Good evening and welcome to the December 18th, 2025.

Commissioner Masaro.

Present.

Commissioner Myers.

Present.

Vice Chair Owen.

Present.

Chair Shotwell?

Present.

And I have Commissioner Evock Notice as absent today.

Thank you.

Please 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, indivisible with liberty and justice for all.

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

Brown Act.

California Government Code Sections five four nine five zero et sec and pursuant to the city's rules of order for planning commission meetings.

Policy resolution 10.

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

No changes to the agenda.

Uh you have two supplemental reports in your packet from late communications for item 7A.

Thank you.

Commissioners, any proposed changes to this evening's agenda.

Thank you.

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 comment on items that are not on the agenda?

No cards.

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 November 20th, 2025.

Do I have a motion to approve?

I'll make a motion.

Second.

All in favor?

Aye.

Motion passes.

Consent hearings.

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

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, 1331, First Street, Live Entertainment Use Permit, and Item 6B, Colby Trinity Academy Expansion Use Permit at 2055 Redwood Road.

Second.

All in favor?

Aye.

Excellent.

Thank you.

Public hearings or 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, Zinfandel subdivision at 1583 and 1657 El Centro Avenue.

I will have to recuse from this hearing.

Well, we will miss you.

Happy holidays if we don't see you again.

Thank you.

I met with the applicant on the site.

I also met with the applicant on site.

I met with the applicant's representative.

I met with staff.

I had two site visits, spoke with a couple of residents, and I read through all of the correspondence.

We will now hear a report from Michael Allen.

Chair Shotwell, members of the commission.

The item before you tonight is a Zinfandel subdivision, which is proposed on an approximately 9.5 acres combined two parcels at 1583 and 1657 El Centro Avenue.

This is just a broader view of the vicinity in if in the planning commissioner's deliberation it warrants discussion.

The entitlements being requested tonight are a tentative subdivision map for a 51-lot single-family residential subdivision, the design review permit for the design of the subdivision and of the home plans for each of the home of the lots, and a use permit for the application of flag lot and small development standards to be applied to the subdivision.

So starting off with the general plan designation, the current general plan designation is medium density residential, which would require 8 to 18 units per acre at the approximately 9.56 acre site, it would be required to have between 76 and 172 housing units.

That's what it would be required to by today's standards.

However, because this project had been deemed complete prior to the adoption of General Plan 2024, which was adopted uh three years ago, this project was deemed complete five years ago.

Uh it is it is subject to the former previous general plan 2020, uh, where it it was but has a single family residential designation of four to eight units per acre.

So this project is required to meet only 38 to 76 units for the overall site of 9.56.

They're proposing 51 units, which falls within that minute uh minimum range.

So it's important to notify that should this project not move ahead, any future project would be subject to this density range of eight to eighteen units and would have to come in between 76 and 172 units per acre.

The zoning designation is single family residential with a uh lot size, minimum lot size of 4,000 square feet.

I've got a matrix here showing you all the development standards.

All of the lots meet all of the development standards for the RS4, with the exception of the uh small lot uh development standards which are being requested for eight of the lots, and also for the flag lots, which also uh have require variations because the flag lots don't front on a public street.

The small development standards allow for certain lots to be smaller than the minimum lot size of 4,000.

And in this case, they're also enjoying or requesting the enjoyment of uh the reduced lot size and also reduced side setbacks, which are typically five foot on one side and a ten foot on the other.

In this case, these lots on number eight uh eight through 15 are looking to requesting to have five uh foot on both sides.

Uh this is showing you that the the layout of the subdivision.

Uh the what's what's important to note about this site of the you know, apparently approximately 9.5 acres, is that uh approximately two and a half acres of the site are non-usable because of the Salvador Channel, and because of the flood improvements that are being proposed as a part of this project to help alleviate uh their their own height storm drain analysis and also hydrology issues that are prevalent in this vicinity, which are widely known to be an area of flooding.

Uh the project is actually setting aside almost two and a half acres with tiering improvements, terracing improvements along the uh waterway, including removal of a bridge that that crosses the channel to get from one side of the vineyard to the other.

So, with those improvements, which the city staff worked with the applicant team on over the over the course of three years, which is why this project took so long to get to the hearing, uh, also it worked in conjunction with the flood district.

Uh we had the hydrology study that was basically had been redone and redone several times before it got to a point where city staff felt that this project would not only meet state requirements of having uh post runoff no greater than the pre-construction runoff, but it actually will improve the hydrology of the vicinity and the neighborhood itself will actually see a benefit uh with flooding issues based on the work that will be done with this project.

That's also what facilitated the need for flag lots and also the use of small lot development standards given that they were constrained with the ability to actually utilize the entire site.

This is just showing you where the flag lots are.

There are two flag lots that are off of Masson Street as highlighted there.

There's another one over here, lot number 19.

The uh fourth is at lot number 38, fifth is 39, 6th is 40, with the seventh being lot number 49.

This is this will show you where the eight lots that are being proposed for small lot development standards.

It was an area where to accommodate the horseshoe street serving all the lots, and also accommodate the terracing necessary for the flood improvements, those lots had to be reduced a little bit.

With uh with approval of the use permit for the small lot standards, this project would meet all the development standards of the district.

Moving through the house plans that are being proposed, uh I'll run through this quickly.

Uh, I I know this the commission's well aware that due with state law, there's a very limited design review that can be done with house plans, but we're going to show you the house plans.

This is the Oak Knoll that is it appears to be a duplex, but what it is is it's a single store single-family home at uh seven one thousand uh eight hundred and eighty-seven square foot home, two bedroom that includes the 682 bed uh square foot ADU with one bedroom.

I'm sorry.

It has a two elevation styles, one board and batten and one with stucco.

They all have that two elevation pattern, as you might have read in the staff report.

This is the Spring Mountain at a 1,000 square feet in the two-bedroom, and this is the Mount Veter, which is uh two-story at almost 1,200 square feet and also two bedroom, and this is their Coombsville 1,500 square feet, three bedroom unit.

This is the Chills Child's Valley 1750 with three bedrooms, and Stags Leap, uh just under 2,000 square feet, three bedroom two-story home.

And this is Carnero site.

I have both names here, like Father Like Sun, Carnaros.

The plans that were provided to us labeled it as Like Father Like Sun.

Uh, some elevations that were given to us by the staff today applicant today labeled it Carnaro, so I'm showing you both.

But those are the same homes that you see in our staff report, they're the like father like sun, just under 2,000 square feet three bedroom home.

There's the Atlas Peak also called Aldo on some of the plans, just under 2,000 square feet also.

