[0:00] Okay, we can get started.

[0:10] All right, good evening. Welcome to the March 19th, 2020, 2016.

[0:16] I'm just, just quickly ahead from your Microsoft.

[0:22] Thank you. Good evening. Welcome to the March 19th, 2020,

[0:26] we have a regular meeting for the Planning Commission.

[0:28] I'd like to call this meeting to order and ask my right to conduct a roll call.

[0:32] Commissioner E-Bock.

[0:34] Here.

[0:35] Commissioner Massaro.

[0:37] Present.

[0:38] Commissioner Shotwell.

[0:39] Present.

[0:40] Vice Chair Mayors.

[0:41] Present.

[0:42] And Chair Owen.

[0:43] Present.

[0:44] We will now rise for the pledge of allegiance.

[0:45] I pledge allegiance to the flag of the United States of America and to the read public for which it stands.

[0:55] One nation under God in indivisible with liberty and justice for all.

[1:06] The Planning Commission conducts all meetings in accordance with the Ralph M. Brown Act.

[1:11] California government code sections 54950 at sec and pursuant to the city's rules of order for planning commission meetings.

[1:19] Policy resolution 10.

[1:22] Staff.

[1:23] Are there any changes to this evening's agenda or any supplemental reports?

[1:26] No changes to tonight's agenda but there are three supplemental reports.

[1:30] One supplemental memorandum that was sent over yesterday and then two as of,

[1:35] I think, around noon or in the afternoon.

[1:38] Thank you.

[1:39] Commissioners, are there any proposed changes to this evening's agenda?

[1:44] No.

[1:46] All right, public comment.

[1:48] Public comment provides an opportunity for members of the public to directly address the planning commission on items of interest,

[1:55] not otherwise noted on the agenda.

[1:57] Each speaker's comments will be limited to three minutes and will comply with the rules of order for planning commission meetings.

[2:04] Do we have any members of the public who wish to provide public comment on non agenda items?

[2:13] Okay, consent calendar.

[2:15] These routine items may be approved by a single vote.

[2:18] However, any member of the public or commissioner may remove an item for consideration during the public hearing portion of the agenda.

[2:25] This evening we are reviewing the planning commission regular meeting minutes for February 19th, 2026.

[2:31] Is there a motion to approve the meeting minutes for February 19th, 2026 planning commission regular meeting?

[2:39] So moved.

[2:40] Is there a second?

[2:42] Second.

[2:43] All in favor?

[2:44] Motion passes.

[2:46] Consent hearings.

[2:48] These items.

[2:49] 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.

[2:57] However, any members of the public or commissioner may remove an item from the consent hearing calendar.

[3:03] And the item will be considered during the public hearing portion of the agenda.

[3:07] Tonight we have item 6a Kaiser Farmers Market use permit at 3285 Clairemont Way.

[3:15] Is there a request from a commissioner or member of the public to pull this item from the consent hearings?

[3:23] Is there a motion to approve the consent hearing as submitted?

[3:27] So moved.

[3:29] Second.

[3:30] All in favor?

[3:31] All in favor?

[3:32] Aye.

[3:33] Motion passes.

[3:34] Thank you.

[3:37] Thank you, Kaiser.

[3:38] Yes.

[3:39] Thank you.

[3:40] Public hearings and appeals.

[3:42] These are items that are formally presented to the planning commission and provide an opportunity for members of the public to comment.

[3:49] Applicants or appellants are allowed 10 minutes to present testimony at the beginning of the public hearing.

[3:55] And if needed, five minutes to present rebuttal at the end of the public hearing.

[3:59] All other speakers will be limited to three minutes.

[4:02] Tonight we have the following item item 7a cadet line bar modification use permit at 926 and 930 Franklin Street.

[4:14] We may start with commissioner disclosures.

[4:19] No disclosures.

[4:21] No disclosures.

[4:23] I spoke with staff and I'm familiar with the site.

[4:27] I have no disclosures.

[4:29] I spoke with staff as well.

[4:31] And we will now hear a report from staff.

[4:35] Thank you chair Owen members of the commission.

[4:37] I made sure I moved my name play over here so everyone knew who I was.

[4:41] But this for cadet line bar modification use permit is item 7a on the agenda.

[4:46] As mentioned earlier, there was a simple mental memorandum that was afforded to.

[4:51] In summary, it's a recommendation just to add some additional language.

[4:55] And to condition of approval number eight and we can get into the reasoning why later.

[5:02] The request is a design review permit to expand the outdoor patio area.

[5:07] And a use permit to allow the expanded operation of a bar with regular indoor and limited outdoor amplified music.

[5:15] The applicant is cadet line bar.

[5:18] Project site is located.

[5:20] We'll be located in two sweet 926 and 930 Franklin Street as shown on the map here.

[5:27] And the applicant intends to expand operations into the adjacent suite.

[5:32] That includes a patio expansion that coincides with it.

[5:37] And just a continuation of the hours of operation, which that they already have, which is 2am 7 days a week.

[5:43] And then a request for amplified music.

[5:47] The use itself is defined as a joint entertainment use.

[5:51] We can get into those details as identified in the downtown specific plan.

[5:55] But in summary, it's regular indoor amplified music that could occur up to 130am 7 days week.

[6:02] It's not likely that it's going to occur as just the flexibility to do that.

[6:06] With three outdoor events coinciding with bottle rock weekend.

[6:12] Considerations made for you tonight.

[6:15] As part of the request, the hours of operation coincided with the expansion, the design of the outdoor patio.

[6:21] Pretty simple and design and theory.

[6:24] And the amplified music requests.

[6:26] Things you can consider and questions you may ask tonight are about safety and noise.

[6:30] And just understand there is a section that pertains to bars, recreational facilities, nightclubs.

[6:38] And for new expanded bar facilities, we review these to ensure that the new facilities are compatible with adjacent uses and the neighborhood around it.

[6:48] And those are things you can consider as part of the use permit tonight.

[6:53] 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.

[7:04] The context shown here roughly in blue with the projects I outlined in green, so it is outside of the entertainment overlay district.

[7:13] This just means that other standards are applicable to their property that aren't applicable or certain regulations are applicable to them.

[7:22] And so what's being requested for you is an expansion upon those standards in which they can operate.

[7:30] The framework won't go into too much detail, but if you look at item B joint entertainment use.

[7:36] 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.

[7:48] It's just understand that as part of the request staff considered and consulted with the police department in the applicant and understand the request is for an expansion of those hours, especially with the live entertainment.

[8:02] 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 and that expansion.

[8:12] But specific to the amplified music, it's an expansion or ability to operate past APM.

[8:22] 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.

[8:34] This shows the floor plan proposed at least the expanded area.

[8:39] 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.

[8:50] And then the red outlines roughly where the outdoor patio would be specific to that design and the existing elevations the outdoor patio shown here.

[9:03] To get into the details of the amplified music there requesting to be able to have amplified music to 130 AM 70s a week is a requirement from staff to closed doors and windows except to allow ingress egress to control some of that noise.

[9:24] The applicant has offered as part of the way they operate to install noise monitors to ensure that the way they operate doesn't exceed noise levels permitted within the downtown area, which is 67 decibels at the property line.

[9:41] Standing obviously when you're inside it, it can operate to 7 degree full blast with comfort levels of those enjoying the live music just when we're looking at the noise monitors installed.

[9:55] They'll be held to this standard and then we'll have to provide upon request should there be concerns about excessive noise.

[10:03] The levels of noise on average.

[10:07] 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.

[10:18] Should noise exceeds certain levels of the 67 decibels at the property line then they'll shift them inside to the be very cognizant of that.

[10:27] As part of the request for the limited outdoor music there requesting a special events coinciding with Bollerock up to 130 AM Friday Saturday Sunday Bollerock.

