AGENDA CITY OF VALLEJO PLANNING COMMISSION by yaosaigeng

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									                                        AGENDA
                          CITY OF VALLEJO PLANNING COMMISSION
                                                Kent Peterman, Chairperson
                                                Bruce P. Gourley, Vice-Chair
                                                     Lori Reese-Brown
                                                  Suzanne Harrington Cole
                                                       Landis Graden
                                                      Robert Hudson
                                                      Dennis Klimisch

                                                    WEDNESDAY
                                                   February 23, 2011
                                                      7:00P.M.
                      City Council Chambers- 555 Santa Clara Street- Vallejo, California 94590

Materials related to an item on this agenda submitted to the Planning Commission after distribution ofthe agenda packet are
available for public inspection on the table in front of Council Chambers during normal business hours. Such documents are also
available on the City ofVallejo website at http://www.ci.vallejo.ca.us subject to staffs ability to post the documents before the
meeting.

Those wishing to address the Commission on a scheduled agenda item should fill out a speaker card and give it to the Secretary.
Speaker time limits for scheduled agenda items are five minutes for designated spokespersons for a group and three minutes for
individuals.

Those wishing to address the Commission on any matter not listed on the agenda but within the jurisdiction of the Planning
Commission may approach the podium during the "Community Forum" portion of the agenda. The total time allowed for
Community Forum is fifteen minutes with each speaker limited to three minutes.

Government Code Section 84308 (d) sets forth disclosure requirements which apply to persons who actively support or oppose
projects in which they have a "financial interest", as that term is defined by the Political Reform Act of 1974. If you fall within
that category, and if you (or your agent) have made a contribution of$250 or more to any commissioner within the last twelve
months to be used in a federal, state or local election, you must disclose the fact of that contribution in a statement to the
Commission.

The applicant or any party adversely affected by the decision of the Planning Commission may, within ten days after the
rendition ofthe decision of the Planning Commission, appeal in writing to the City Council by filing a written appeal with the
City Clerk. Such written appeal shall state the reason or reasons for the appeal and why the applicant believes he or she is
adversely affected by the decision of the Planning Commission. Such appeal shall not be timely filed unless it is actually
received by the City Clerk or designee no later than the close of business on the tenth calendar day after the rendition of the
decision ofthe Planning Commission. If such date falls on a weekend or City holiday, then the deadline shall be extended until
the next regular business day.

Notice ofthe appeal, including the date and time ofthe City Council's consideration of the appeal, shall be sent by the City Clerk
to all property owners within two hundred or five hundred feet ofthe project boundary, whichever was the original notification
boundary.

The Council may affirm, reverse or modifY any decision of the Planning Commission which is appealed. The Council may
summarily reject any appeal upon determination that the appellant is not adversely affected by a decision under appeal.
If any party challenges the Planning Commission's actions on any of the following items, they may be limited to raising only
those issues they or someone else raised at the public hearing described in this agenda or in written correspondence delivered to
the Secretary ofthe Planning Commission.

If you have any questions regarding any of the following agenda items, please call the assigned planner or project
manager at (707) 648-4326.
 AGENDA                                                                                          February 23, 2011
 City of Vallejo Planning Commission

A.       ORDER OF BUSINESS CALL TO ORDER

B.      PLEDGE OF ALLEGIANCE

C.      ROLLCALL

D.      APPROVAL OF THE MINUTES:
        I. August 16, 2010
        2. August 23, 2010
        3. November 15, 20!0

E.      WRITTEN COMMUNICATIONS:

F.      REPORT OF THE SECRETARY:
        l. Update on Approved and Upcoming Projects

G.      CITY ATTORNEY REPORT

H.      REPORT OF THE PRESIDING OFFICER AND MEMBERS OF THE PLANNING COMMISSION AND
        LIAISON REPORTS

        l. Report of the Presiding Officer and Members of the Planning Commission
        2. Council Liaison to Planning Commission
        3. Planning Commission Liaison to City Council

I.      COMMUNITY FORUM

        Members of the public wishing to address the Commission on items not on the agenda are requested to submit a
        completed speaker card to the Secretary. The Commission may take information but may not take action on any item not
        on the agenda.

J.      CONSENT CALENDAR AND APPROVAL OF THE AGENDA

        Consent Calendar items appear below, with the Secretary's or City Attorney's designation as such. Members of the
        public wishing to address the Commission on Consent Calendar items are asked to address the Secretary and
        submit a completed speaker card prior to the approval of the agenda. Such requests shall be granted, and items
        will be addressed in the order in which they appear in the agenda. After making any changes to the agenda, the
        agenda shall be approved

        All matters are approved under one motion unless requested to be removed for discussion by a commissioner or any
        member of the public.

K.      PUBLIC HEARINGS

        I. Project Number:             Tentative Map TM #10-0001

           Applicant:                  Buck Kamphausen
           Location:                   428 Georgia St. APN#0056-193-I 10
           Proposal:                   A tentative map to create nine residential airspace condominiums.
           Environmental
           Determination:              Categorically Exempt (Section 15301, Class 1, Existing Facilities)
           Staff Recommendation:       Approve with Conditions
           Project Manager:            Bill Tuikka, (707) 648-5391, btuikka@ci.vallejo.ca.us



                                                           2
AGENDA                                                                                      February 23, 2011
City of Vallejo Planning Commission



L.     OTHER

        I.   City of Vallejo Climate Action Plan
             Presentation by PMC Consultants
             (This is an iriformational item; no Planning Commission action is required.)

M.     ADJOURNMENT




                                                         3
Minutes
                                  PLANNING COMMISSION
                                        Council Chambers
                                      555 Santa Clara Street
                                     Vallejo, California 94590

                                COMMISSION MEETING MINUTES

                                        AUGUST 16, 2010

  A regular meeting of the Planning Commission was held on the above date in the
  Council Chambers located at City Hall, 555 Santa Clara Street. Following are the
  minutes from that meeting:

A. ORDER OF BUSINESS

          The meeting was called to order by Chairperson Peterman at 7:00 p.m.