Uh three-bedroom home with an optional uh 383 junior accessory dwelling unit.

The environmental review that was proposed for this provided, I mean prepared for this project, consists of a consistency checklist.

That's in consist it's consistent with public resource code 21083 and CEQA guidelines.

The consistency checklist was prepared to analyze all of the environmental potential environmental effects in conformance with the former general plan, which is applicable to this project.

This checklist found that there were no significant impacts with all areas.

However, it could not speak to the biology section of the code.

Uh so therefore, the consistent checklist covered all areas except for the biology.

With that, the city also will hire a consultant who are here tonight that performed a full uh initial study to analyze the consistency, I mean the biology section.

And under that analysis, it would determine that there were no significant impacts.

There were mitigations that are proposed for the project that are included in the resolution that the commission has before you, and with those mitigations, it has been determined as staff believes that there are no significant impacts.

This environmental review was put out for publication uh August 7th through September 5th.

During that time, we received 53 comments.

Um the great majority of them were opposed to the project and and poised uh voiced issues with air quality, biological resources, hazardous materials and stormwater, noise, and transportation.

Uh, our private our consultants' responses to those are contained in attachment three of the final negative declaration, which uh we're determined to be again insignificant.

Uh there were no significant impacts by this project.

So, with that, staff recommends the planning commission forward a recommendation to city council to adopt a resolution, pursuant to a mitigative declaration, a consistency analysis, and adopt a resolution approving uh the tentative subdivision map, the design review permit, and the use permit for the flag lots, its small lot development standards.

We have our environmental consultant that the city hired to provide prepare this environmental analysis for us.

The applicant team is here.

I believe the flood district representatives are here also.

We worked in conjunction with the flood district on the flooding issues.

This was a process that we went over for almost four years, and they were more than satisfied with what product uh improvements are being done, what easements are being granted to them, what easements they already have, and uh how the project will work.

They're very satisfied that this is going to vastly improve the Salvador Channel.

Uh they're here if any questions should come up.

And we also have city staff public works.

So uh with that, that's my report, and I'm here to answer any questions.

Thank you, Michael.

Uh, any questions before we hear from the applicant?

No.

I just have one question, Michael.

Um, great report, by the way.

Thank you.

From the beginning, when they first uh applied for this permit to the present, or was it has it been what four years, seven years?

Six years.

It was submitted in March of 2019.

Right.

Very good to know.

Okay, I'd love to um invite the applicant up to present.

Oh, Randy, we're now um over here, and yes, we're moving up, we're upgrading.

Yes.

In the middle of the stage.

Okay.

So Randy Galarti, 780 Tranka Street.

Um, I'm the applicant.

I'm a realtor.

I have no financial interest in the property as far as ownership or any percent ownership.

Um, I want to especially thank Mike Allen for all the years that he spent and Tim Wood for all his time that they spent with trying to massage this project to make it work and meet the the requirements of the city.

Uh Richard Thomerson from the flood district was very, very helpful also.

So I have my team here that will speak in a couple minutes each, and then we are ready to go as far as answer any questions.

Our team is here for traffic and and uh environmental, etc.

to answer any and all questions that commissioners or the public may have.

I just want to say again, thank you very much to everyone, and with that I'll give it to Derek Duttman from RSA.

Thank you.

Hello.

Um, I just want to say uh some goals that we had in mind when designing the site plan.

Uh, we wanted to make a safe, attractive housing project that meets all the city's land development regulations, but also provides public benefits uh to the broader community.

Um the project will widen El Centro Avenue to full city standards for a collector street, and that includes parking, curb and gutter, uh sidewalk, and street lights, that'll improve visibility, um, pedestrian and bike access.

Um, the new street, uh, Clementina Circle, that'll provide access to the new homes as well as for fire trucks and garbage collection.

Uh finished floors of the homes will be at least one foot above base flood elevation.

Um, and we also wanted to be sensitive to Salvador Channel with respect to the natural habitat and flooding.

Um, we hear a lot of concerns about stormwater.

Um we recognize that the site is within the Salvador Basin watershed, which experiences regular flooding.

Um the terracing concept is a way to alleviate this flooding and also provide an outdoor amenity space for the residents to enjoy.

I think we're all familiar with the Oxbow bypass downtown.

Um, this will function in a really similar way.

So it'll it'll most of the year it'll be a dry landscaped area, um, but in heavy storms, it'll fill up with water that would otherwise spread across the site or in the surrounding neighborhoods.

To make sure that the terraces function as intended, uh, we proactively consulted with Matt O'Connor to study the flow of water in the channel.

And the end result you see on in our site plan is the product of many, many iterations uh that we think is the best design.

Um, and more frequent storms like the two-year design storm, uh, there's actually a lot less flooding in nearby neighborhoods like Lassen Street because water is stored within the terraces.

Um the terraces address the water that currently floods onto the site from the channel.

For development of the site itself from a vineyard into a subdivision, uh rainwater that would have soaked into the ground will run off from the new roofs and pavement.

So, to account for this, the city stormwater requirements have two components: bioretention and detention.

Bioretention is a water quality feature.

Um, it's basically a filter with plants, soil and gravel that removes the pollutants from stormwater before it leaves the site.

And then the next step is detention, which controls the water flow rate.

So these basins are designed to fill up like a bathtub and then release the water slowly so the peak flow after development isn't any more than it is today.

The project is designed to detain up to the 100 year design storm, which is the most extreme case in city standards.

And so in summary, the project meets city requirements, it provides needed housing, and uh it offers a number of public benefits too.

Thank you.

Thank you.

Good evening.

Uh my name is Matt O'Connor, uh O'Connor Environmental Incorporated in Healsburg, California.

Um, could we have our slide deck brought up?

I'm gonna just uh have three slides really describing the flood study that was done in sort of its most elemental fashion.

Oh, let me let me go back one.

So um this slide uh is uh Derek Dickman Ditman's slide and uh it is uh showing I don't know if my um dear sorry I guess the pointer dot doesn't really like to show on the actual screen.

Toby Warren I can move this to where we're there.

Well, so the the hatched areas uh are on either side of the creek, and those are what we're calling terraces, and and it might be better to call them floodplain because what we're doing is lowering those surfaces to accommodate more flow.

So when we say terraces, we're really kind of talking about a floodplain surface, it it isn't going to be flooded very often, but that's that's the trick here that's allowing uh the improvement in reduction in flooding.

Uh my my colleague Jeremy Cobor has worked on this uh modeling project extensively, and uh I'm here presenting tonight.

Um I want to just get to these key slides.

So um this is a uh representation of what happens in a two-year flood.