[10:38] That event will utilize the private alleyway for the music event facing towards first street.

[10:44] 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.

[10:57] The question is up to 130 AM they will be required to notify adjacent neighbors at least 14 days prior to the event and establish a point of contact.

[11:07] That point of contact will also need to be established with the police department and just in case the event that something happens please department can contact a manager on duty before they have to enter into the suite.

[11:23] As part of those special events they will have on site security is an understanding expectation from PD that it's reasonable and proportionate.

[11:32] They don't want to tie a minimum or maximum to it because that that conflux wait depending on briefing with the police department.

[11:42] Part of the police department's concerns to in crowd control were the lines in the queueing out to first street.

[11:49] So is the understanding of the applicant and with the security that the security officers being employed will try to control the queueing of the line out to first street in the sidewalk.

[12:03] Obviously once you get out into the right away there's it's limited beyond their control.

[12:09] But as part of the request to will to initially start they will consult with the police department prior to the event.

[12:18] But on an annual basis they will debrief after the event so should any incident occur or recommendations come from recent special events.

[12:29] And incorporate that for subsequent years to come.

[12:33] Part of the supplemental memorandum that was afforded to you they will be required an initial consultation with the fire marshal should the event stay the same year year to year and should the fire marshal not.

[12:47] Feel the need to request additional consultation or revisions based off of their performance.

[12:53] They can stick to that same plan year and year out.

[12:56] 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.

[13:08] One of the things discussed is obviously ballerock.

[13:11] Invites a lot of people to the city of Napa and especially downtown after ballerock shuts down.

[13:18] In discussions both with the fire marshal and the applicant.

[13:23] We see they have their existing sweet where they understand their occupancy just about 49 people indoors 25 people on the patio so combine that 74 people.

[13:34] Extended private event space and this is approximate at this point in time about 20 people indoors 15 additional people on the patio for total 35 there's a 19 people just to put into perspective that can be there obviously that's.

[13:51] filled to as much as they can both indoor and on the patio so as part of the range request without door events there only requesting really range between 120 but understand that that maximum is going to be established in consultation with the fire marshal.

[14:10] So depending on egress, depending on the extent of the barriers that they have and access to existing buildings.

[14:18] That number subject of fluctuate so it's not conditioned as part of the project but through consultation and experts that the city has the fire marshal and fire prevention division.

[14:28] They'll work to make sure that that number doesn't exceed a level that's deemed not safe.

[14:37] This just brief summary over staff's determination and exemption under sequa.

[14:43] In consideration the design review permit for the outdoor patio you'll have to establish these findings same with the use permit findings.

[14:52] With that staff recommends that the planning commission adopted resolution approving design review permit to expand the out.

[15:00] Or 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 sequela.

[15:12] So that concludes my presentation. Applicant team is here both Aubrey and Taylor from cadet. Should you have any questions about the way that they operate, but I'm also available. Should you have any questions?

[15:25] Thank you, writer.

[15:28] Are there any questions for staff from you?

[15:31] I do. Yes, I have a question. Go ahead. Thank you, writer. That was a great presentation.

[15:37] And thank you for adding the additional conditions to this.

[15:42] So just to be clear, it's three special outdoor events a year.

[15:51] Yeah, per calendar year.

[15:53] Yeah, and for some further insight, that's all that ABC will allow, as well, outside of their typical rail patio area.

[16:05] Right.

[16:06] And then, and so they are, for this year, 2026 planning on all three of those days to be over bottle rock weekend.

[16:14] That's, that's the request. Yeah.

[16:17] Okay. Thank you. That's another question.

[16:20] Any other questions for staff?

[16:22] Yeah. Go ahead.

[16:27] Thank you for the presentation, writer, and really appreciate the action notes for fire.

[16:31] Because I covered the majority of my questions.

[16:35] I did want to touch on though.

[16:38] Do we have details in terms of what the alley barriers that we're going to suppose in what they are in?

[16:47] The thing that can vary year to year.

[16:50] But as far as the overall boundaries, I think that's still a little bit subject to that consultation that will come with the fire martial.

[16:59] Typical practice, they can probably answer to that question when they come up.

[17:04] But just understand that's subject to fluctuating a little bit.

[17:09] And then this may be subject to fire as well.

[17:12] 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?

[17:19] I believe both ingress egress will be directed to first street, but we can, yeah.

[17:26] Because they, at times, want to limit the point of ingress egress as to not invite additional traffic where they don't have personnel to just have it.

[17:36] So yes, to first street is the plan.

[17:40] Okay.

[17:41] But in the event that there was some type of event where people need to get out.

[17:46] These barriers are such that they can be removed.

[17:48] Yes.

[17:49] Okay.

[17:51] And then is there a plan for the access to the other sweets that are in that area if that is blocked off?

[18:01] So they, they will have consultation and as part of fire prevention's purview.

[18:09] Should there be anyone occupying the building?

[18:13] They will need to ensure that there's egress from those buildings.

[18:17] So with the sweets adjacent to it, there's like marquee pinball that I think works in tandem with applicants team not fully together,

[18:28] but respective of the individual uses as well as wine, girl, closer to first street.

[18:34] But as far as like moolin doesn't typically operate, I think after 2 p.m., which doesn't match up.

[18:43] You know, they, they can share the space and they won't have overlap.

[18:47] So to speak.

[18:48] Thank you.

[18:49] Yeah.

[18:50] Commissioner Mayors, did you have something?

[18:52] Yeah.

[18:53] There's more curious about.

[18:56] Is it the applicants request that the outdoor capacity limitation be so variable?

[19:04] 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.

[19:13] And I'm not looking to impede what you guys are doing.

[19:18] I'm more thinking I would hate for you to be surprised later if the permitted capacity was remarkably less than you had hoped.

[19:28] So we had many discussions about kind of the way they operate.

[19:33] The musicians that come in and commissioner shot will probably appreciate this is that many of the musicians, the DJs,

[19:42] and tend to bring their own equipment.

[19:45] So the space can fluctuate a little bit in size.

[19:49] But the number is to establish a point of reference.

[19:53] Understanding that it can fluctuate night to night, subtle difference.

[19:58] But then year to year depending on availability of staff for the events, the equipment that they use, the barriers that they use.

[20:08] And in response to concerns should the fire marshal request additional consultation after the events should the police department request additional measures being incorporated in the way they operate.

[20:22] So it was a more important reference.

[20:25] But a good thing to understand is obviously when you look at the numbers of occupancy.

[20:31] The space is could technically get up to that range anyway.

[20:36] So the sum of the hundred and hundred and twenty is both indoors and outdoors.

[20:43] But it is intentionally a point of reference because we don't know the result of the consultation yet.

[20:55] Okay, thanks.

[20:59] Any additional questions.

[21:02] Right or does the applicant want to speak?

[21:04] Will we hear a presentation from the applicant?

[21:06] I believe they have a few words.

[21:08] Okay, great.

[21:09] Not like a full presentation.

[21:18] Hello.

[21:19] Everyone, my name is Taylor Domen and I'm the co-owner of Cadet Bar alongside my business partner Aubrey Bailey.

[21:25] The summer marks 12 years of being part of this community and it's truly been an honor to contribute to downtownapolis growth and character.

[21:33] 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 LGBTQ connection,

[21:44] and the Napa Food Bank, just to name a few.

[21:47] We have provided a consistent welcoming space for industry professionals and visitors alike to gather, connect and support one another, especially through our weekly Wine Maker Wednesday events.

[21:57] In many ways, the community built within Cadet reflects the broader spirit that makes Napa so special.

[22:04] 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.

[22:14] The this edition will allow our team more space to operate, reduce congestion in the main space and allow us to continue celebrating life special moments with our community and visitors as well.

[22:27] 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.

[22:35] Aubrey and I respectfully ask for your support as we embark on this next chapter to build and sustain our small business.