B. PLEDGE OF ALLEGIANCE

C. ROLL CALL

 Present:        Chairperson Peterman, Vice Chair Gourley, Commissioners Reese-
                 Brown, Graden, and Klimisch

 Absent:         Commissioners Harrington- Cole and Hudson

 Staff:          Michelle Hightower, Acting Planning Manager
                 Claudia Quintana, Assistant City Attorney


D.APPROVAL OF MINUTES

          Chairperson Peterman: Approval of the minutes of March 10 and June 20th.
          Commissioner Gourley?

          Vice Chair Gourley: I would move we approve the minutes as presented.

          Chairperson Peterman:       Please do them separately in case people need to
          recuse themselves.

          Vice Chair Gourley:     For each one separately. March 2010 first.

          Vote: 4AYES
                0 NOES
                Motion carries.

          Vice Chair Gourley: I would now offer approval of minutes for June, 2010.

          Chairperson Peterman: Please vote.
  PLANNING COMMISSION MINUTES
  August 16, 2010                                                             Page2



           Vote: 5AYES
                 Motion carries.

E. WRITTEN COMMUNICATIONS

           No written communications.

F. REPORT OF THE SECRETARY

           Michelle Hightower: Good evening Commissioners. Just to let you know, we
           have a special meeting coming up. It's scheduled for next Monday, and it's an
           EIR Scoping session. There will be no action taken by the commission. It's for
          the proposed WinGo food store on Redwood St. The meeting agenda will have
          that as the only item and there will be a general opening of the meeting and then
          the meeting will be turned over to LSA consultants for the scoping session. Also,
          for the September meeting, that is scheduled for September 20, 2010, and on
          that agenda we tentatively have a tentative map for the Glen Cove Marina.
          That's a condo map for the boat slips, and then we also have a staff-initiated
          code text amendment for the downtown specific plan. That's concerning alcohol
          restrictions and interim land uses.         Regarding the commissioner's terms,
          Commissioner Hudson's term has expired, and we will be recruiting for his seat
          within the next several weeks.       Until then, he will continue to serve on the
          commission, and of course he is eligible to re-apply. The last announcement I'd
          like to make is that we now have a new secretary in the Planning Division. Her
          name is Leslie Trybull. She is coming to us from our Code Enforcement Division
          of the city, and so she is very familiar with City policy and this commission. She
          will begin working the Planning Commission meetings beginning September.
          And that concludes my report.

          Chairperson Peterman: Thank you. City Attorney report, the new Ms. Quintana.


G.CITY ATTORNEY REPORT

          Claudia Quintana: I have nothing to report, thank you.


H. REPORT OF THE PRESIDING OFFICER AND MEMBERS OF THE PLANNING
      COMMISSION AND LIAISON REPORTS

          None.

I. COMMUNITY FORUM

          Members of the public wishing to address the Commission on items not on the
          agenda are requested to submit a speaker card to the Secretary. The
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           Commission may take information but may not take action on any item not on the
           agenda.

           Chairperson Peterman: There are no cards for community forum.

J. CONSENT CALENDAR AND APPROVAL OF THE AGENDA

           Vice Chair Gourley:           I would like to offer the approval of the agenda and the
           consent calendar.

           Chairperson Peterman: Please vote.

           Vote: 5AYES
                 Motion carries.

  K.       PUBLIC HEARINGS

           Chairperson Peterman: Onto Item K1.

           Michelle Hightower: K1 is Specific Plan Amendment 10-0002 and Planned
           Development Unit Plan# 10-0004. It's the White Slough Specific Plan 03, the
           Redwood Shopping Center, the address is 480 Redwood Street, Suite 20A.

          The proposal is to amend the White Slough Specific Plan to allow banquet
          facilities, personal services, and medical office services in Zone 3 at the
          Redwood Square Shopping Center, and to allow an indoor-outdoor banquet
          establishment at the Center at Suite 20A. The project is categorically exempt
          from CEQA; the staff recommendation is to approve the Specific Plan
          Amendment and forward it to the City Council for adoption, and to also approve
          the Planned Development Unit Plan with conditions. The Project Manager is
          Marcus Adams, and he will present the project this evening.

           Marcus Adams: Thank you Michelle. Good evening Commissioners. A couple
           of housecleaning items. On your dais you have some amendments, some
           revisions. One of them is for the resolution. I'll just go over those briefly, save
          you the time to have to read through it. Basically, there was a CEQA finding that
          we revised, and also language regarding the master plan, the White Slough
          Specific Plan, also acting as the master plan. The other item on you dais was
          attachment 3A, and that just complements what was already in your package,
          which shows the new uses in the White Slough Specific Plan, what those new
          uses would be in Zone 3. And then I believe the applicant provided you a layer
          of support from a neighboring business there in Redwood Square. So those are
          the three items that were on your dais.

          As Michelle mentioned, we'll have a short presentation tonight. I will start the
          presentation with a few items that staff would like to point out regarding the

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          project, and then the applicant will take over and conclude the presentation,
          which after that staff will be available for questions. So, we'll start now.

