis and Jefferson and Sauce School and make them more pedestrian friendly and mixed use and you know, workforce housing.

I see, you know, nurses or doctors or people in the medical field hopefully working in the area and also living here.

Um the only thing that I that really um stood out when I looked at the plans is that the commercial facade is very interesting with the mixed materials and um and then when I compare it to the residential portion, the residential portion seems a little sterile.

And uh when I when I think about really interesting and um designs that I feel are cohesive to Napa Valley or or that represent you know more textures and materials that perhaps integrate better into Napa Valley.

I I think of using either stone or wood, and I know that becomes expensive, but a a few projects that we have recently come before us that could be something that you might want to look at in terms of what I have really appreciated is um the Cortland Commons, which was an SB330 project at 2431 West IMO Avenue, that came before us on June 5th of 2000 2025.

So you could go back in the archives and look at those plans and see the various elements of textures and they even have a dog run, and not to say that you need a dog run, you don't need a dog run.

You're doing so much already for the community and the environment.

But um, I really love the materials that they used and the various textures.

Um and you have that as well, but I just feel like that building looks very sterile in comparison to your commercial facade.

And then uh the other one that recently came before us, which is similar in terms of what you're doing here is the J and D Railroad mixed use development at 1600 Yahome Street, and that came before us on August 7th.

The third and final exec example within this area that I can really appreciate, you know, that it integrates into the neighborhood is the SOCO, it's the SASCOL and Central, those apartments which are not far from here.

I again look at this and I'm like it's gray and white with some you know landscaping, but I think it could be more interesting if you integrate more materials, much like you've done in on the commercial facade.

Well, I'm very happy to hear that comment because that means there's room for improvement.

That means we need to go back and improve it, and that's exactly why we're here.

And I did not get to do real renderings of the rest of the building.

We did not really spend as much time because we just wanted to have some sort of a feedback, or where do we stand in terms of that overall, like if you're gonna just I guess no way we just need to have a single family home on this lot, or you know, if you're open to this idea, I I'm looking forward to work on the facades in the back and make it more interesting.

It's uh, you know, because if the feedback is positive, I'm very much into improving the look of the building, use more permanent material, lose less stucco, and do things that last for a long time.

I also have to say that currently on the site, there is very mature trees around the three sides of the property.

So if you can show the aerial photograph that of existing uh all of those are mature, very tall trees that we have 20-foot setback from all three sides, we're landlocked, so there's no uh alleys or streets uh anywhere else other than Trancas.

So we have 20 foot setback, and we intentionally pushed our parking back from the side yards so we can maintain all those mature trees.

So it's uh less visible because of those trees, but still that's I don't want to have an excuse not to improve the building to its maximum potential.

Thank you.

And I love all of the balconies.

Thank you.

Commissioner Myers.

Thank you.

Um I'm not a design professional, and clearly by my choice of clothes today, my design aesthetic is questionable.

Um I did think when I saw the renderings that it looked like it would fit right in in Santa Monica or like a real city.

Um that's a a great a great thing in many ways, but it does seem a little incongruent with sort of the typical aesthetic you'd see in Napa and the more um I don't know, yeah, natural materials and agrarian kind of influence.

But that that wasn't my main set of comments.

Actually, I think I'm maybe Angela, you can clarify for me.

I'm just confused on the parking.

Um, particularly the the breakdown of spaces between the commercial and the residential.

And I I just don't quite understand it, I think.

And I'm trying to keep a keen eye on that because as Trancis is already impacted, and you know, we're gonna end up putting an undue burden on Villa Lane if we're underparked on the commercial, or alternatively, the commercial won't really be functionally very useful unless you live there or work at the hospital.

So I just wanted to understand better how that how that was broken down.

I think I missed that slide.

So to clarify, um, you know, the the commercial spaces at the front of the property were all accounted for in the parking, really, where they saw the reduction in parking was because they're contemplating the density bonus law.

So they would meet their parking requirement for the commercial space, which would be 15 spaces in total.

Okay.

As part of their parking requirement.

And they overall would exceed their parking requirement by one space.

Okay.

Okay.

Well, that does give me some more comfort.

I was I was blending them all into one and not really picking up on the on the one.

One thing I think that's important to note too the amount of um employers along Trancis that should there be for some reason either people that work along Trancis that are also live there, the the unnecessary um need to actually utilize the the car when when going to and from the you know, all the medical offices and other ancillary offices that exist along Trancis to utilize and potentially frequent the commercial space that's down below due to the proximity that that probably would promote more walking along that corridor and less use of the vehicle.