[22:42] 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.

[22:52] 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.

[23:03] 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.

[23:12] And we really need to continue operating with hours conducive to our business.

[23:17] 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.

[23:26] Thank you.

[23:29] Is anybody have any questions for the applicant?

[23:32] No.

[23:33] Okay, thank you.

[23:35] Thank you.

[23:36] I'm going to open up public comment staff.

[23:39] Do we have any common cards?

[23:41] I do not receive any.

[23:43] Anybody from the public wish to speak?

[23:46] Okay.

[23:49] Hello, everybody.

[23:54] My name is Ryan Stutton's fellow restaurant tour in Barrel and down to Napa with a compliment for not quite 12 years but we're about eight and a half.

[24:03] And I came to advocate for Aubrey and Taylor.

[24:06] I think they're amazing operators really thought well with their growth.

[24:09] Obviously kind of their neighbors with the 12 years of operation and the Edson flows of that back space.

[24:16] I think they're crushing and deserve a leg up.

[24:21] Thank you.

[24:26] All right, seeing their number one more.

[24:28] Yes, please come forward.

[24:32] Hello.

[24:33] My name is Grace and young.

[24:34] I'm a local business owner.

[24:35] I run investment fund in the arts.

[24:38] This is based here in Napa called Remit's Growth.

[24:41] I know Aubrey and Taylor.

[24:43] I'd like to speak a little bit in their support.

[24:46] I went to the Naval Academy and went to Stanford for my MBA.

[24:50] And I just bring that background up because I met two people capable of building community like they have.

[24:56] The community that they've built has created a culture where almost every single small wine maker and business in Napa feels like home there and has been supported by them over the last 12 years.

[25:07] I really want to kind of bring some really want to bring a little bit of the view that I think that they are generally an economic driver of the wine business that we have here.

[25:23] I'd venture to say probably tens of thousands of people have had their first class of Napa wine served across the cadet bar.

[25:29] And I think that these two are just some of the most important business leaders we have.

[25:34] Thank you.

[25:38] Hi there.

[25:41] Nicole dress school.

[25:43] I own a local floral business and work with Aubrey and Taylor and their special events and other bars.

[25:48] And they always employ local vendors for their special events.

[25:52] And that's very touching to me and important to my business.

[25:55] And my family and I know several other local vendors who depend on them as well.

[25:59] So thank you.

[26:00] Thank you.

[26:04] Anybody else?

[26:07] Okay.

[26:08] Seeing there are no more requests to speak.

[26:10] Is there a motion to close public comment?

[26:15] A motion to close a public comment.

[26:18] Second.

[26:20] All those in favor?

[26:22] All right.

[26:23] All right.

[26:24] Closing public comment.

[26:25] Are there any requests for staff or the applicant to respond to public comment?

[26:29] No.

[26:31] I do think just want to clarify one item.

[26:35] As part of the recommendations obviously to include the suggested language in the supplemental

[26:40] memorandum.

[26:41] But also the intention is to operate each year on bottle rock weekend.

[26:46] That's what's been conveyed.

[26:48] Thank you.

[26:49] Well, Aubrey and Taylor had quite support here.

[26:55] Are there any additional questions or comments from the commissioners?

[26:59] I would just like to say how much I appreciate everything that you guys have done.

[27:04] And I know you've got a cult following and I'm part of that cult.

[27:10] And I just really appreciate to having so many of your peers come and, you know,

[27:18] and what a special thing to have what could be viewed as competition in your biggest support.

[27:27] And this is what's so special about downtown and what all of your delightful businesses make

[27:34] I see you there.

[27:35] Thank you for all that you do as well.

[27:38] But just as kind of camaraderie amongst the businesses is really special.

[27:48] Any other comments?

[27:51] I just wanted to say thank you for bringing your company to now playing for being here for 12 years.

[27:58] I also think it's really important.

[28:01] You've really set a nice example of responsible business ownership,

[28:05] especially when looking at bringing amplified music into the area and with the noise monitoring and all of that.

[28:14] It's I think it's really important that that we take.

[28:21] That everyone understands that you know you're really caring about what you're doing within your business.

[28:27] Thank you.

[28:29] I also appreciate the amount of collaboration with the police and fire in the city before the events and after the events.

[28:36] I think that's fantastic.

[28:38] Any other comments?

[28:40] All right.

[28:43] Are we ready to make a motion?

[28:45] I'm ready.

[28:46] But so in terms of the underlined segment.

[28:51] It's would it be that we recommend that.

[28:55] To adopt a resolution of proving a design review permit to expand outdoor patio area and use permit to allow.

[29:02] The expanded operation of a bar with regular indoor and limited outdoor amplified music located at 926 and 930 Franklin Street.

[29:12] And determining that project is exempt from secret in addition to the condition that's underlined in the staff.

[29:20] Memorandum.

[29:22] Thank you.

[29:24] It's all those in favor.

[29:27] Oh, second.

[29:28] Second.

[29:29] Thank you.

[29:30] All those in favor.

[29:31] Hi.

[29:32] Congratulations.

[29:33] Thank you ladies.

[29:34] Cheers.

[29:35] All right, administrative reports.

[29:44] Administrative report items include reports and recommendations from city staff that do not require a public hearing prior to action by the commission.

[29:52] The commission may take action if the agenda description provides for it.

[29:57] And only the planning commission may authorize public input.

[30:00] For these items, it is within the discretion of the chairing commission to allow public testimony.

[30:06] Tonight we have item 8a 919, Trinkist Street pre-application, and we will now hear a report from staff.

[30:18] One moment, I'm just setting up my PowerPoint.

[30:48] Okay. Good evening planning commission. Today I'll be presenting on the 919 Trinkist Street pre-application.

[31:06] And just to clarify the applicant, they're authorized agent as well as their architecture here today.

[31:13] So just to cover what the 919 Trinkist Street pre-application is, it is a pre-application for a mixed use project consisting of ground-level commercial space and 50 residential units.

[31:25] The parcel is approximately 1.11 acres, and as I mentioned, Ken McNab is here. He's the authorized agent, and then for HUD, the architect is here as well.

[31:37] Just for some context, the project is right along. The project site is right along Trinkist Street. It is across the street from the hospital in between Villa Lane and Beard Road.

[31:48] 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.

[31:59] To cover more of the site's context, as I mentioned, the 1.11 acres site would result in an identity of up to 44 units.

[32:08] 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.

[32:16] As for the zoning district, the zoning district is currently medical office, but as part of a formal application, the applicant would intend to reason the property to office commercial, and that would be to allow for the development.

[32:29] The project site is also within the traffic impact and active-frontage overlaysones. The traffic impact overlaysone would consider the project impacts to Trinkist Street, which is an arterial corridor, and the active-frontage overlay provides different development standards to make a more pedestrian friendly design.

[32:51] And as of this time, the project complies with all standards.

[32:56] So the 50 residential units of those 50 residential units, eight of those would be for very low income tenants. These would be de-districted for a period of 55 years under the density bonus law.

[33:09] 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.

[33:18] 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.

[33:30] The site amenities would include balconies for each individual residence, as well as an atrium and open area on the second level that is accessed by residential units.

[33:42] In addition to those amenities, there would also be a quasi-public plaza facing Trinkist Street, and so that would tie the pedestrian corridor to the commercial uses.

[33:56] 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.

[34:04] 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.

[34:16] As I mentioned, the applicant would intend to use the density bonus in addition to receiving a density bonus, allowing them to incorporate additional residential units.

[34:27] 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.

[34:37] At this time, they don't have anything in their proposal that would require a waiver or concession, but were open to discussion with the applicant as part of a formal application.

[34:47] 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.

[34:55] It would be one way access, so the drive aisle would go under the building through the parking area and back out onto Trinkist again.

[35:03] 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.