           Marcus showed a PowerPoint Presentation
           Item #1 tonight is located in Redwood Square, off of Redwood and Sacramento.
           The actual location is next door to Mats uri Restaurant, right about there. Here's
           another overhead of the area. I wanted to draw attention here to a couple items.
           One, the actual outdoor banquet facility will take place in this location right here.
           You can see this is the White Slough, and right here is a public trail' I'm not sure
           if it's part of the Bay Ridge Trail, but originally what was supposed to happen with
          the White Slough was we were going to have a trail that would circle the whole
          White Slough and there are some areas where they actually have done that, and
          some areas where they haven't. This was an area where they did have the trail.
          Here's the parking lot for the customers, we have the employee parking on this
          side, and some employee parking along this area. Next door we have a senior
          center, the senior community here, and right in this area, where it's kind of cut
          off. I want to make note that beyond our Public Notice that we always send out,
          we also had a community meeting with the residents of both this community and
          this community as well as the neighborhood groups. We had approximately ten
          to eleven people and it was a good meeting. No major concerns were brought
          up and the minor ones that were brought up we were able to address.

         Here's a site plan, and you can see the lawn/garden area. Right here is the
         adjacent room, and as I said, Matsuri is in this location, but they are separate
         businesses, so they are not the same business. I want to make sure that what
         was clear also tonight.

         Two issues that I wanted to bring to your attention: One is this front fence that's
         put here. We're not sure exactly when though it was fairly recent, but not by this
         business owner, it was a previous owner, probably between the time of Osaka
         Sushi was there and Matsuri Sushi. Based on Bay Conservation Development
         Commission concerns, staff has recommended that this fence be removed
         because behind there is the Slough and originally as you can see right here this
         was meant to be an observation deck where people could come and look out and
         see the Slough. So as a compromise, what the applicant has proposed is during
         events, to put up some type of a temporary fence, which staff will review the
         proposal as far as the design of the temporary fence, that would then come down
         when there aren't events. That way the public view that was lost when this fence
         was put up here will be reinstated in this area.

         Another issue is to extend the outdoor assembly ability of the banquet facility.
         The applicant has proposed putting a tent right in this area here, in the grass.
         The tent would be there four months out of the year during the winter months. A
         couple issues that staff and once again BCDC did have with the tent is the
         location of it. The tent would be put towards this area or this area but not right
         here in the middle which would be of course right in what we call a view corridor.
         So the applicant has agreed to do that. The applicant and staff have not come to
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          a determination as far as the design of the tent. but I am going to show a couple
          of examples that would be considered. Here is kind of a cooler tent structure,
          and here is somewhat more of a traditional one. So as a condition of approval,
          we're recommending that when the applicant does decide on a design, he submit
          it to staff and then we'll review not only the location but the style of it too.

          With that I'm going to pass it on to the applicant and let him finish the
          presentation.

           Darren Goon: Hi, good evening Commissioners, my name is Darren Goon, and
           I'm the Project Manager for the Willows event venue project, and I have in the
           audience with me tonight Lea Aquino, who brings over 18 years of experience
           and is also the catering manager for one of Vallejo's best Filipino restaurants,
          Andrea Foods, located at Maple and Springs Rd. Just to give you a brief
          background, the Willows event venue idea was proposed after discussions with
          three current Vallejo businesses, Creative Events, Andrea Foods, and Matsuri
          Sushi. With the recent closure of several event spaces in Vallejo, namely The
          Banquet and Princess Garden, there's a deficiency in venue spaces for Vallejo
          residents. There are only three venues or so that offer outdoor settings in
          Vallejo. Similar venues are available outside the city, but few are properly priced,
          affordable, or located in close proximity to the Vallejo community. The Willows
          event venue will offer Vallejo residents the same opportunities enjoyed by other
          communities. The vision of Willows is to hold elegant but affordable events that
          everyone can enjoy. One of our priorities is to have family-oriented and kid-
          friendly events. The Willows event venue will generate sales tax revenue,
          provide jobs, and create an increase in tourism, as many guests would stay in
         the local hotels, motels, and frequent the restaurants. It is anticipated that the
          customer base will include surrounding cities of American Canyon, Fairfield,
          Suisun, Hercules, Pinole, and hopefully beyond. Because Willows is located in
         Vallejo and will offer menu items produced locally, a smaller environmental
         footprint will be created by those attending our venues and our events. Also, we
         plan to use eco-friendly utensils such as bamboo skewers and disposable items
         that are biodegradable. The goal is to make Redwood Square a vibrant
         shopping center, similar to what Seafood City did to Vallejo Plaza across the
         street. Just to give you an idea of the types of events we're going to be holding,
         the majority of our events will include weddings, baptisms, anniversaries,
         birthdays, children's parties, graduation parties, retirement parties, memorial
         services, and occasionally events for out-of-town performers. Because of the
         increased availability on weekdays, we envision being able to hold corporate
         non-profit events, educational classes, and many other events. On a side note,
         we're going to have bonded and licensed security personnel for events that
         would involve any kind of alcohol and events where, you know, our staff
         determines that security is necessary to ensure the safety of all guests, tenants,
         patrons of the Redwood Square Shopping Center, and the surrounding residents.
         Bonded and licensed security personnel would also be present up to the final
         hour of clean-up, dispersion of event attendees, and clearing of the parking lot.
         This way the conclusion of the event will run smoothly. With respect to alcohol
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          sales, the Willows event venue will not be selling alcohol. Alcohol sales and
          service would be provided by outside vendors with appropriate ABC catering
          license. All staff and outside vendors would be able to provide the City of Vallejo
          evidence of completion of a responsible beverage in-service training program
          and any refresher courses required. Willows event venue will not allow hard
          alcohol per our policies and guidelines. We will only allow beer and wine. Our
          staff, though not required, will also be taking the responsible beverage in-service
          training program and any refresher courses so that we may be proactive in
          enforcing the policies set forth by the City of Vallejo and against any of our
          vendors and outside caterers that come to our site.