A two-year flood is one that has a 50% chance of occurring in any given year.

Um the slide has two portions.

There's an upper half, which is the existing condition, and there's a lower half, which is the proposed condition.

And um the colors in blue are representing different depths of water.

The darker the color of blue, the deeper the water.

Um, and the the yellow lines are identifying the project parcels involved here.

And um in this two-year flood, what we're what we're seeing essentially is a great deal of reduction in neighborhood flooding onto the streets because of we, you know, opening up that floodplain area.

This is the hundred-year flood event, which is really the kind of controlling uh controlling event.

A hundred year flood has a one percent chance of occurring in any given year.

And again, this this slide also has an upper half and a lower half, with the upper half representing existing conditions and the lower half representing proposed conditions.

And uh I'll show you a next slide where it's a little easier to see where things are different, but I think just looking at this slide, you can see that aside from uh the the project parcels which went from being flooded to dry, and the dark blue or almost purple colors uh along the alignment of Salvador Creek, where you know we've created these terraces or floodplain uh where there's a lot more water than would have been in the past.

There's really not much difference here.

And I'm gonna go to this next slide, and this is actually uh a little more complicated, but it shows the differences, it highlights the differences.

And um the uh the the green color is termed newly dry.

So that was formerly flooded, but now it's dry, and and that train that train has also been raised in addition to the uh the floodplain being enlarged.

Um, the blue colors are areas where the uh depth of of flood water in that hundred-year flood event are decreased.

The the dark gray uh are areas where there's no change, and and the you know, we're talking about our our scale here is in tenths of a foot, so no change plus or minus, you know, less than a tenth of a foot, and then the the there's a lot large area that's kind of a buff area that's small increases less than a tenth of a foot, and then there's a series of orange and going to red where uh the flood depths can increase as much as an eight-tenths of a foot.

And you can see there's a very small area just on the west edge of the the green zone where there's uh some additional depth of flooding, and um there's another area to the south of the the green area, uh where Lassen Drive, just a little east of Laston Drive.

There's an area there where there's some increased depth of flooding because that surface has been lowered, and just to the right of that or the east of that is an area where those there are two lots on the south side of the creek where the surface has been raised.

Um so I I think this is the best slide just demonstrating the overall effect of the project with respect to floodwater.

And that's all I had to say.

Thank you.

Thank you, Matt.

Very helpful.

I'm Kirk Geyer, 2276 Sloma Heights Road, Napa, California.

Um I did the architectural designs and the drawings on this.

Uh our goal when we started this project was to stay away from the tracked house type of uh endeavor and create more of a village concept.

Uh we have eight different floor plans, each one has two different um styles that goes along with the floor plan, urban farmhouse is as well as Napa Valley Contemporary.

We have a variety of products.

We have uh regular family homes, we have a number of ADUs, uh, some are junior ADUs, which are attached ADUs to a house.

Others have ADUs that have separate entrances that are attached and some detached.

Um we really looked at the uh demographic of who would like to live in these homes, and it's ever changing, and so um the single family home, as we've known for the last several years, uh up until recently uh has changed.

We embrace the multi-generational concept with homes with the ADUs with them.

We also have a two-bedroom home that has um two master suites in it.

So if you had two single people that didn't have enough money to perhaps build a whole house or you guys use all my time, um uh so they could buy individually but buy in the same house, and each one would have their own master suite and share the house.

Um as well as I said the the family homes, and then uh embracing the whole idea of uh the multi-generational, which is something that is very common in most other countries, and we're starting to really embrace it here.

Um the questions I'd be happy to answer, but I think that pretty well wraps up.

Um again, Mr.

Allen, thank you.

You did a great job working on this for a long time and uh really quality uh staff report.

So thank you all for hearing us out.

Thank you.

I appreciate the uh the nod to all the various appellations and some of the Bialli family, um the heritage there with like Aldo and such.

Well, thanks.

I wish I could take credit for that, but it was mostly Randy and Bob Bialli himself.

So, but we all worked on it together, but thank you for noticing that.

Welcome.

Bob Bialli uh 2040 Brown Street.

I'm one of the owners.

Um good evening, and thank you, commissioners.

My family has been a steward of this land and proud Napans for nearly a hundred years, four generations have been raised here and continue to work in the community.

Our family vocations range from landscapers to teachers to nurses to law enforcement, as well as farmers and bittners.

We care deeply about this neighborhood and our broader Napa community.

We own homes in the neighborhood and work in the community.

We love farming, but when our parents passed away, we were faced with a difficult difficult decision.

In order to save some vineyard, we had to sell some.

With this in mind, eight years ago, we conducted a careful study of Naples general plan.

Looked at the broader community needs, and found that flexible housing with ADU options was attractive to many in our community.

We engaged a talented local management team to assist us in designing a thoughtful concept that would not only be beautiful, but was also within walking distance to schools.

After eight years of studies, analysis, and consultations with the city, this concept is what we're presenting this evening.

During these eight years, the team strove to be transparent by mailing notices, holding neighborhood meetings, and engaging members of the community one-on-one.

We are grateful that numerous neighbors came to us with their concerns and that we could work together to address them.

And we fully appreciate that discussing these changes has not been easy for our neighbors, and we would like to thank them for their patience.

We would also like to thank the city planning staff for their years of guidance.

Thank you.

Thank you, Bob.

That completes our presentation.

We're uh approving of the conditions of approval and we're okay open to discussion.

Thank you, Randy.

Okay, I would like to uh let's see.

Any questions before I open public comment?

Okay.

All right.

Do we have any cards?

Great.

Uh I received three.

Um the first one, Stephanie O'Brien, Carlotta Sayanato, and Audrey Blackseth.

Hi, thank you.

My name is Stephanie O'Brien.

I'm a long-term Napa resident, and I grew up right around the corner from this project in a neighborhood across from Finish High School that was built in the early 1970s.

As a child, I walked and biked to school.

I met neighbors of every background, people with disabilities, teachers, retirees, and hardworking families.

This in fill neighborhood gave me a perspective like no other.

It shaped my values and later, as a CFO, informed every leadership decision I made, from fighting for living wages to safer working conditions to fair employment practices.

I know that these studies are important, but they cannot measure how growing up in a neighborhood like this shapes children into adults who carry these lessons into their communities and workplaces.

This lived experience is the kind of legacy that this project can create.

Thank you.

Thank you.

Hi, Carlo De Sainado, program manager with the Napa County Bicycle Coalition.

Gonna talk fast because I got a lot to cover.

This subdivision and its future residents stand to benefit significantly from walking and biking improvements.