[35:15] As for the development standards, because the project site is in an office zone, the development standards are very lenient.

[35:25] However, the applicant did show a desire to create a quality proposal, so they did increase beyond what was minimally required.

[35:36] And they did provide additional space for each individual unit out to a reasonable space, although that was not a requirement.

[35:43] And so far, their project complies with all zoning requirements.

[35:49] As for the parking California Density bonus law does allow for a reduced parking ratio for the residential portion of the project.

[35:57] So our municipal code would typically require 79 spaces and just a minor point of correction.

[36:04] The Density bonus law would actually require 67 spaces and the applicant provided 68.

[36:10] So they did provide one space in excess of what the requirement is.

[36:15] And here's just an overview of that.

[36:18] 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.

[36:33] As for the project renderings, so this would be the trinkest street facing facade, what's really visible is the commercial portion of the project.

[36:43] And the residential units would be accessed by this center lobby area.

[36:50] Just to give you a moment to view that.

[36:54] And I do have a specific attachment that was provided today, which clarifies what the materials are being considered.

[37:01] So let me give me one moment to put that.

[37:13] Okay, so I do apologize that the screen is cutting it off just a bit.

[37:22] Here we go, that's a little bit better.

[37:24] So the applicant is considering mix of materials just to draw visual interest to the front facade.

[37:31] As it's described here, there would be, you know, stucco primarily to the rear.

[37:37] However, there would be metal sighting limestone and wood accents on the front facade to kind of define the different masses.

[37:53] As for the glazing, they would be aluminum framed, which would provide a bit of a streamlined look.

[38:02] Okay, now switch back to the presentation.

[38:07] Okay, and here's just another view, as if you were looking from Southwest and trinkest.

[38:18] As you can see, the dryvile wood exit under the residential units, so the parking wood generally be concealed from public view.

[38:29] As I mentioned, the primary facade materials would include wood.

[38:33] They would include that aluminum glazing limestone metal sighting.

[38:38] As for the stucco, it would be textured, so it would be steel trod.

[38:44] This would be a view from the interior of the site, as you can see, the residential units have a much simpler design.

[38:54] As for the residential materials, they would primarily be stucco.

[38:58] So it would be in multiple colors just to kind of provide that definition.

[39:03] The residential units would be consistent with the commercial units and that they would also provide aluminum glazing and steel trod stucco.

[39:13] The balconies on the upper level would also include a canopy above, which would provide an additional projection to that facade.

[39:22] As for sort of an aerial view, this is what the project would look like.

[39:26] As you can see, there is that center courtyard for the residential units where there's that open air space.

[39:34] And to the rear of one of the commercial masses to the very far right, that would be the refuse area.

[39:43] So that would be where our NEPA recycling waste services would would access and service the residential and commercial trash services.

[39:51] These are the plans, as you can see, the residential portion of the mixed use project would be lower in height.

[40:01] The height really comes from these geometric masses that are meant to provide visual interest.

[40:11] And from the side, as you can see, it is, as I mentioned, a simple design.

[40:16] This sort of shows where the different colors of stucco would be to provide that definition along the facade.

[40:29] And more details on the rear elevation as well.

[40:32] The balconies for the residential units would alternate some would be steel bars and some would be stucco.

[40:39] As you can see, the ones that have horizontal lines, those would be the steel bars and the ones that look more solid, those would be the stucco balconies.

[40:49] So moving on to the point where we're asking for your feedback, some things to consider are the site planning.

[40:58] Generally, projects are encouraged to reflect the patterns of what's nearby.

[41:02] 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.

[41:08] 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.

[41:19] 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 Trinkist Street.

[41:33] For the more we would like your feedback on architectural design, of course, keeping in mind that generally there are the objective standards that would apply to housing development projects.

[41:43] We are working on the objective design standards as part of the zoning ordinance update, but with what we have currently we would love to hear your thoughts.

[41:51] Point of clarification on that.

[41:54] Because they're requesting a zoning change effectively as a condition of the zoning change we could impose any conditions we wanted.

[42:04] Otherwise, you wouldn't have to give the zoning change.

[42:07] Is that true?

[42:11] To to some degree, there are there's more leniency under a legislative act for a zoning amendment. Yes.

[42:20] So that is true.

[42:23] 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 typical design limitations may not be so severe here.

[42:38] 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.

[42:45] But of course, you know, when they open up the process there is an opportunity for additional comment.

[42:54] Sorry, can I request further clarification.

[42:56] 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.

[43:07] What are role then would be in approving this application.

[43:11] Can you piggyback enough of what I'll accept? I just want to make sure that everyone is clear.

[43:17] Yeah, it may, it's not entirely clear to me what the questions are, but if they are asking for a reason that's a legislative act, it's discretionary.

[43:30] And so the commission's discretion is broader than it would be otherwise.

[43:39] And if they're asking for a reason, and they want to also apply for density bonus and the density bonus regulations are.

[43:56] You know, you have less discretion to deny a density bonus, the density bonus is.

[44:02] Pretty cut and dried in terms of what they're entitled to.

[44:07] But the reason applying for a reason itself is a legislative act and it does come with more discretion.

[44:16] Am I answering your questions.

[44:21] 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.

[44:31] Regarding design outside of outright.

[44:34] So I think it's it's kind of a nuanced response because it depends on the findings in which that you deny a project or condition a project based off of the legislative act versus based off of what's being requested of the density bonus.

[44:49] It does depend. I think it goes into the written finding of considerations for the individual actions as part.

[45:00] Legislative act itself that would authorize one to be able to construct it is where a lot of the discretion

[45:06] lies.

[45:07] Thank you.

[45:08] Okay, and just to finish off the other point of consideration, this project is in the active

[45:16] frontage overlay, which is a newer overlay that specifically has standards for buildings

[45:22] along arterials and major corridors that create a more pedestrian friendly environment.

[45:30] And so based on the current design, just welcoming any thoughts on that as well.

[45:36] So with that, that is the end of my presentation, and we're happy to answer any questions

[45:40] or just get into the discussion.

[45:43] Thank you, Angela.

[45:45] I have a quick question.

[45:48] I was unclear in terms of bike storage for the residents, where will they store their bikes

[45:57] for each resident, if each resident had a bike?

[46:02] Yes.

[46:03] So the bike parking ratio, it's not required to be equal to the number of residential units that is based

[46:10] on the commercial space.

[46:13] However, there are 36 long-term bike parking, I guess, lockers, at the ground level in the

[46:22] same area as the parking.

[46:24] So there lockers.

[46:25] Yes.

[46:26] That's what I needed to know.

[46:27] Thank you.

[46:28] Yes.

[46:29] I wanted to make sure it wasn't like a few racks here and here.

[46:31] No.

[46:32] I would be secure.

[46:33] Okay.

[46:34] I think a point of clarity and part of it depends on when plans are submitted for a building

[46:40] permit, specifically, I believe, and I can follow up with the next planning commission

[46:46] here and there have been some changes to state law for residential buildings that would require

[46:51] additional bike parking, and we're happy to give further clarity in a subsequent meeting.

[46:58] That would actually be a building code requirement not a zoning ordinance requirement, not that

[47:08] they can't voluntarily provide that at that time.

[47:13] But should the regulations in place through building code require additional bicycle parking,

[47:18] it really depends on when they submit for a building permit?

[47:22] The only other question is that you had mentioned that the entrance to the residential area was

[47:28] in the frontage, but I'm assuming that there will also be when you park your car as a resident

[47:36] that there would be an entryway elsewhere.

[47:41] That's not the only entryway.

[47:43] It is not the only entryway.

[47:44] There would be stairways leading from the parking area to the upper levels as well.

[47:49] Got it.

[47:50] Yes.

[47:51] And perhaps an elevator as well.

[47:53] I believe that there would be an elevator within the residential lobby, but not accessible from

[47:58] the parking area specifically.