         Our outdoor events, we're looking at primarily April to October. Those are what
         we consider our good weather months. Those lend to celebrations and outdoor
         gatherings. They also allow the possibilities of barbecue, outdoor cooking
         events, which are often more affordable than an indoor sit-down event. Our
         event venue will be the ideal place for interactive games for kids, such as relay
         races, outdoor activities, and jumpers. We do envision having amplified sound.
         Amplified sound would be for both indoor and outdoor events. All the sounds
         levels would be consistent with all of the City of Vallejo sound ordinances and
         decibel levels.

         We currently project to have about 104 events per year. On Mondays to
         Thursdays we expect two to four bookings per day for small business meetings
         and corporate functions. On Saturdays and Sundays we hope to have a
         minimum of two bookings per day for larger events. Our guest count, we
         anticipate having 290 people maximum at any particular time. Our indoor
         assembly, which is located right here, is approximately 1,350 square feet and will
         accommodate 90 for dining. The outdoor event area, which is this green grassy
         area and this paved area here, is approximately 8,800 square feet and will
         accommodate approximately 200 guests. On weekdays we expect somewhere
         between 12 to 20 cars, that's approximately 50 to 75 guests. On weekends, we
         expect a few more cars per event, between 35 and 69 cars. During the months
         of October through March, we anticipate having 40% less, just because those are
         bad weather months usually and it tends to be a slower season for us. We don't
         anticipate that parking will be a problem with the volume that we have because
         the majority of our events are on evenings and on weekends when many of the
         other existing businesses have reduced hours or are closed, such as on
         Saturdays and Sundays, when we anticipate our peak number of guests. In
         addition to parking located on the front of the plaza, there is also additional
         parking on the east lot which is on this side here, and there's another parking lot
         on this side here. That's probably better visualized from the aerial photos,
         Marcus, if you could go back a couple slides. There's additional parking here,
         and there's additional parking all along this side. If we believe that parking is
         going to be a problem in the future, we'd certainly be open to talking with
         neighboring tenants here to procure additional parking.


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          Just to give you an idea, our proposed hours of operation would be from 8:00
          am. to 10:00 p.m. Mondays through Thursdays, and 8:00 a.m. to midnight on
          Fridays through Sundays. All events would be scheduled to end at 9:00 p.m. on
          weekdays and 11:00 p.m. on weekends respectively to allow for a one hour clean
          up period and dispersion of event attendees from our venue. We'd also envision,
          you know, flexible hours, possibly in the mornings on weekdays to accommodate
          business meetings that may require earlier times.

         I'll give you a typical idea of what and event day would be. A typical event day
         would start off with our staff arriving for preparations for the day. This would
         occur somewhere between 7:00 a.m. and 11:00 a.m. Between the hours of
         11:00 a.m. and 4:00 p.m. our guests would arrive and whatever event would take
         place, and then between 4:00 and 6:00 that would be our preparation time to get
         ready for an evening event. Between 6:00 and 11:00 the evening ceremony or
         event would take place, and after 11:00 p.m. our staff would be cleaning the
         facility in preparation for the next day or in preparation for the rest of the week.

         Just to give you an idea of landscaping and improvements, we believe that a
         decorative garden is something that is one of the key features of this project that
         makes it such a success. We're planning to use herb gardens, decorative plants,
         flowers, and wherever possible we want to start incorporating drought tolerant or
         California native plants. If it's possible at some time in the future, we'd be open
         to using recycled water to do the irrigation for the landscaping.

         As Marcus mentioned, we would be having temporary structures.            Other
         structures in addition to the tent that would come down every day would be
         umbrellas, canopies, arches, and other decorations. We envision having at least
         some kind of a storage structure to store these items, and once again these
         items would be removed at the close of each event. Our project is proposing to
         have a tent and as Marcus said, we would be locating that outside of the view
         corridor. That would be located on either side of the garden, and that would
         allow the view corridor to remain visible from Redwood St.

         Advertising of our business would primarily come from referrals and local
         marketing. Additionally, we would want to market at wedding fairs, and our
         website would be used to attract customers. The event venue would have
         signage at the entrance to the site, located on the existing monument signage.
         One of the things that we're going to be proactive about is asking our clients how
         they plan to promote their event. This does two things. First, it allows Willow
         staff to plan a memo event for our client, and second, it minimizes the possibility
         of clients having a mass invite over social networking sites, posting flyers on
         street light posts, etc., where there's an unknown guest list.

         So in conclusion, I'd like to show you what the indoor and outdoor event spaces
         would look like. Darren showed slides in PowerPoint. This is what the indoor
         space would look like for dining. This is sort of what the buffet area would look
         like. This is what the outdoor would look like. This is the, just to give you an idea
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          of what the umbrellas would look like, you know the tables that we would set up
          and take down each day. Here's another one of what the tables would look like
          and what it would look like for a larger event.

          Once again, I'd like to reiterate that our project would conform to all City of
          Vallejo Zoning, General Plan, and any other regulations as far as Solano County
          Health regulations.     We believe that Willows event venue would not be
          detrimental to the health, safety, or general welfare of the neighboring properties.

          Once again, I'd like to thank you for your time, and I'm now available to answer
          any questions you may have.

         Chairperson Peterman: Thank you Darren. It's a pleasure. I think I'm the only
         person on the Commission that still remembers the Darren days when he was in
         the Planning Department, but it's wonderful to have you back Darren. Thank
         you. Any questions from the commission?

         Commissioner Klimisch: Just a couple. So it was explained that there would be
         alcoholic beverages able to be bought at Matsuri, is that correct?

         Darren Goon: One of the things is with that, we are in the process of having
         conversations with ABC because there may be some issues there. It's such a
         complex process as to what is allowed for the type 41 license, which is what
         Matsuri's currently has. That involves more research and so, Matsuri's may not
         be the one, they may be the one, it all depends on getting the proper ABC
         license to allow that.

         Commissioner Klimisch: Another question.                    There was no cooking facilities
         within that banquet room, correct?

         Darren Goon: We have access to Matsuri's kitchen.