This project is within walking and biking distance of an elementary, middle, and high school, and amenities like Monarch Park and the Vine Trail.

Ensuring that future residents can safely walk and bike to these destinations will both ease the traffic impact of the project and make the subdivision a more attractive place to live.

First, a quick clarification: the staff report says that the project will create a parking/slash bike lane across the entire frontage.

Looking at the plans, this appears to be intended as a parking lane.

Parking lanes and bike lanes are not interchangeable as parking is prohibited in bike lanes.

So we ask that the staff report be amended to correct this error.

El Central Avenue is a long and straight corridor with no traffic control between Byway East and Jefferson, all of which facilitates motorist speeding.

With Willow Elementary, less than a quarter mile from the project frontage, school travel must also be considered.

For El Centro Avenue, we recommend narrowing the vehicle travel lanes from 12 feet to 11 to 10 feet and reallocating that space to widened sidewalks that will better serve families walking and rolling to school.

12-foot lanes are highway standard.

The city is actively narrowing existing 12-foot lanes and neighborhoods because having overly wide lanes on residential streets has resulted in motorist speeding.

And since most parents won't let their kids bike on a 30 mile per hour road with no bike lanes, there will be a higher chance that students will be biking and rolling on the sidewalk and more room will be needed.

We also recommend including traffic calming along the frontage of the project to make the class three urban bike route a safer, more comfortable share the road facility for bicyclists.

One way this can be accomplished is through speed cushions, and another way would be our next recommendation, which is to add a high visibility crosswalk with bowl bouts and flashing beacons across El Centro Avenue at Via La Paz.

This will not only traffic calm but also provide a place to cross El Centro that isn't in the middle of the elementary school traffic area and provides an important connection to a quiet low-stress route to Monarch Park and the middle school that students will likely want to use instead of Byway East.

Finally, we urge the applicant to replace, not simply remove the pedestrian bridge over the Salvador Channel and include it at the Clementina Circle Path to connect to Lassen Street.

This would provide direct walking and biking access to the neighborhoods, schools, and commercial destinations to the south.

And the only other routes to get to those places are Jefferson and Byway East, which are much more high stress, and people are more likely to drive those.

Delaying this for a future city project would be a real shame because it is a really valuable opportunity to make this neighborhood even more attractive and walkable and bikeable.

Thank you.

Thank you.

Good evening.

My name is Audrey Blackseth.

I live at FIFA, I own 1590 and 1592, which is like across the street from the epicenter of the project, and I don't really have a problem with the project.

I have a problem with the traffic report being very old.

Let's see.

So I understand that it's this has been percolating since like 2012, and so through all this time, that that report came out 2019, which is like six years ago.

And it's not like that now.

When I moved there in 2019, they suggested that every stop should be like 0.42 seconds or no 42 seconds, I think it was.

Now it takes me four minutes to get from El Centro onto Jefferson.

And if I take another route, I run into another school.

This is during school drop-off and pickup.

So not all day, but you know, you either run into Justin Sienna or St.

St.

A's or you know, there's five schools out there.

So during drop-off and pickup, it's very uh very problematic.

Um, so I think a lot of the information in the traffic report is moot and not helpful, and I believe they have also referred to other uh other communities and compete compete and paired it with ours, saying, Well, in another community, it's like this blah blah blah.

They really need to go, I believe, do a study on that corner at that time of day and take a look at the traffic then.

So it'd be more uh more current, more reliable.

So, as members of the commission, um, with the responsibility to make the best decision from your best information.

I believe it's appropriate to insist on a more compelling information than the one that the engineers have given us.

Uh, I would ask that you reconsult the public records on the traffic uh activity in that area.

Um, otherwise, it's garbage in, garbage out.

So I think right now we have a bit of garbage.

We need to get something more reliable.

Uh I always I also think um, well, I know you're striving to for its full compliance and clarity of the details pertinent to this project.

So my request, I don't know if you can do this.

I think if you if you could put a stop sign like a three-way stop, like we have on the other junction, we have El Centro and Jefferson.

Then you go down, you jog over and you have El Centro and Jefferson.

So the one the three-way stop on first El Centro and Jefferson is great at sussing out the traffic.

But if we put another one at the El Centro and Jefferson a little bit down, I think that'll really alleviate at least the Willow Street congestion.

Thanks for your time.

Thank you.

Any additional cards?

We received two more common cards.

Terry Scott and Guy Levin.

Good evening, Commissioners.

My name is Terry Scott.

I live at 3977 Verbena Street, which is about 120 yards due east of this project.

I don't have concerns about the project itself.

My primary concern is with the traffic, potential traffic generation.

And that we recently combine two schools, Salvador and the one on El Centro into Willow.

And now we have a K-8 group there.

And a tremendous amount of traffic utilized that school to bring their children to school to pick them up to come for after school events, etc.

etc.

This development will be about, as I said, 120 yards west of this school.

And my concerns are that basically with the 53 units and uh 12 ADUs, the potential is there between 150 and 200 cars in a two-block area.

And this is between uh basically between Jefferson and uh Byway uh east, which uh is adjacent to uh highway 29.

But I think the developers have done a pretty decent job in terms of um the project itself uh as a eight-year city planning commissioner, uh, nineteen-year county planning commissioner here in Napa.

Uh I've seen a lot of of projects, and this one I think pretty much makes the grade.

I know they've done an they made an effort.

Uh I I think that uh uh Biali uh Kirk and and uh um their their uh different engineers they've worked on have done a pretty decent job.

The concern is with that traffic.

We're gonna add a stop sign in the middle of El Centro between Highway 29 and Jefferson, and trust me, you add 200 cars to that and you have gridlock.

Uh if I'd like them to address that a little uh more other than that, uh I have no objections to the project.

Thank you.

Thank you.

Good evening, commissioners.

Uh, my name is Guy Levin, and I live immediately adjacent to the proposed uh subdivision at 155 Mosley.

I'm also the very proud parent of a newborn son who is just two weeks old.

Umgratulations.

Thank you, thank you.

And so I want to be clear, I'm not opposed to new housing, and I also want to pay huge respect to Bobby and his family who've been fantastic neighbors.

I'd make some mean wine.

Um I'm concerned, though, about how this project is being approved and a lack of sufficient mitigations provided for, in particular, for noise and flooding risk, although I'm feeling much more reassured about flooding since hearing uh the presentations uh just now.

Um so this project would bring two to three years of heavy construction directly against existing homes.

The plans show new properties just 17 feet from my backyard, is the where the their wall starts.

Uh and the city's own analysis shows construction noise reaching 85 to 87 decibels at those very close distances.