[48:00] I mean, it would be when you walk into the lobby and I can pull this plan up right here.

[48:04] So this is the more detailed site plan of the parking area.

[48:07] As you can see here, there is sort of a pedestrian path to get from the specific parking areas

[48:13] to the other side of the residential lobby, not access from Trinkest Street.

[48:17] So there is a method to go inside and take the elevators to the upper levels or the staircases

[48:23] that are located.

[48:25] Thank you.

[48:26] Of course.

[48:27] And then to the bottom right, this is where we have the long term bicycle parking.

[48:32] Thank you.

[48:33] Yes.

[48:35] Thank you.

[48:36] Of course.

[48:37] All right.

[48:38] Who wants to start with some comments?

[48:41] Do we want to come from the or will the applicant or are they making a presentation or not?

[48:47] So you're not specifically making a presentation, but they're here to answer any questions that you may have.

[48:51] Sorry.

[48:52] That's okay.

[48:53] They're just here for our comments.

[48:54] Yes.

[48:57] Sure.

[48:58] Yeah.

[48:59] Go ahead.

[49:01] Okay.

[49:02] Come on up.

[49:05] Thank you.

[49:06] Good evening.

[49:07] Chero and members of the Commission.

[49:09] My name's Ken McNab.

[49:11] We came back advising, representing the property owner.

[49:14] Mark Shakiri.

[49:15] With us, as Angela mentioned, is for a shot to the project architect.

[49:21] Mark unfortunately couldn't be here, but his son, who was an architect for student at USC, is filling in for him.

[49:27] So this will be a great experience for him.

[49:30] We don't have a presentation, but I did just want to say a few things briefly.

[49:35] And then sit down and listen to your conversation and answer any questions you have.

[49:41] First of all, we want to thank staff and Angela for the staff report.

[49:45] We thought it was very thorough.

[49:47] And also for the collaboration.

[49:49] We've been engaging with over, you know, close to a year now.

[49:53] Working with planning, public works, traffic, fire, waste management.

[49:57] And it's a great opportunity to get the site plan isn't going to shape as we think we can.

[50:03] Consideration tonight.

[50:05] We're very excited about this project for a number of reasons.

[50:09] First, we believe it advances the general plan's vision for transforming.

[50:15] Trenches into a more pedestrian oriented corridor.

[50:20] It features, you know, a nice pedestrian oriented and designed a plaza area right on

[50:25] the street.

[50:26] And it's going to bring pedestrians to the project or to the area 50 residential units.

[50:32] It's going to provide housing that will be affordable for the workforce here in Napa,

[50:38] including a deed restricted very low income units.

[50:42] And it's going to give Napa residents an option where they can live in Napa and not have to rely on their car so much.

[50:49] For bus routes within walking distance of the site.

[50:53] There are as a major employer across the street and along the corridor.

[50:57] And there are, you know, neighborhood services residents, you know,

[51:01] serving businesses within walking distance of the site.

[51:05] So we're very excited about all of that.

[51:08] And I do just wanted to add to the question about.

[51:13] Review.

[51:15] Um, discretion that the commission has was mentioned.

[51:18] This is a density bonus project.

[51:20] We also believe for what it's worth and I'm sure you're familiar with.

[51:24] SB 330.

[51:26] We also believe this will be a housing development project as defined by the housing accountability act,

[51:31] which may or may not, you know, have some implications on the commission's discretion.

[51:36] So with that.

[51:38] Thank you.

[51:39] We look forward again to hearing your comments on the project and we're available to answer your questions.

[51:45] Thank you.

[51:46] Did we do disclosure?

[51:48] I don't know.

[51:49] There's no disclosures for it.

[51:50] Because it's an administrative.

[51:52] Yeah.

[51:53] I got it.

[51:54] You can disclose anything you want though.

[51:57] Oh.

[51:58] All right.

[51:59] Commissioner Rosario.

[52:01] Okay.

[52:02] Well, thank you very much for bringing this project to us early.

[52:07] So we haven't opportunity to at least come in on it.

[52:10] And ask questions.

[52:12] I think it's wonderful that you're bringing a commercial and a housing development to this site.

[52:23] So thank you for putting the effort in on that.

[52:28] A couple of things that that just jumped out at me from a design standpoint for the architecture piece of it is that those

[52:39] are one bedrooms that are on the corners of your building for the housing section.

[52:44] They're not taking advantage of windows on that one side.

[52:49] And the way that this project looks.

[52:53] I mean, I understand the density of it all and it's terrific that you're putting in so many units into this space.

[53:00] But the one bedrooms have an opportunity to have a little bit more light in there.

[53:05] 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.

[53:14] It just feels like not a very comfortable space.

[53:18] So even if you put a window there or a clear story up there, just let a little bit more light in on that.

[53:25] I think it wouldn't raise the value of those corner units a lot.

[53:31] And that's probably you're probably not in and say, yeah, wood.

[53:36] Yeah.

[53:37] So I appreciate you're taking that advice.

[53:41] The other.

[53:44] I noticed I know we're not seeing very many details of the interior courtyard of the plan.

[53:52] And I believe in there in the right up and mentioned that there's.

[53:56] Common spaces out there for people to gather maybe a barbecue is and there might be a.

[54:04] Water feature out there a spa or something or a hot tub.

[54:07] I think it was mentioned in there, but I'll also understand this is on a podium deck.

[54:11] So you've got it and up on top of the podium deck there.

[54:15] So coming back, I'm sure you'll define that a little bit better.

[54:20] But we all know having good open space for people to enjoy is terrific.

[54:28] From the entry going down into the podium deck piece of it.

[54:35] The parking piece of it.

[54:38] 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.

[54:47] And I know the floor plans that you provided in our document set where I think primarily the ADA featured ones.

[54:56] So my question on that one is is the elevator only going up to the.

[55:01] 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.

[55:12] And let's see.

[55:18] I know I'm going to leave I'm going to leave several things for you guys to talk about how's that.

[55:22] Okay, that that's my question.

[55:24] Thanks.

[55:26] Mr. Ivok.

[55:30] Sure.

[55:32] You can absolutely go ahead.

[55:35] Hi, my name is Farho.

[55:37] I'm architect from Los Angeles and thank you very much for taking the time to see our project.

[55:45] We're here to basically early on get your comments and hear everything you have to say.

[55:52] So there's things that law requires and legislations and things like that.

[55:57] But we want to have a good project.

[55:59] This is going to be a project that we all the owner myself and everybody involved.

[56:03] I want to be proud of.

[56:05] So I see Tranquess as a commercial corridor that is very disjointed right now.

[56:12] There are too many parking lots.

[56:14] There are buildings in front.

[56:16] They're landscaping but the landscaping doesn't allow pedestrians to connect to the buildings.

[56:23] 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.

[56:31] We have more than required open plaza in the front that's completely open to the public 24 hours a day.

[56:40] So the way I see it first of all the population that is there.

[56:44] Let's say nurses across the street with doctors.

[56:47] They want to have lunch taking off.

[56:49] Come have it in the plaza area that is completely open to the sidewalk.

[56:53] And it won't be closed like in certain hours or openings.

[56:57] We want to provide public furniture.

[56:59] We want to provide landscaping.

[57:01] We want to provide a pleasant place and also art that represents the community of Napa.

[57:08] And going back to this heritage and where it comes from with the Native American population that used to live here.

[57:16] So later we get into that.

[57:18] As far as the public common space for the residences.

[57:23] What we have is a raised podium with raised planters.

[57:29] So we do have a plan of that but you did not show it unfortunately under presentation.

[57:35] So the way I see it is that is a private garden that is for the residents.

[57:42] It has two paws in it.

[57:44] So if you zoom in there is a bridge that goes across.

[57:48] So one side of it is completely open.