         Commissioner Klimisch:               Okay.      But because it's being catered, most of it is
         going to be brought in.

         Darren Goon: That is correct.

         Commissioner Klimisch:               And Matsuri is okay with the arrangement and how
         you're going to do that?

         Darren Goon: He caters for some of our events as well, so we have an
         agreement with them.

         Commissioner Klimisch: Okay, and then I guess the only other thing is because
         of the pathway access in the back, I can see where security could potentially be
         a problem with people parking on the side and entering in through the back. I

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          guess the question is, how are you going to prevent someone from walking in
          any of these events?

          Darren Goon: We have our event staff that would be there, checking for that.
          There is a fence on the back perimeter that fronts along the slough, so that will
          prevent that, and then along the front, Marcus I believe has agreed that we would
          be allowed to have a mesh fencing and put up temporary screening while we
          have events. And so that would also help to maintain security.

          Commissioner Klimisch: Okay, that's all. Thank you.

         Chairperson Peterman: At this time, I will open the public hearing. We have
         several cards on it. If any of you, anybody in the audience has any other
         comments about this or the other item on the agenda, please fill out a card and
         give it to Mrs. Hightower.

          Our first speaker is Maria Bitagon. My name is Maria Bitagon and I have been a
          resident of Vallejo since 1959. I'm here to support the application, to amend the
          White Slough Specific Plan and equally support the petition for a planned
         development, to allow an indoor/outdoor facility at the Redwood Square
          Shopping Center, namely Willows event center, which is at Suite 20A. Similar to
         the belief of the City staff, the proposed banquet will not only complement and
         enhance the existing uses in Redwood Square. What I'm very interested in is
         generating sales tax and revenue for the city, and of course use for the business.
         I believe also in the staff recommendation that spectator sports and
         entertainment and it is defined this way, it refers to the establishment or places
         primarily engaged in the provision of cultural, entertainment, athletic and other
         events to spectators as well as those involving social or fraternal gatherings,
         which are currently allowed in Zone 2A also be permitted in Zone 3. The only
         other concern would be the environmental would be through staff has already
         determined that project is exempt from the Environmental Quality Act, as similar
         to Section 15303 (c) of Title 15 of the California Code of Regulations, which is
         new construction or conversion of small structures. The combined square
         footage for the new and converted use is less than 2,500 square feet and will not
         have the potential to cause a significant effect on the environment. One other
         point is that the planned development or the unit plan is consistent with the
         intent, purpose, and development standards of the White Slough Specific Plan,
         which serves as the Master Plan. Thank you very much Commissioners.

         Chairperson Peterman: Thank you Mrs. Bitagon. Our next speaker is Sophie
         Pasibe.

         Sophie Pasibe: Good evening, everybody. If I remember right, this only my
         second time here at this podium. The reason for that is I am from Benicia, but
         my vested interest is in Vallejo. The fact that I am a board member of the Vallejo
         Sister City Association and a past president of the Filipino-American Chamber of
         Commerce. And tonight, I am here to support the approval of the Willows Event
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          venue, for the simple reason that the creative events is the one stop shop for all
          events, big, for social and corporate and non-profit events. So, there is a need
          for an event venue. Willows event venue will not only generate sales tax, but will
          provide jobs. Nowadays, there are many people who are jobless. I could count
          by the hundreds, hundreds of my friends. And, it will also create an increase in
          tourism. We are promoting tourism in Benicia, where by the way I'm also a
          commissioner of the Economic Board in Benicia. Side by side in Vallejo and
          Benicia we'll have this big event that will create tourism. Isn't that wonderful?
          Think about it, how much money it will bring into the coffer of the City of Vallejo,
          which is, how do I say the word. But anyway, with this 290 maximum of people
          attending an event, think of it, how many dollars would get into the coffer of the
          business and also at the same time, the City of Vallejo will be greatly benefited
          from this. So, I really would like to recommend that this Willows event venue will
          come into fruition with the approval of your commission, the Planning
          Commission. Thank you very much.

         Chairperson Peterman: Thank you.                     Our next speaker is a familiar name in
         Vallejo, Reverend Rey Bernardes.

         Rev. Bernardes: Good evening, Commissioners, Reverend Rey Bernardes. I
         speak on behalf of the Global Center for Success on Mare Island. We provide
         job skills training for the unemployed and for the needy. I'm here to ask that you
         would consider approval of this application this evening because Willows has
         agreed in the past to host some of our non-profit fundraising events. And, as you
         know, the demand for community services is on an increase today, and those of
         us in the non-profit world are always looking for fundraising events, and Willows I
         believe is one of those places. And as a matter of fact, it was so hard for our
         clients trying to find employment. So this is a tremendous asset to our
         community and especially for other non-profit organizations out there. So thank
         you for your approval of this application.

         Chairperson Peterman: Thank you Reverend Bernardes. And the final speaker
         is Robert Cranmer-Brown.

         Robert Cranmer-Brown: Good evening. I'm Robert Cranmer-Brown. I'm the
         managing partner of Redwood Square Associates, which is the owner of
         Redwood Square, and I'm the one that's involved in the day-to-day management
         of the center. And I'd like to ask you for your support and approval of this
         proposal. I wanted to compliment Lea Aquino and her colleagues on the very
         professional way that they've approached the entire business planning process in
         their location and in the way that they've pursued this approval request for the
         zoning amendment. I wanted to thank Marcus Adams for his work and his
         willingness to discuss each of the different issues. And also Lea, I'd like to
         compliment her on the way that she's been trying to find a way when there's a
         problem area to find a solution that will work for everybody. On behalf of the
         owners of the center, I would like to say that we intend to manage the center in a
         responsible way and do everything we can to support the applicant with her
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          business and providing security for the center and making it a safe and
          responsible place for people to work and also to entertain. Thank you.