Public health guidance considers sustained noise at those levels to be harmful, not just annoying.

That's why if that was in a workplace, exposure at those levels would require protective measures.

Yet here those same noise levels are being treated as acceptable next to homes, and particularly selfishly, a household with a new baby, uh, without requirements for sound barriers, real-time noise monitoring, or construction noise management plan.

This noise at this level could affect sleep, stress, and health, particularly for infants, and these are not abstract impacts, there'll be a daily lived consequence for those living adjacent to the property like us.

Um so I'd respectfully ask the commission to either require a full environmental impact report or it's a minimum delay approval until clear enforceable protections are in place for adjacent residents, such as noise barriers.

Thank you very much.

Thank you.

Are there any uh other members who would like to speak?

What regardless of whether you have filled out a comment card?

Okay, do I have a motion to close public comment?

I'll make a motion.

Second, all in favor, aye.

Okay, so all right.

Um, so we can uh begin with our questions.

Would either of you like to start?

I would like to hear from you.

Okay.

And you?

Sorry, you said would you like to um and you will for sure, but as chair, I get to decide who's um going first.

Um, Lindsay, would you like to a commission or vice chair?

Owen.

Let me collect all my notes here.

Um, first of all, I mean, this is a poster child in my opinion for an infill site in the city of Napa.

Um first when I heard it was a Viali Vineyard, I got a little nervous, but then after doing the research, I it's a great one.

It's not Aldo's.

Um, but I and I've appreciated meeting with the applicant and learning all of the hydrology studies that they've worked with the city on.

Um my mother-in-law lives on Verbena too, so she'll be happy to know that if this passes, maybe she will have less chance of flooding.

Um but all of that said.

Oh, also I appreciate the low square footage opportunities for more access to home ownership.

Um, that's not something you see often here with new developments in Napa.

And so I'm very, very happy about that for the multi-generational first-time homeownerships, possibly even selling these ADUs one day.

Um concern, and I know where we this is gonna go to a builder eventually, they'll bring on their own architect, and so things can change.

I appreciate the architectural design.

My one concern that I have in the renderings is no trim on the stucco options, and I know that's for a more modern aesthetic, but if that is not done correctly, it really devalues the architecture of the building.

One, aesthetically, and two, for instance, if you put in vinyl windows, right?

Those move a lot with expansions and thermal expansion.

And so there's more cracking, there could be the whole the structure, you know, the longevity of it.

I have concerns with what that will be in the long term, not knowing.

Um, I'm not sure how when we approve this, what we get to do in the long run.

One plans if the plans don't come back to us and we have trimless windows on stucco and not knowing what the window spec is in the stuff.

Well, as we know, we're limited with what we can do with regard to the design review, unless we have objective design standards.

So I would look to the city attorney, but I'm not sure that the council commission has the authority to make those sort of requirements.

Uh but no requirements would be imposed at this point, right?

You'd be just making records.

Just making comments of I understand the the want on a nice uh modern aesthetic, but I get I get nervous about the no trim if it's not done correctly.

If if a recommendation you felt like was appropriate, uh and it went to council, it would it be accompanied by the caveat that Mike explained earlier that you know cities discretion is limited in that respect.

So if in the future when this if this goes forward and there is an architect brought on and these change then they come back.

If the if there were proposed to make any significant changes to the to the homes they would be required to come back as a condition of approval requiring that any change requires uh re-re-returning to the planning commission of city council uh project like this we've we've had experience with these applicants teams uh where they're building a subdivision for spec to sell and typically what I what my experience has been is whoever's going to purchase this is probably not going to build what you're seeing here they're gonna have to come back so you will see likely in my opinion you're gonna see these this back with new house plans that's my opinion I can't say that for sure but uh at that time it will if we have objective design standards that have been adopted which we are working towards having sometime before summer uh maybe we have the ability to be able to require those things but at this moment this time my opinion is it's kind of a waste of time to try to impose those now what knowing that these house plans they were designed by a uh a drafter who was very very very skilled but they weren't designed by a a developer who's actually got construction drawings so what what I found in the past is when you have a drawing that's been done that looks very nice with a lot of unique attributes to it when a developer gets their hands on it it's not going to pencil out for them it's not even going to work construction wise so they're gonna have to be some changes and that would have to come back.

And then can you pull up the site plan the the larger one or zoom in.

Is a stop sign being proposed to go in on El Centro.

I'm gonna look to Tim Wood I've I forgot if we had that I don't recall I don't believe there is.

Okay because I didn't see it but then I got a little confused when um the woman spoke about keeping in mind the city can only impose conditions to this project that are adjacent to its its frontage we can't require improvements to street intersections down the road or anywhere further away so that but that was certainly though those those there's that one I think they were talking about that one four-way right there on the three well yeah the four the new four way uh well you're right in that in that location there could be but uh to my understanding with the based on the traffic analysis and public works street standards they did not require one good uh this is this is a limited street serving a limited number of homes uh that that it didn't rise to the level of public works requiring the requirements that they have for such things can you speak to the traffic study that was it really done in 2019 there was it was actually done in 2019 with the with the subsequent V VTM done in 2020 uh I guess I could call up our our environmental consultants they determined that that was sufficient and adequate and inconsistent with any environmental review in a court in conformance with the California environmental equality act and also any you know all traffic engineer standards uh despite I understand people say that they've seen a a a drastic increase in traffic there's been no significant development in the area that would warrant normally uh re recirculation or re reproduction of that of the uh analysis or because there's not that much has changed I granted the school I do I do understand that there's been more more students being brought there but that is not in itself a burden on this project that's uh suggests existing condition but if you want more specifics I could ask our environmental consultant I don't know if the applicant has their traffic yes please come on up speak to thank you um camera nye uh senior Engineer W.

Trans uh happy to be here with you tonight and um I think I'll I'll clarify a few of the issues while I'm up here at the podium um so as far as the stop sign on El Centro, there is no stopping of El Centro proposed as part of the project.

So I just wanted to kind of get that one out of the way.

There was some discussion of a new crosswalk.

I do want to point out that there's an existing crosswalk to the east of the project site, right in front of the school, which is where school kids would be expected to flow to and from as regards to this subdivision.

And then the big one as regards to the the traffic study data.

Yes, the traffic study was done in 2019, which means it's pre-COVID, and unfortunately, it has taken a long time to get to this point.

But as part of traffic studies, what we do is we include an existing and an existing plus project scenario, and we also look ahead to a build-out scenario, which is representative of 2040 in this situation.

So we take the existing volumes that were collected, we extrapolate those up.