[57:51] I wasn't sure exactly understand your comment because I have this corner balconies in my corner units that have windows on two sides.

[58:02] Maybe one of them doesn't but if I forgot to put a window on one side for sure.

[58:07] I want to have as much light as possible.

[58:10] But that open plaza.

[58:12] First of all it has these private paddios that are for each unit.

[58:16] And then they're separated by landscaping.

[58:19] And then this private central courtyard is completely open on one side to allow light.

[58:26] And the site that's open is the site that further you can possibly see the mountains and the linear.

[58:32] Beyond trankets.

[58:34] So yeah, we have to work on it and develop it more and get a landscape architect involved.

[58:41] And pick materials and nice.

[58:43] But that is meant to be an open garden for the residents, outdoor space for the residents.

[58:51] But these residents are going to populate the plaza also.

[58:55] So we want to have a space where people gather.

[58:58] And we have a residential community that can just walk the trankets.

[59:02] Not only they populate our front plaza, they would help other businesses that either now or later are going to be established.

[59:10] A long trankets.

[59:12] And what I wanted to do because this is an affordable housing project.

[59:16] We have smaller units here, which you don't have that many really small units in Nepal.

[59:22] So the ones that are not.

[59:24] Did restrict it because of their size are still going to be available at a cheaper rate.

[59:31] For a place to live in a community that is walkable.

[59:37] So the way I see it that's why we want to have a lot of smaller units.

[59:42] So people can afford them easier because of the fact that they are small even though they are not restricted.

[59:48] So and also as far as the elevator you asked the question.

[59:52] Yes, the elevator goes both floors.

[59:54] We have direct access from parking to the residential lobby.

[1:00:00] So one can go through the residential entrance, because I want it not to have a separate entrance as a separate, like I am on the back or something, I want 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.

[1:00:29] To there, so if we haven't exactly shown it, it is my intention to make sure. We have saved 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 slide by. This is going to be a legacy project for the family.

[1:00:52] This is going to be something that I think I'm going to be proud of to show and it's going to be a unique project and a good addition.

[1:00:59] We're going to, we're here to listen every concern when you say discretionary and non-disquestionary and all of these things.

[1:01:07] We're here to see what you have to say. We want to incorporate it. We want to be a community project and something that we can all say we were involved in developing.

[1:01:21] Thank you. Thank you. Thank you. We didn't have the benefit of seeing this particular floor plan, which is, which is okay.

[1:01:31] But Angela, could you zoom in on the back corner unit, either one at the top under the bottom one?

[1:01:43] On the back side.

[1:01:45] Yeah. Okay.

[1:01:47] So, in my point about these two units that are in the back corners is that as that balcony wraps around, there is no window on the south side of that.

[1:02:03] That's just, that was my only comment and seeing your plan here.

[1:02:09] I appreciate the small units. I think that we need those small units in town.

[1:02:13] So, thank you for designing that way because that's kind of how we're going to be able to fit all these units in Napa. They have to be smaller.

[1:02:23] So, thank you.

[1:02:24] For sure, we'll add those windows if I miss putting them there on the balcony, up around the balcony.

[1:02:30] I love light.

[1:02:32] Great. Thank you.

[1:02:34] Commissioner Ivak.

[1:02:38] 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 has the units you potentially 50 is fantastic.

[1:02:50] My initial thoughts are less focused on the design of the structure and more about how this will fit into the vision for the active overlay district in the general plan.

[1:03:14] You know, trinkets is quite a busy street and I would say that including it under the active overlay was a vision for the future of goal.

[1:03:24] Despite there being sidewalks on trinkets, I don't notice that they're heavily utilized and my fear 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.

[1:03:42] And 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.

[1:03:56] Is there an ability to maybe push things back a little bit so you can retain that landing strip and maybe consider putting in some straight trees there as opposed to some of the other plantings.

[1:04:09] So I just wanted to clarify that there would be about a 20 foot front set back.

[1:04:14] So 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.

[1:04:22] But it or sorry.

[1:04:24] So maybe I'm misunderstanding the building facade being closer to the street is fantastic.

[1:04:30] My concern is that the plans show that the planting strip that currently buffers the existing sidewalk from the street is being removed.

[1:04:38] And typically that decreases a person's comfortability walking because it doesn't.

[1:04:46] So maybe a point of clarity for everyone here is that maybe not necessarily the walking, but also consideration for those using the plaza without a buffer.

[1:05:00] Between the right of way and the seating areas.

[1:05:05] So is that the ask if additional landscaping can be incorporated into the courtyard to give some level of buffer would be just careful of the expectation of street trees not that street trees can't occur there.

[1:05:20] But due to the power lines we're not looking at massive street trees.

[1:05:27] Being planted so there's a little bit of a push pole relationship between utilities there the right of way and the courtyard.

[1:05:36] It does look like there's a fountain that could act as a buffer but is that they ask maybe if additional landscaping.

[1:05:46] I think my concern is both in regard to the sidewalk as well as the patio.

[1:05:50] And I did see the PG&E poles there and I understand that constraint.

[1:05:54] I would be even open to not having trees there and just having that physical buffer.

[1:06:00] It's shown to make folks feel much more comfortable walking, especially anyone that has.

[1:06:07] Different abilities or it's pretty much in this role or it's important.

[1:06:11] 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 planting strip as well.

[1:06:20] I think maybe that's what you're getting as 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.

[1:06:32] Correct.

[1:06:33] Yeah, and the plans it just doesn't show a planting strip there.

[1:06:36] God.

[1:06:37] I'm asking is that being removed.

[1:06:39] It would it would not be removed.

[1:06:40] So public works would ensure that any modifications to the sidewalk would meet that and that would include the that would include maintaining them planting strip.

[1:06:47] If there is one existing.

[1:06:50] Yes, so I think in some portions there is a little bit of a planting strip and some there may not be but the intention is not to remove it is just because this is a pre application.

[1:06:58] It doesn't necessarily include that level of detail quite that.

[1:07:01] Thank you.

[1:07:02] That answers that question of course.

[1:07:04] And then.

[1:07:06] My other question is so commercial patrons will park in the rear covered parking as well.

[1:07:13] Is the intent I guess you address commercial massage question that there would be a pedestrian path around for them to access the commercial buildings.

[1:07:23] Yes, so we've worked with the transportation department and they wanted a loop.

[1:07:28] And they wanted a fire department once a one way loop.

[1:07:32] Now the 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 turn around.

[1:07:43] And the trash pickup is going to go and have a turn around.

[1:07:47] So that's the bigger driveway on the side and then you can go through and exit from the top.

[1:07:52] 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.

[1:08:01] The sidewalk planter they're going to stay and if we're required to plan certain kind of trees we do but they're existing driveways there that we're actually keeping.

[1:08:15] We're not introducing new driveways.

[1:08:18] They wanted the lower is a new one.

[1:08:20] The one on the top is an existing one.

[1:08:23] And as you can see the dark line I didn't show green but the dark line to the left would there would be existing sidewalk and existing.

[1:08:36] Planting strip along the curb so that's there but you see there is a dash line that is just to the right of the.

[1:08:44] Fountain that's our 20 foot required setback and as you can see our plausible a lot further back.

[1:08:52] Because I would like people to just use our plaza even if they wanted to as a sidewalk.

[1:08:58] 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.

[1:09:07] The user of the restaurant or something if it becomes a restaurant or coffee shop or something.

[1:09:13] This is not it's open to public you can see there you can have free Wi-Fi and work on your computer.

[1:09:19] Yeah that I think that's going to offer for the street is still going to be there very absolutely do not want to remove it.

[1:09:26] Perfect and yeah that sounds like we're on the same page it's just important to maintain.

[1:09:31] That buffer there and and the access to the sidewalk because even though it is a public semi public plaza folks at our patrons on the restaurant might not realize that they might not feel comfortable.