          Chairperson Peterman: Thank you Mr. Cranmer-Brown. I also would like to just
          read into the record a letter sent in support by Victor Ramos. "I'm writing to
          express my support for this project. I'm a neighboring tenant in the same
          shopping center, Redwood Square, at 480 Redwood St. I know that this project
          will increase awareness of the center and will be a benefit to all the businesses in
          the center. I hope that you will approve this project."

          With that I will close the public hearing, and bring it back to the hands of the
          commission. Are they any comments or questions? Commissioner Reese-
          Brown.

          Commissioner Reese-Brown: I just want to say that I am familiar with Andrea's, I
          think that's the name of it, and I love the food, but that's not why I'm going to vote
          yes or no. But it is a really good project that will really bring good revenue into
          the community. We need more projects like this in the City of Vallejo.

         Chairperson Peterman:      Thank you.         I would just like to second what
         Commissioner Reese-Brown said. I think it's a wonderful project and I think that
         it's very much needed in Vallejo, and it will certainly help too in the turn-around of
         Vallejo to have a venue that's that beautiful and that natural-looking. And I also
         would also like the second what Mr. Cranmer-Brown said. Marcus and Darren,
         you both did an excellent job tonight with your reports. Thank you very much.
         Commissioner Graden.

         Commissioner Graden: I'd like to offer a resolution to recommend to the City
         Council approval Specific Plan Amendment 10-0002 and the Planned
         Development Unit Plan# 10-0004.

         Chairperson Peterman: Please vote.

         Vote: 5AYES
               Motion carries.

         Chairperson Peterman: Thank you. Item K2.

         Michelle Hightower: Item K2 is a Major Use Permit Amendment #1 0-0003 and
         Site Development Permit #10-0008. The location is 2166 Sacramento St., and
         the proposal is to add 20 additional beds to an existing 65 bed emergency
         homeless shelter, The Christian Help Center. Also, to construct a building
         extension to the first floor, and a second story addition to accommodate the
         expansion. The environmental determination is the project is exempt from
         CEQA. The staff recommendation is to approve the project with conditions. Our
         Project Manager is Marcus Adams, and he will present the item.

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         Marcus Adams: Thank you Michelle. So our second item tonight, the expansion
         of the Christian Help Center. It's one of those projects where staff, and I think
         most would agree, is a feel-good project. The few highlights I wanted to make on
         this is the reason it's before us tonight. Originally, the use was approved through
         the use permit process. And because of the expansion of the 20 beds, it was
         necessary to amend that use permit to add that. As you may or may not be
         aware, we are in the process of updating our Housing Element, and one of the
         new state laws that's come into effect is that emergency shelters and transitional
         housing have to be allowed by right. So this kind of worked into one of our
         Housing Element goals, to increase the amount of emergency, special-needs
         housing, and because we haven't yet amended the Housing Element, it hasn't
         been adopted and those goals and policies put in place, we were not able to just
         do this "by right". But in the future that would happen, and the only type of permit
         needed would be for the physical improvements. But tonight, we're going
         through the use permit amendment process. So I just wanted you to be aware of
         what's coming down the pike, and hopefully within the next year.

          Marcus showed a PowerPoint Presentation.
          So, not too far from our first project is our second project tonight, the Christian
          Help Center on Sacramento and Valle Vista. It is the existing building, so you
          see we have a partial second story. There will be a full second story added on to
         this existing building. Here are some of the common areas. We have here the
         public showers that are open for anyone in the public who doesn't have bathing
         facilities to use during the day. This is the common dining area. And this is the
         area where people can drop off their donations to the donation center. Here is
         an example of one of the men's dormitories, and one of the women's dormitories.
         Here we have the young adult room, 18-24 year olds, I think is generally what
         this room has housing for. And on this side is the family room. So even though
         it's a small building, as you can see from the examples here, they're able to
         serve the needs of anyone from just single individuals to families, which as we all
         know the need seems to be increasing because of the economy. So here's an
         artist's rendering of the proposed building. Like I said, not only do we feel that
         this is a feel-good project because it's able to help our homeless population here
         in Vallejo, but also this stretch of Sacramento St. we feel could definitely benefit
         from a facelift and hopefully when this comes to fruition, this could be a jump-
         start of improving some of the buildings there. As you can tell, the architect has
         used some of the elements of the building next door, the Renaissance Family
         Center, keeping the gable look here on the front. This would actually be facing
         Sacramento St. here.

         I forgot to bring the color board in tonight, the color materials board, but it would
         be a stucco wall, with a metal seam roof material around this part, and to be
         environmentally conscious, they plan on using some low-emissions glass, low-e
         glass, and on the top part of the roof, what we planners call cool roofs, not cool
         because they look cool, but because of the white material that they use. And so
         it reduces the heat effect.

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          So finally, our last slide here, giving you another look at the side of the building
          there, and the existing building and then a color rendering of the proposal. Staff
          is recommending approval of both the use permit amendment and the site
          development which covers the design of the building for the 20 bed expansion.
          With that, I'm available to answer questions and as you heard earlier, Reverend
          Bernardes is here if you have any questions regarding the operation of the
          facility.

          Chairperson Peterman: Thank you very much Marcus. Are there any questions
          or comments?

          If not, I'll open the Public hearing. Our first speaker is Maria Bitagon.

          Maria Bitagon: Mr. Chair, I really appreciate that. Thank you so much.

          Chairperson Peterman: You're welcome.