Um then when we're looking at the residential, it's based on density bonus law through the deed restriction.

It's not even really a concession or waiver.

It's actually just afforded to them that reduction through the residential.

And I think based on the amount of studio one bedroom units, although there is technically a reduction, I think you'll find that it seems as if it's a very reasonable amount of parking with um both the commercial and the residential.

Did you have something to say, Ken?

Yeah, well, I think writer just said um mostly what I wanted to say um that this commercial space um isn't designed to be a destination commercial space.

It's really designed and intended and hoped that it'll be commercial space that's primarily you know uh accessed uh on foot, either by the residents, by employees of the medical offices or hospital across the street, or the residents uh to the south.

So we didn't um design it, you know, with a big parking lot uh in anticipation we'd have uses that um would demand a lot of parking.

We are hopeful as Ryder is pointing out that it'll function in the way he described that it'll really be more of an area serving commercial, um primarily utilized by employees and residents within walking distance.

Thank you.

Um I appreciate the mixed-use concept as well in the effort to activate this location.

Um design element similar to Commissioner Myers, I was first struck by the cylindrical columns um on the front facade.

They create a distinctive visual feature, but they feel disconnected from the rectilinear massing behind and all along Trancis.

Exterior-wise as well, there's leftover spaces on the exterior that cause awkward la landscaping strips and plaza fragments that might just become dark holes.

Um bringing this the pedestrian circulation through there creates some awkward areas as well.

I appreciate the cafe and the outdoor seating and this new plaza that you're creating.

And I looked at it the same way as Commissioner Ebach.

Like if I'm there, I want to feel safe and comfortable and I want to stay and I want to linger here for a while.

Whether that's you know, that the fountain, I have some notes on the fountain.

Um the sound of the traffic there, I don't think we'll just it'll add on to the noise of the fountain, and it might become a bit more chaotic.

I get concerned when I see large fountains facing a street with the debris and the ongoing maintenance, and I would hate for to see that just become a void in the long-term effect for this project, um, being right there on the facing part.

That this could be more of an activated node for the area, and if we think about like if there are landscape buffered walls or seat walls or something that creates that secondary buffer layer, but also creates a flexibility for that plaza space over time, it can change as the uses of those buildings are there rather than having that fixed large fountain in the center, I think can serve the the space of the plaza well and more shading and and softening of that area.

I really appreciate the quality of materials you're using.

We don't see that often, and I love the proposal of the materials that you have in there.

Um let's see here.

A lot of a lot of them have already been spoken, but overall I think this project has great potential.

Um very excited about workforce housing company coming and bringing the plaza and the commercial component in there to really v invigorate that lot, that site, and the people in the workforce around it to come and use any other additional comments?

Yeah, go ahead.

I just uh I want to say actually, oops, I need to turn on my mic.

Okay.

I wanted to say I actually kind of enjoyed the um cylindrical on the outside and the square top.

And when you when I look at this and I saw this, I was like, oh, it kind of reminds me of the building that's down the street um the mechanics bank is in.

So it has kind of that cylindrical champagne glass effect, I think is when it was originally designed, and that's how they that's what they called it.

And then if you look a little bit further down where the um where the Chevron station is and the other building there, uh the spin a bank and and uh tomfoolery and all of that years ago has that kind of um uh front facade that sort of mimics kind of what you've got going on here with uh in the building in the center.

So I think it ties into some of that newer architecture, although it's further down, further down the road.

Yeah, yeah.

It's not used pedestrian friendly wise.

Sometimes it creates these dark voids.

Go ahead.

Um sorry, one more thing.

I uh also just wanted to say that I appreciate the number of windows on the facade of the commercial buildings and um the stuff report um eloquently said the eyes on the street.

Um it's a great feature, and I I hope to see that stay, um, even if there are changes to some of the other design components.

Um I think keeping the maximum amount of um glazing on the front of the structure there is a priority.

As far as the architecture, I I meant to there are two commercial spaces and one residential entrance.

And I wanted to uh uh make an identity for each one of them.

So there's a small kind of a food-oriented coffee juice kind of a space, and there's probably like a dental office or medical spa or something.

And I have a layout of actually what these spaces are where their food preparation is.