[1:09:41] So just want to make sure that they feel comfortable still utilizing the sidewalk.

[1:09:45] Otherwise it's a great project.

[1:09:47] I think it on the inside of the property as opposed to the other side towards the street.

[1:09:53] Thank you.

[1:09:59] Commissioner Fala.

[1:10:00] Thank you.

[1:10:01] I too appreciate this project so much for so many reasons primarily because.

[1:10:07] Having worked on the general plan update it definitely checks so many boxes and this is a major corridor arterial what you know.

[1:10:16] We want to beautify these streets trinkets in Jefferson and South school and make them more pedestrian.

[1:10:24] 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.

[1:10:38] The only thing that I that really stood out when I looked at the plans is that the commercial facade is very interesting with the mixed materials and.

[1:10:57] And then when I compare it to the residential portion the residential portion seems a little sterile and when I when I think about really.

[1:11:07] Interesting and.

[1:11:11] Designs that I feel are cohesive to not a valley or or that represent you know more textures and materials that perhaps integrate better into.

[1:11:24] I think of using either stone or wood and I know that becomes expensive but a few projects that.

[1:11:34] 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.

[1:11:46] Courtland Commons which was an SB 330 project at 2431 West.

[1:11:52] I'm a little avenue that came before us on June 5th of 2025 so you could go back in the archives and look at those plans and see the various elements of.

[1:12:03] Textures and they even have a dog run and not to say that you need dog run you don't need a dog run you're doing so much already for the community and the environment.

[1:12:13] But I really love the materials that they used in the various textures.

[1:12:19] And you have that as well, but I just feel like that building looks very sterile and comparison to your commercial facade.

[1:12:27] And then the other one that recently came before us, which is similar in terms of what you're doing here is the J&D Railroad mixed use development at 1600 Yohomi Street and that came before us on August 7th.

[1:12:46] The third and final example within this area that I can really appreciate you know that it.

[1:12:55] Integrates into the neighborhood.

[1:12:58] Is the so co it's the so school and central.

[1:13:03] Those apartments which are not far from here.

[1:13:06] I again look at this and I'm like it's gray and white with some you know landscape but I think it could be more interesting if you integrate more materials much like you've done on the commercial facade.

[1:13:26] 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.

[1:13:36] 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.

[1:13:50] If you're going to just like there's no way we just need to have a single family home on this lot or you know you're open to this idea.

[1:13:59] I'm looking forward to work on the facade in the back and make it more interesting.

[1:14:05] It's you know because if the feedback is positive I'm very much into improving the look of the building use more permanent material use less the Stockholm and do things that last for a long time.

[1:14:19] 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 of existing.

[1:14:33] The all of those are mature very tall trees that we have 20 foot set back from all three sides we're landlocked so there's no.

[1:14:44] Alice or streets anywhere else other than trankets so we have 20 foot set back and we intentionally pushed our parking back from the side yards so we can maintain all those metro trees.

[1:14:59] So.

[1:15:00] So it's less visible because of those trees, but still I don't want to have an excuse not to improve

[1:15:07] the building to its maximum potential.

[1:15:10] Thank you.

[1:15:11] And I love all of the balconies.

[1:15:13] Thank you.

[1:15:16] Commissioner Myers?

[1:15:17] Thank you.

[1:15:18] I'm not a design professional.

[1:15:21] And clearly by my choice of clothes today, my design aesthetic.

[1:15:25] It's questionable.

[1:15:27] I did think when I saw the renderings that looked like it would fit right in in Santa Monica or like a real city.

[1:15:37] And that's a great, a great thing in many ways.

[1:15:41] But it does seem a little incongruent with sort of the typical aesthetic you'd see in Napa and the more.

[1:15:51] I don't know yet natural materials and agrarian kind of influence.

[1:15:56] But that wasn't my main sort of comments.

[1:16:00] Actually, I think I'm maybe Angela, you can clarify for me.

[1:16:04] I'm just confused on the parking.

[1:16:06] Particularly the breakdown of spaces between the commercial and the residential.

[1:16:13] And I just don't quite understand it, I think.

[1:16:16] And I'm trying to keep a keen eye on that because as trinkets is already impacted.

[1:16:22] And you know, we're going to end up putting an undue burden on Villa Lane if we're underparked on the commercial or alternatively the commercial won't really be.

[1:16:31] Functionally very useful unless you live there or work at the hospital.

[1:16:34] So I just wanted to understand better how that was broken down.

[1:16:38] I think I missed that slide.

[1:16:41] So to clarify, you know, the commercial spaces at the front of the property were all accounted for in the parking.

[1:16:48] Really where they saw the reduction in parking was because they're contemplating the density bonus law.

[1:16:54] So they would meet their parking requirement for the commercial space, which would be 15 spaces in total.

[1:17:01] Okay.

[1:17:02] As part of their parking requirement.

[1:17:03] And they overall would exceed their parking requirement by one space.

[1:17:07] Okay.

[1:17:08] Okay. Well, that does give me some more comfort.

[1:17:10] I was I was blending them all into one and not really picking up on that on the one.

[1:17:16] One thing I think that's important to note to the amount of employers along trinkets that should there be for some reason either.

[1:17:27] People that work along trinkets that also live there.

[1:17:32] The unnecessary need to actually utilize the car when going to and from.

[1:17:42] And then for the, you know, all the medical offices and othercillary offices that exist along trinkets to utilize and potentially frequent the commercial space that's down below.

[1:17:57] Do to the proximity that that probably would promote more walking along that corridor unless use of the vehicle.

[1:18:07] And then when we're looking at the residential with based on density bonus law through the de-distriction.

[1:18:13] It's not even really a concession or waiver.

[1:18:16] It's actually just afforded to them that reductions with the residential.

[1:18:20] And I think based on the amount of studio one bedroom units.

[1:18:24] Although there is technically a reduction, I think you'll find that it.

[1:18:28] It seems as if it's a very reasonable amount of parking with both the commercial and residential.

[1:18:37] Did you have something to say can.

[1:18:39] Well, I think writer just said mostly what I wanted to say that this commercial space isn't designed to be a destination commercial space.

[1:18:49] It's really designed and intended and hoped that'll be commercial space that's primarily, you know, access on foot either by the residents by employees of the medical offices or hospital across the street or the residents to the south.

[1:19:07] So we didn't design it, you know, with a big parking lot.

[1:19:11] In anticipation, we'd have uses that would demand a lot of parking.

[1:19:16] We are hopeful as writer is pointing out that it'll function in the way he described it.

[1:19:21] It would really be more of an area serving commercial primarily utilized by employees and residents within walking distance.

[1:19:29] Thank you.

[1:19:33] Overall, I appreciate the mixed use concept as well in the effort to activate this location.

[1:19:39] One design element similar to Commissioner Myers, I was first struck by the cylindrical columns on the front facade.

[1:19:47] They created a distinctive visual feature but they feel disconnected from the rectilinear, massing behind and all along trinkets.

[1:19:55] And I just think more planning and functionality wise, these elements create awkward like interior layouts, leftover spaces that are difficult to use efficiently.

[1:20:05] Exterior-wise as well, there's leftover spaces on the exterior that cause awkward landscaping strips and ploughs of fragments that might just become dark holes.

[1:20:16] And bringing this, the pedestrian circulation through there creates some awkward areas as well.

[1:20:23] 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 Evoque.

[1:20:30] 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.

[1:20:37] Whether that's, you know, the fountain, I have some notes on the fountain.

[1:20:42] You know, the sound of the traffic there.

[1:20:46] I don't think we'll just add on to the noise of the fountain and it might become a bit more chaotic.

[1:20:52] I get concerned when I see large fountains facing a street with the debris and the ongoing maintenance.

[1:20:58] And I would hate for to see that just become a void in the long-term effect for this project being right there on the facing part that this could be more of an activated node for the area.