         Maria Bitagon: You know, Reverend Bernardes is not just any of these things.
         When it comes to the homeless, when it comes to supporting anything that's for
         the homeless, there used to be a time when there was a waiting period, a waiting
          list for. No, there used to be a time when, yeah, there is a waiting list that is
         developed here, and you know now there's even a bigger waiting list. And so I
         guess I support the Major Use Permit Amendment # 10-0003 and Site
         Development Permit 10-0008 because at 2166 Sacramento St. because they
         really deserve it. The homeless people deserve it, and I heard that he was glad
         for. And so we really need to have that. My daughter and I are very great
         supporters of Reverend Ray Bernardes and I really would like to twist your hand
         to find this to really approve this because we really need it. We need it in the City
         of Vallejo. Thank you.

         Chairperson Peterman: Thank you. And our last speaker is Darren Goon.

         Darren Goon: Good evening. Once again, my name is Darren Goon and I just
         want to say that, you know, a project like this is really needed. Just from being at
         our venue site at Willows and just observing what goes on in the Slough, there
         are so many homeless people that could use the space, and having an extra 20
         beds is really going to make a difference in Vallejo. That's 20 more people that
         will be able to sleep in a warm bed as opposed to sleeping in the cold, damp
         weeds of the White Slough. So I think this is a great project. I'd ask that you
         support this project, and I thank you.

         Chairperson Peterman: Thank you Darren. Being no more cards, I will close the
         Public Hearing and return it to the hands of the Commission.

         Commissioner Reese-Brown: Is this long-term or short-term? I need to know the
         difference.

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          Marcus Adams: For the additional 20 beds? It would be continued the way they
          have it now, anywhere from one night to 30 days.

          Commissioner Reese-Brown: All right.

          Chairperson Peterman:               Any other questions or comments?   Commissioner
          Klimisch.

          Commissioner Klimisch: Just a comment. I'm very familiar with the area. I'm
          very familiar with the people that have ran this for so many years. My Lions Club
          is a big supporter of them. We appreciate everything you do, and it is a great
          project. Thank you for bringing it to us.

          Chairperson Peterman: Before Commissioner Gourley offers a resolution, I just
          would like to say that my wife and I are also big supporters of the Christian Help
          Center, and you people have done an amazing job with the little amount of
          money that you've had, and it's so exciting that you have this large grant now to
          do more with. And, I think that that beautiful building, when somebody is
          homeless, they're already feeling down, but when you can walk out of that
          beautiful building every day, you've got to feel better about yourself as you're
          going out to look for a job. So I definitely will vote for approval. Commissioner
          Gourley.

         Commissioner Gourley: It's with somewhat of a heavy heart that I even offer the
         resolution, and I say that because it's a sad commentary on society today that we
         must resort to this. But we do, and I applaud you for taking up the fight. And so I
         would offer the resolution to approve the Major Use Permit Amendment #1 0-
         0003 and Site Development Permit #1 0-0008.

         Chairperson Peterman: Thank you Commissioner Gourley. Please vote.

         Vote: 5AYES
               Motion carries.

         Chairperson Peterman: These are the kind of projects that are wonderful to
         approve. And as Marcus said, it's a feel-good project.


 L. OTHER ITEMS

         None.


 M.      ADJOURNMENT

         Chairperson Peterman: There being no further business, I declare this meeting of
         the Vallejo Planning Commission adjourned. See you next week. Same time.
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                               PLANNING COMMISSION
                                     Council Chambers
                                   555 Santa Clara Street
                                  Vallejo, California 94590

                            COMMISSION MEETING MINUTES

                                     AUGUST 23, 2010

A special meeting of the Planning Commission was held on the above date in the
Council Chambers located at City Hall, 555 Santa Clara Street. Following are the
minutes from that meeting:

A.       ORDER OF BUSINESS

         The meeting was called to order by Chairperson Peterman at 6:30 p.m.

B.       PLEDGE OF ALLEGIANCE

C.       ROLL CALL

Present:        Chairperson Peterman, Vice Chair Gourley, Commissioners Reese-
                Brown, Hudson, Graden, Harrington- Cole, and Klimisch

Absent:         None

Staff:          Michelle Hightower, Acting Planning Manager
                Bill Tuikka, Associate Planner


D.       SCOPING OF ISSUES FOR PREPARATION OF AN ENVIRONMENTAL
         IMPACT REPORT, WINCO FOOD STORE PROJECT, 2850 REDWOOD
         PARKWAY

         Chairperson Peterman: We now go on to Item D, which is the Scoping of Issues.
         l'lllet Mrs. Hightower talk about that.

         Michelle Hightower: Good evening Commissioners. This evening you have the
         Scoping of Issues for the preparation of an Environmental Impact Report, and
         this is for the WinGo Foods Store project, located at 2850 Redwood Parkway.
         This particular meeting is a scoping session, and so therefore no Planning
         Commission action will be taken tonight, no votes will be taken.

         Tonight we will have an introduction and project background, prepared by Bill
         Tuikka. He's the Project Manager. A project description will be given by Jeff
         Akel; who is with the Newman Development Group, and he's the project
         applicant. The environmental review process will be explained by Judith
         Malamut; she's with LSA Associates. And then you'll have the opportunity for
         questions and comments. She will also end with the next steps for the WinGo
         process, and then the meeting will be adjourned. Now, if there are any
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           individuals in the audience that have not completed a speaker's card, feel free to
           come up at any time during the meeting and turn them in to me. Thank you.

           Chairperson Peterman: Thank you Mrs. Hightower.

          Bill Tuikka: Good evening, Chair Peterman and Commissioners. Tonight we are
          beginning the public process for this project. The purpose of this meeting is to
          determine what issues should be evaluated as we go forward with the
          environmental review of this project. Tonight we will hear a short presentation
          from the project developer, and you will have an opportunity to tell the preparers
          of the environmental documents just what environmental issues you feel need to
          be examined before the development of this site takes place. It is not the time to
          tell the City whether you like the project or whether you're opposed to it. You will
          have plenty of opportunity in the future to comment on the merits of the project.