We use information in the Napa Solano travel demand model at that time, and to project those 2040 volumes, which really gives us a nice buffer because we do understand that things take some time to get to this point.

And the analysis as presented in the traffic study, both for the existing and that future year scenario showed that those nearby intersections would all operate acceptably.

Thank you.

Thank you.

And if I can tee off on that, I understand the neighborhood, they probably do see increased traffic just with time we've got.

It happens over in Sonoma too, just because a lot of pass-through traffic.

But to the point that this gentleman just spoke to, our level of service acceptable level of services D.

This project has been determined to not create an impact that would go to that level.

It still would be anticipated to operate at a level of service C.

I realize to the neighbors that live there, they still think, wait a minute, there's more cars on the road that's more impact.

And that that's not wrong, but it's just that this project does not increase that level of service to an unacceptable level.

So, yes, we're not trying to tell the public that there's not going to be some more cars on this on this road.

It's just that there's not going to be enough that are going to be that'll that'll trigger a significant impact that the city would have to either require additional uh improvements to the area or or have other mitigations.

One other thing if I could add, um, you know, we can't definitively say what those traffic volumes are right now out there, but I will say that I've had a few projects recently that were initiated before COVID and they're finishing up after COVID and I've collected counts before and after.

And in most areas, we found that volumes are actually a little bit lower now post-COVID than they were pre-COVID, just due to the all the changes for the working from home that happened as a result of COVID.

And just one quick question, because Willow School now has more students as a result of I guess schools combining.

Did you take that into account as well that there are more students in that area?

Yes, I believe that the combining of the schools um happened before our traffic analysis was initiated.

Okay.

And then the last question that I have is what can one do?

And you know, when there are public schools, I live a few blocks away, and I know if I'm around, if I need to be in my car going anywhere around three o'clock because of Blue Oak School, I know that I need to just make adjustments on my route.

Um, this is just what happens when you live near a school, right?

More or less, yes.

Um, one of the best things that can be done is providing housing proximate to the school, which actually, you know, those kids are now able to walk and bite to the school, and that's that's less vehicle trips needed.

Um schools are in my world, they're you know, 15 minutes of of challenge in the morning and in the afternoon uh whenever school's in session is is really the situation there.

Um site, really well organized and well designed on site school pickup and drop off loading facilities is the other thing that has a tremendous impact on um how the operations flow out into the public street system.

Um so those those are a couple things.

Uh traffic calming is is you know always always a good thing um uh around schools as well.

Fantastic.

Thank you.

I also think it's part of our open enrollment that we are lucky to have here in the city of Napa, but cars all across Napa during drop-off and pickup.

I think that is that's all for now, and I'll let you know if I have something else.

Thank you.

Absolutely.

Thank you.

Commissioner Massaro.

Thank you.

Um I'll pick up a little bit on your design review uh question there, and just to clarify.

So in the um attachment two, which I believe is the conditions of approval on page eight number four, it says any modification to the approved home elevations or tentative subdivision map shall require approval of a subsequent design review permit and planning commissioning city council.

So what that means to me is that if anything changes about the design of those houses, they are absolutely coming back to this body.

That is correct.

I I I thought I was I thought I made that kind of clear that this was a project because of how this happened in the past where where it's a project where the actual developers not here, we've been very clear about putting a condition in here staying to any change.

So, yes, any change would require coming back.

I just wanted to say that out loud.

Just I understand it correctly.

All right, um, and since Tim is here, I know that we in this project, we're really only looking at for this project the ingress and egress on off of El Centro into this project.

Um we were talking about bike lanes on Il Centro and those types of things, and I know the city is actually changing a lot of their standards on a lot of streets to allow for bike access and those types of things.

Could you address that a little bit just to answer that question?

Uh good evening, Commissioners Tim Wood with public works.

Um, yeah, so um we have some guiding documents uh pertaining to the bike um system throughout the city of Napa.

We have a bike plan that's current.

Um they're also working on um the evolution of the bike plan, which is now an active transportation plan that's worked through NVTA, and it'll be a regional plan, but each um each jurisdiction has an will have an annex to that.

So that's in progress right now.

Um what you've seen around town now is really more of a commitment to um fulfill what's in the plan itself.

Um so like uh Coombe Street, for instance.

Um we just recently repaved that, put in bulbing.

Um, in the next few months, or not months, but actually they're getting ready to put in, I think a half dozen rapid flashing beacons.

So um, you know, we're looking at the holistic view of each of our capital improvement projects.

Also, um when our um staff are operation crews don't do paving projects.

They did um third street, it's not striped yet, but you're gonna see quite a few improvements there.

So I think you know, the philosophy of how we implement these plans over the course of time has changed to really um try to balance what's going on in the neighborhoods, and try to provide you know um a representative space in the in the overall right-of-way for both pedestrians and bicycles and also um um busing opportunities.

So it is quite a change, you know.

Um we see it in uh um in the the neighborhood groups and and we hear the the opinions on on that change, and um, but I think from a traffic engineering standpoint, um some of the changes is generally good.

So you're gonna see a lot more signs, a lot more striping, a lot more of the green markers to help guide people through intersections.

Um I think this is a class three, which means it's a shared road.

Um, so um it's not at least at this point in this current plan, bike plan is not slated for the class two with the separated bike path.

Um that doesn't mean it's not gonna be in the future.

Um, and I think before we um hopefully get to a city council meeting, I think we should at least daylight uh what what what that might look like in the future, even though this is subject to you know 2019 standards.

But uh I think you're gonna see some type of multimodal striping signing um on pretty much all of our collectors and arterials over the next um five five to ten years.

And I will pitch uh measure G because Measure G voters voted for that, and that money's going right back out to the streets.

So hopefully you see that and others do as well.

Good.

And then the biggest one of the bigger things too is that we're working to slow traffic down, right?

Correct.

Making people more aware of what they're doing while they're driving.

Yeah, yeah.

And I think you know, some of the anecdotal things are is it's taking me longer to get from point A to point B.

Well, that's actually the intended consequence is getting people to drive not 40 miles an hour through residential neighborhoods, but get them closer to 25 or 20 miles an hour, which are usually the the generally posted speed limit, and some places are not posted, but in the vehicle code that way.

Yeah, okay, good.

Thank you.

For sure.

Thank you.

While you're up there, if you don't mind just because instead of Tim having to um get up again, thank you.

Uh I'll just uh segue into this.

So uh uh the bicycle representative um sh Carlotta?

Yes, she mentioned the bridge that will be removed.

Can you speak to that?

Yes.

Um the whole um Salvador Channel watershed, um, that is um mapped in FEMA with a specific flood hazard area around it.