[1:21:11] And if you 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.

[1:21:23] It can change as the uses of those buildings are there rather than having that fixed large fountain in the center.

[1:21:30] I think and serve the space of the plaza well and more shading and softening of that area.

[1:21:37] I really appreciate the quality of materials you're using.

[1:21:40] We don't see that often and I love the proposal of the materials that you have in there.

[1:21:48] Let's see here.

[1:21:52] A lot of them have already been spoken but overall I think this project has great potential.

[1:21:58] Very excited about workforce housing company coming and bringing the plaza and the commercial component in there to really invigorate that lot that site and the people in the workforce around it to come and use.

[1:22:14] Any other additional comments?

[1:22:19] I want to see actually.

[1:22:21] Now my mic. Okay.

[1:22:23] I want to see actually kind of enjoyed the cylindrical on the outside and the square top.

[1:22:29] And when you when I look at this and I saw this I was like oh kind of reminds me of the building that's down the street that mechanics bank is in.

[1:22:39] 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.

[1:22:47] And then if you look a little bit further down where the.

[1:22:53] With the Chevron station is and the other building there this been a bank and and Tom Follary and all of that years ago has that kind of.

[1:23:05] Front facade that sort of mimics kind of what you've got going on here with the in the building in the center.

[1:23:11] So I think it ties in to some of that newer architecture although it's further down further down the run.

[1:23:19] Yeah.

[1:23:21] It's not just pedestrian friendly.

[1:23:23] Sometimes it creates these dark fully.

[1:23:29] I go ahead.

[1:23:31] Sorry one more thing I also just wanted to say that I appreciate.

[1:23:37] The number of windows on the facade of the commercial buildings and.

[1:23:43] The staff report eloquently said the eyes on the street.

[1:23:47] It's a great feature and I hope to see that stay even if there are changes to some of the other design components.

[1:23:54] I think keeping the maximum amount of.

[1:23:57] Cleansing on the front of the structure there is a priority.

[1:24:01] Architecture I meant to there are two commercial spaces and one residential entrance.

[1:24:15] And I wanted to make an identity for each one of them.

[1:24:20] So there's a small kind of a food oriented coffee juice kind of a space and it's probably like a dental office or medical spa or something.

[1:24:30] And I have a layout of actually what these spaces are where the food preparation is.

[1:24:38] I want to ensure you because I have done small restaurants.

[1:24:42] I've done medical offices.

[1:24:44] Actually, I've done linear dental down the street.

[1:24:48] They I know how it works and I have actually done a layout for each one of those spaces.

[1:24:56] So I just did the concept of these three volumes are to have individual identity for each business.

[1:25:04] As opposed to just being an opening in a big building that is a punch in a box.

[1:25:12] So I wanted to know that the round one is the cafe and the rectangular shape one is the residential and the other cylinder is.

[1:25:23] The spa or the dental office or whatever medical space that we put in there.

[1:25:28] And as far as the plaza we haven't really and now notice that the, your concern about removing the thing is that you stay under rendering.

[1:25:39] I should have shown the landscaping along the sidewalk.

[1:25:43] We just didn't notice that we should, we should put it back in there.

[1:25:47] But as far as the fountain versus the plant here versus how we want to use it because during working with this staff.

[1:25:54] I heard that they wanted the sidewalk to open up and get wider.

[1:25:59] But we can work with workers available to help us.

[1:26:03] And then we get a professional landscape architect to help us design and detail the plaza to everyone satisfaction.

[1:26:11] That's our intention.

[1:26:13] Thank you.

[1:26:15] Any other comments?

[1:26:17] Shot well or my ears?

[1:26:19] No.

[1:26:20] Okay.

[1:26:21] Well I just want to say thank you.

[1:26:23] Thank you very much.

[1:26:24] I love these pre-app meetings.

[1:26:26] They are so beneficial for everyone.

[1:26:30] Thank you.

[1:26:31] Yeah.

[1:26:32] I appreciate you coming through.

[1:26:34] All right.

[1:26:35] Thank you.

[1:26:40] Okay.

[1:26:41] That concludes comments from the Planning Commission.

[1:26:44] Thank you so much.

[1:26:51] Now are there any comments from any commissioners from items not on the agenda today?

[1:26:56] This is the Commissioner comments.

[1:26:58] I just wanted to say that I know that it was, it's unfortunate that all of this can't attend the Planning Commission.

[1:27:07] The Commission academies because that would be a dream.

[1:27:11] But the good news is if I have forwarded that you can find, you can get the materials.

[1:27:18] The PowerPoint presentations and all of the information on the link that's provided in Cal Cities.

[1:27:25] But I think the staff will be providing you guys with that link.

[1:27:32] Great.

[1:27:35] Did any of the commissioners, any other comments?

[1:27:38] I can go into some updates for you.

[1:27:40] I just wanted to say that I attended the conference too and it was fantastic.

[1:27:44] I learned a lot about SB 330 and so many other housing laws coming our way.

[1:27:50] So I appreciate the opportunity to to go down and learn from a lot of the experts.

[1:27:57] Thanks.

[1:28:00] Any other additional comments?

[1:28:02] No.

[1:28:03] Okay.

[1:28:04] Take it away.

[1:28:05] I actually have quite a few updates to provide to you.

[1:28:07] I don't know if any of the commissioners have watched or attended the City Council session on Monday,

[1:28:15] where the City Manager in conjunction with other staff but including the Chamber of Commerce provided a state of the City presentation.

[1:28:25] If not, there's a recording on the City's website for that.

[1:28:30] But on Tuesday, the regular City Council session, City Council authorizes the contract to bring my walker back on as a senior new assistant to assist us with the comprehensive zoning update.

[1:28:42] So you may see in here from my walker in the future to assist staff on that.

[1:28:50] Also Tuesday session, City Council directed staff to submit the annual progress report to HCD and LCI.

[1:29:03] And it was a tremendous effort for staff, especially Angela, as she worked through all the numbers, pulled out the permits.

[1:29:13] Also getting into discussions with the housing division, public works, parks department on programs that have been implemented to further both the general plan and housing element.

[1:29:27] So she did submit to LCI today and then we'll be submitting to HCD next week.

[1:29:37] After update, building permits were issued or the final building permits were issued for first street redevelopment last Thursday, March 12.

[1:29:47] So they're full speed ahead as if they weren't already.

[1:29:53] Coming up, we do have a joint session between Planning Commission City Council on April 7 at 2 p.m.

[1:30:00] So that should be a very interesting discussion. Look forward to that. I will provide an update on the discussion today about the bicycle parking requirement in the future meeting.

[1:30:13] But yeah, I believe the Planning Commissioners Academy of 2027 is in Monterey. So we'll send out information to deal put out and reserve spots for at least two planning commissioners probably for future attendance.

[1:30:29] Next year.

[1:30:34] Well, in Monterey, they're lovely.

[1:30:39] But with that, we look forward to, you know, the items that both commissioners and commissioners shot will

[1:30:47] have learned as part of the conference. And then, I don't know, Molly, do you have an update to provide?

[1:30:54] I send to a text, but I knew we were talking already. We got news today.

[1:30:58] Fingers crossed that tomorrow morning, the Old Sonoma Road, the Redwood Building, financing will close, which means that will be moving forward, officially, too.

[1:31:06] That has been quite a long process, but we authorized us to close this afternoon and pending all of the documents coming together. It should be done.

[1:31:17] And then as far as April were tracking to cancel the first session in April, but good news is obviously the joint session. So you'll still see us twice.

[1:31:29] But we will have a pretty typical April meeting for the second hearing. So look forward to that and just continue to follow the agenda forecast.

[1:31:41] Thank you. All right, with no additional comments, the meeting is adjourned.

Planning Commission

Agenda

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