I want to ensure you because I have done small restaurants, I've done medical offices.

Actually, Napa, I've done vineyard dental down the street.

Um they I know how it works, and I have actually done a layout for each one of those spaces.

So I just did the concept of these three volumes are to have individual identity for each business as opposed to just being uh opening in a big building that is a punch in a box.

So I wanted to know that the round one is the cafe and the rectangular shaped one is the residential and the other cylinder is the spa or the dental office or whatever medical space that we put in there.

And as far as the plaza, we haven't really now noticed that uh your concern about removing the thing is a mistake on the rendering.

I should have shown the the landscaping along the sidewalk.

We just didn't notice it, but we should it should put it back in there.

But as far as the fountain versus the planter versus how we want to use it, because doing working with the staff, I heard that they wanted the sidewalk to open up and get wider.

But we can work with whoever is available to help us, and then we get a professional landscape architect to help us design and detail the plaza to everyone's satisfaction.

That's our intention.

Thank you.

Any other comments?

Shoutwell or Myers?

No.

Well, I just want to say thank you.

Thank you very much.

I love these pre-app meetings.

They are so beneficial for everyone.

Thank you.

Thank you.

Yeah, I appreciate you coming through.

All right.

Thank you.

Okay.

This I'm guessing that concludes comments from the planning commission.

Yeah.

Thank you so much.

Now are there any comments from any commissioners?

From items not on the agenda today.

This is the Commissioner comments.

I just wanted to say that um I know that it was it's unfortunate that all of us can't attend the planning commission academies because that would be a dream.

Um but the good news is I have forwarded the uh that you can find you can get the materials, the PowerPoint presentations and all of the information on the link that's provided in Cal Cities, but uh I think the staff will be uh providing you guys with that link.

Yep.

Great.

Um did any of the commissioners have any other comments?

I can go into just some updates for you.

Do we have any other?

Well, I just wanted to say that I attended the conference too, and it was fantastic.

I learned a lot about SB 330 and so many other the housing laws coming our way.

So I appreciate the opportunity to uh to go down and uh and learn from a lot of the experts.

Thanks.

Any other additional comments?

No.

Okay, take it away later.

Um I actually have quite a few updates to provide to you.

I don't know if any of the commissioners have watched or attended the city council um session on Monday where the city manager in conjunction with other staff, but including the um chamber of commerce provided a state of the city presentation.

Um if not, there's a recording on the the city's website for that.

Um but on Tuesday at the regular city council session, City Council authorized a contract to bring Mike Walker back on as a senior annuitant um to assist us with the comprehensive zoning update.

So you you you may see and hear from Mike Walker um in the future to assist staff on that.

Also Tuesday session, City Council directed staff to submit the annual progress report to HCD and LCI.

Um it was a tremendous effort for staff.

Um especially Angela as she worked through all the numbers, pulled all the permits.

Um also getting into discussions with the housing division, public works, the parks department on programs that have been implemented to further both the general plan and the housing element.

So she did submit to LCI today.

Um and then we'll be submitting to HCD next week.

Um another update.

Building permits were issued or the the final building permits were issued for first street redevelopment last Thursday, March 12th.

So they're they're full speed ahead as if they weren't already.

Um coming up, we do have a joint session between Planning Commission City Council on April 7th at 2 p.m.

So that should be a very interesting discussion.

Look forward to that.

I will provide a an update on the discussion today about the bicycle parking requirement in a future meeting.

But yeah, I believe that the Planning Commissioners Academy 2027 is in Monterey.

So we'll um we'll send out information.

Well in Monterey, they're lovely.

But uh with that, we look forward to you know the uh the items that both Commissioner Masaro and Commissioner Shot will have learned as part of the conference.

And then I don't know if Molly, do you have an update to provide?

I sent you a text, but I knew we're talking already and didn't see it.

We got news today, fingers crossed that tomorrow morning the old Sonoma Road, the Redwood Building financing will close.

Which means that will be moving forward officially too.

That has been um quite a long process, but um we uh authorized escrow to close this afternoon and pending all of the documents come together, it should be done.

And then as far as April, we're tracking to cancel the first session in April, but good news is obviously the joint session, so you'll still see us twice.

Um but we will have a pretty typical um April meeting for the second hearing.

So um look forward to that and just continue to follow the agenda forecast.

Thank you.

All right, with no additional comments, the meeting is adjourned.

Thanks, John.

Thanks