Um and if you actually look at a watershed profile, you know, from the upper watershed all the way out to the Napa River there.

Um there are some existing, I'm gonna call them ranch ranch bridges that were built a long time ago.

Um but if you look at that profile, those bridges are underwater.

So actually from a flow standpoint, um, those are actually obstructions and potential backup locations.

So we're we are pleased from a flood floodplain standpoint that that's being removed.

Um we also removed one with the um the Valley Verde um Heritage House project there, it's called the Zerba Bridge there at the end of Valley Verde.

Um so it's actually, I'm not gonna say it's a program, but when we have an opportunity, we encourage those to get removed.

Fantastic.

Whether there's a possibility in the future, like from a grant opportunity or something like that.

Um I think it would be worthwhile to look at some crossing points that might be appropriate.

Um we haven't evaluated it and this size project, um, I would think if this was like in a master planned area, we would probably look for those types of things.

But um, you know, a new pedestrian bridge built up above the floodplain with sufficient freeboard under that.

You know, that's gonna be, you know, I'm gonna ballpark probably a couple three million dollars to do that.

So um, so I don't think this project uh warrants that burden, but certainly we're gonna look for those opportunities.

And I think I'll mention one more thing about the Salvador Channel.

There is a line on the map to connect a kind of a levee uh path.

Um, it goes behind right now the uh the homes that are on um Lassen Street, and they're providing right-of-way for a component of that.

I think it'll be gravel or something.

It's not gonna be paved out now.

Um, but as we try to get additional right-of-way between there and Byway East, we'll finally make those connections and we'll try to fulfill that aspect of the bike and pet plan.

What what do you think the timeline of that is?

I'm not gonna not gonna say.

Um we have homes or we have existing properties all the way back up to there, and it would either take you know volunteering to give or give at low cost the right-of-way for that, or go through eminent domain, and I don't think that that's the the sentiment of the current city council is to go through eminent domain for bike paths.

And also the bottom line, Tim is there is no there is no funding for any project.

That's a it's a desire of the city, but it's not funded, it's not in any budget, it's something that's in the future.

That is the intent that the bike Tim pointed out, this little path you see here.

This is the the project is providing the uh the uh the space for the path, and they're also providing a certain a fee for their fair share of when it does get built.

But uh we don't even have the ability to to carry it through onto the following street right now.

So it's it's a it's a down the road plan, it's not something that's that's gonna happen anytime soon.

Not funded, certainly couldn't be required of this project, nor we want to require the project to pay to build a a portion of a trail that doesn't go anywhere.

Right.

Uh but they have they are being required to pay their fair share of the future cost of their portion.

And if I can also speak to that bridge, in addition to everything that Tim said that the that bridge itself would require an EIR.

That's that's an environmental impact, but not to mention it's crossing private property right now.

There's no way that it could be built that it would be available to the public for public access.

So that's just that bridge is not something that's gonna happen.

Nor is it nor is it possible.

If there was if there was ability for it to connect to a private public street, you know, that's something that the city could look at, but it's not even in that location.

You've seen it, you know where it is.

It's you know, it's not something that we that would be an onerous uh ask to put upon a development.

I don't think there's a nexus for it that we could legally even require or try.

Thank you.

All right, thank you, Tim.

Oh, and you're welcome.

Okay, thank you.

Thank you, because I was gonna cover that one as well, but I appreciate that.

Um so this I'm I I really like this project a lot because it the way it's designed, the number of homes, the size of the homes, um, really fit the model of homes that we need to have more of in Napa.

Um, and that is living smaller.

Uh homes that are going to be much more accessible to purchase.

So these are the things that I really like about this project, and that I don't want to see change at all with this project.

So whomever ends up building this, um, they I want them to stick to this plan and this size of homes.

And that's written in these documents, correct?

Well, it's not written that they couldn't come back and propose something different.

But then they would then if they came back into something different, they would be under the new general plan and then have to put in even more homes.

That's a if if someone came in with a completely different plan, yes, they would have to be subject to the current.

If if someone came in with some minor modifications, I don't know that that would trigger the new uh develop the new general plan because if they're not if they're not increasing or decreasing the lots and they're just looking to change some design elements of a home, I don't know that that would trigger that.

Um it's Dan's nodding his head also.

You know, what would have to happen, I think, for that for the new general plan to come into play.

Uh, would I think they would have to be proposing a different project, not just modifications to home designs.

Okay, good.

Um, okay.

No, I you got your questioning.

Yeah, just so um my gentleman from RSA.

Uh Dave?

Sorry.

Um, when you're when you were drawing this plan, you're looking at the dimensional plan.

Um, and you've got the one with the now I can kind of find it here.

Oh sure.

Okay.

Well, anyway, you have the one that has all the setbacks and kind of the buildable space.

So when we look at that buildable space, can I can you put in a larger home than the thousand square feet?

You could not go beyond the setbacks in each one.

So this is uh you know an application for 51 lots, and the lot lines are as shown on the map.

So the developer could propose a different you know floor plan or home within each lot, but it would be confined to the building below.

To that sets back to that setback, and so um the only way you would get maybe a larger home would be to go up into like a two-story in some of these versus one story, right?

Okay, okay, thanks.

Lisa, Lisa, to piggyback on that.

They could then come and remove the ADUs and the JDUs and reduce the numbers.

They well, they could, but it's if they're sorry, if they're attached to them, um all you're doing is just adjusting the size of the home from a I just don't want them to read.

I know, right?

I know.

Yeah, I I agree.

I agree.

But they're just changing the side.

And to make it, and actually, just to make it truly generational, even if you've got these J ADUs and attached ADUs, truly generational would be leaving that door open.

And um and being able to have your parent or somebody living with you.

So there's a good one, new architect to come in and not have the flexibility for these homes.

Right, okay.

So then you guys got to make that happen.

Um I think I'm pretty confident with the fact that they'd have to come back for design review if they changed anything about the architecture look and style and feel of the of the building.

Um I'm confident with the um traffic study as it's as it has been done.

Um thank you, Tim, for a good explanation of what's going on with the streets.

Um, so with that, I will turn it over to you.

Thank you.

So I um I believe wholeheartedly that this checks many boxes in terms of what we need for general plan goals and also some of the state mandates, and that this particular subdivision is located in the midst of other subdivisions near schools.

It um it makes sense to me, and I do believe that yes, there will be noise during the construction period, and when you purchase a house next to an empty lot, whether it's currently a vineyard or a crop or an orchard, like where I grew up in LA, that it is possible that in the future at some time someone will come in and purchase the property and build something right next to that vacant or in that vacant lot or that current orchard or vineyard, and that's and unfortunately we are losing uh properties here that can become housing.

We have very little stock when it comes to properties that can be developed, and we do have a housing crisis, and I really believe that a subdivision near schools where perhaps it will be families and they'll walk their kids to school or they will be able to bike to school, that it seems it just makes more sense to me than trying to even do more infill in urban areas at this point.

If this is a property that definitely appears to be suitable for this type of development, I feel like we really need to seize the moment.

We have a family who has worked very hard to contribute so much to this community.

This project is anywhere between six and nine years in the making.

Can you imagine the amount of effort and money and energy that they have gone through?

They have done so much for the community to do this outreach.

You won't always find this with development projects like this.

Subdivisions don't happen where where family members approach their neighbors and do you know town hall meetings in the in the hood in order to get feedback from their res their neighbors, that's beautiful, and that's rare.

Um I read through all of the letters, I'm sure my fellow commissioners did as well.

The letters through the negative declaration, 3,322 pages.

Yes, it was a lot.

I didn't read every word, but I did skim through every page, and if you were to look back on that, if anyone who was opposing this project took the time to read through all of the effort and expense and energy and the years that it has taken to get to this point, I feel that you would be appreciative of this particular project.

Um we I will just quote a couple of uh people who sent in correspondence in favor of it, and I read all of the negative feedback as well, and it's all it has all been addressed.

Um, but the site's proximity to four schools makes it an ideal location for families and for family housing.

Um it addresses our city's housing shortage, it has a thoughtful design compatible with the surrounding neighborhoods, includes open space and addresses the flooding issues.

It's actually going to help with the flooding.

It will be a benefit.

And so given all of that, oh the housing element, it encourages efficient use of lands, it encourages the approval of well-designed projects, it in terms of our general plan, encourages an even rate of development within the rural urban limit.

And so when we look at these items, yes, we have emotions about losing vineyards, uh, is you know, black chicken.

Need I say more, the story.

I mean, in and of itself, if you never had the wine, if you just hear the story, it's enough to make you happy.

But um what I'm saying is that this particular development ultimately is the best that it can be, and if we don't approve it, then we stand to approve something that will be much more impactful and not as wonderful, and it's quite possible that if we don't approve this and it doesn't move forward and it doesn't get built, the next thing won't you won't like those those people who were against it or opposed won't like the next thing anymore, they'll like it much less.

Oh, um what will no, thank you.

We Randy, it's I don't think that we can um ask you to respond to our responses.

It's at your discretion, however, it's not normal.

About the what?

Oh, the intersection, sure.

It doesn't show it on the Randy Gallardi again.

It doesn't show on the plans, but Tim Wood and Derek from RSA have come up with a calming bulb at the corner of the La Paz and El Central for traffic purposes.

So I just want it wasn't discussed tonight, so I just want to make sure everyone understood because that was a question.

Does it change the plan?

It doesn't play it doesn't change the plan of the design of the project.

Does it change anything that we're approving tonight?

I would just leave it at this city staff will look at the design of the of the plans when it comes in for approval plan.

I don't know that we've any commitment has been made to you, Randy, at this point in time.

So we certainly shouldn't probably be telling the commission that there's been something to solve.

Let's not discuss anything that's not already in the plan that we're approving tonight.

Okay.

Because we would like to currently, what the three of us, I believe, um if I'm on the same page with my fellow commissioners, we are going to be voting on whether we uh approve of this or oppose it based on the current submission.

Very good.

Okay, thank you.

But thank you.

Do would anyone have uh like to have any other comments or deliberation before a motion is made?

Do I have a motion?

Sure, I'll make a motion to forward a recommendation to the city council to adopt a resolution pursuant to a mitigative and a consistency analysis regarding the certified 2020 general plan, environmental impact report, approving a tentative subdivision map and design review permit to subdivide an approximately 9.56 acre property into 51 single family residential lots with four open space parcels design review permit for the tentative map and the house plans and a use permit to authorize the creation of seven flag lots and the application of a small lot standards to eight of the lots at 1583 and 1657 El Center Avenue.

Second, all in favor, aye.

Aye.

Motion passes, thank you.

All right, I'm gonna give it give um us a couple of minutes for people to.

Not a couple of minutes, let's say 30 seconds for people to.

Um, we're our meeting is still going on, so if um I anyone is welcome to stay.

Um, but if you could please exit quietly.

Thank you.

Uh, do we have any administrative reports?

The only administrative report I have to offer is at the planning commission is that this would be my last regular planning commission meeting as a city of Napa employee and as acting planning manager.

However, I will be around still because uh effectively January 3rd after my retirement, I will be brought back on as an annuance, so you will still see me around.

I still will probably more than likely hallow these halls.

Just not here sitting here at this desk and as an acting planning manager.

If you repeat that you'll be in a new one, what'd you say?

Yes, I'll be uh I'm retiring effective December 30th.

Uh January 3rd, I'll be brought back as an annuant, which is different than a consultant.

I'll be maintaining my office, I'll be maintaining my city of Napa website and all of my city of Napa electronics.

So I will effectively be a city employee, but I'm um I'm a retired annuant.

Okay, and that won't last forever, but it could last for a couple of years.

So I still so I won't be gone.

It'll be great to keep seeing you.

Yes, thank you.

Great to see you guys too.

It's very comforting to know that you're leaving, but you'll be back.

We'll get to have a big party and then welcome you back.

Molly and Ryder want to keep me around for a while, but we're out of here.

We're gonna give them the most complex and nuanced projects.

There you go.

Challenge accepted.

Well, I'm glad you brought that up because that was going to be my comment as a commissioner.

Uh do I do either of you have any comments?

Or um, well, my first comment is I'm not gonna be here January 13th, so just from January 13th going forward for a couple weeks.

So I'll miss our first meeting of the new year.

Oh, bummer.

Just that you know.

And then the other one I want to say was thank you for applying again, and thank you for being selected as a commissioner, and you and Alex too.

Oh wow, thank you.

Thank you, Commissioner Masaro.

I'm excited the band is staying together.

I know, right?

You like we just got started.

I am I really I just feel like we're we just figured out who we are and what our place is, each one of us, and so I'm I'm thrilled.

I'm over the moon.

Um I've I just want to say it's it's been a great year, and I'm looking forward to next year, very much so.

Okay, well, with all of that, um the next regularly scheduled meeting for the planning commission of the city of Napa is January 15, 2026.

The January 1st, 2026 planning commission meeting will of course be canceled because it's New Year's Day, and so hopefully we'll have a makeup meeting for that one.

Okay, we are adjourned.

Thank you.