          In order for City staff and the Planning Commission to make a decision further on
          this project, an environmental impact report will need to be prepared and
          reviewed and presented at future public meetings. And the information that we
          gather tonight will help the preparers be aware of all those issues. When we get
          to the public comment part of the meeting, I will ask the audience to keep their
          comments succinct and to the point, and not to repeat what someone else has
          already said. Here tonight is Jeff Akel from the Newman Development Group; he
          is the project developer for this project. Judith Malamut and Teresa Bravo are
          here from LSA Associates. They are with the environmental firm that will prepare
          the environmental impact report, and they will give you an overview of that
          process.

          Chairperson Peterman: Thank you.

         Jeff Akel: Good evening. Thank you Commission. I'll provide a brief overview of
         the project as is really outlined within the Notice of Preparation. I just want to go
         through a few highlights of the project. The subject parcel is 7.6 acres, situated
         Northeast corner of Redwood Parkway and Admiral Callaghan. The subject
         property is zoned Pedestrian Commercial, which allows for the contemplated
         use. We're looking to make a significant investment in the redevelopment of this
         site, roughly a 72,000 square foot retail building for a single user, which is WinGo
         Foods, who's an employee-owned company. In addition to the construction jobs
         created by this project, this facility will require about 170 employees, and of
         which about 60% could be full-time. The Elk's Lodge, which currently resides on
         the property, is looking to reinvest in the community and relocate their facility
         within the City of Vallejo. Lastly, as you're aware, we're seeking a development
         as well as environmental review approval along with a Major Use Permit for the
         sale of alcohol and 24-hour operation.

         Just to give you an idea of what's currently on the site, there's a series of
         buildings about 35,000 square feet. And around these buildings are various
         recreational and storage facilities. Here's a few pictures of the current condition
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          of the property. Jeff showed a PowerPoint presentation. And as it was noted in
          the preparation, the membership of the Elk's Lodge has diminished throughout
          the years; from a peak of 3100 down to the current estimate in May of 850.

          Here's the proposed site plan. I'd like to just highlight a few aspects of the site
          plan. Firstly, access- as you can see, that's highlighted in red. There's three
          access points. The first one is at Redwood Parkway and Kathy Ellen Dr. That's
          the existing signalized entrance into the Elk's Lodge. The second is to the west
          of the site, along Admiral Callaghan. That's also an existing access point, which
          we're actually proposing as being a limited versus full, which is currently what's in
          existence. And then a new proposed access point down the southeast corner,
          which would also be a limited-access point, right in, right out.

          The utilities servicing the site would be sufficient for the contemplated use.
          Landscaping, we're proposing would be in compliance with the City ordinance
          and would also incorporate landscaping around the perimeter.

          The lighting within the site, we're proposing actually using an LED fixture, which
          allows for even distribution of light across the site, limiting dark spots as well as
          helps contain the light on-site.

          And lastly, shopping carts: We've incorporated several shopping carts corrals
          throughout the site as well as we'll be utilizing a permanent locking system to
          comply with the Abandoned Shopping Cart Ordinance within the City.

         Delivery circulation will follow the red arrows as it's highlighted in the slide. Any
         deliveries as well as the waste management company within Vallejo will follow
         this route. They'll enter in through the main access point at a signalized
         intersection at Redwood Parkway and Kathy Ellen Dr., proceed on the westerly
         side of the building, maneuver in the back to enter one of three loading facilities,
         and then exit on the easterly side exiting out of the southeast limited-access,
         limited right in, right out access point and continue west on Redwood Parkway.

         Elevations: We feel that we've done our best in terms of incorporating different
         attributes of similar developments within the area, using multi-earth tones,
         decorative cornices and pilasters. We've also incorporated a copper metal roof,
         which you see above WinGo Foods which highlights the entrance to the store.

         Signage: We're proposing two monument signs - one at the main entrance at
         Redwood Parkway and Kathy Ellen Drive; and then the second being at Admiral
         Callaghan. Both the monument signs and the building signs will be using LED
         lighting.

         Just a quick overview of who WinGo Foods is. Win Co Foods is an employee-
         owned company. They're based out of Boise, ID, and 80% of the company is
         actually owned by the employees, both past and present through the stock
         ownership program. WinGo operates in excess of 70 stores throughout the
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          Northwest, and has three distribution centers. The operation of a store, like all
          WinGo stores offer a full variety of grocery, will be sold at a discounted price.
          About 80% of the sales will be food, 20% will be non-food. This facility, as I
          mentioned, will be operating seven days a week, 24 hours a day except for
          Christmas, will employ roughly about 170 employees. And WinGo really is
          community focused and community oriented, and actually pushes a lot of the
          donation power down to store level, and the store manager makes a lot of those
          decisions. Win Co's employee benefits are very competitive in the industry and
          actually, employees are able to participate in the stock ownership program
          without actually contributing to the program, which is a great benefit.

          Here's a conceptual fixture plan for the proposed store. Customers will enter in
         through the south part of the slide past a wall of values and enter into the
         extensive produce department, followed by an extensive bulk foods area. They
         will continue in through deli, meat, seafood, and then dairy, frozen food, and the
         balance of the fixture plan is grocery, general merchandise, and the bakery
         department. This facility will sell beer, wine, and spirits. And I think I'd like to
         note how close in proximity those merchandise areas are to the checkout areas.
         And actually, in the case of spirits, that is located adjacent to the customer
         service department, right at the front of the store. Win Co has a loss prevention
         program that all their stores comply with. Part of that loss prevention program
         includes DVR cameras, interior and exterior, and some of those cameras will be
         focused on these areas.

          For those of you who have not visited a WinGo store before, I've put together just
         a few slides here to give you a sense of the exterior and interior of the Vacaville
         and Pittsburg locations. Note the use of skylights. WinGo uses these throughout
         the building and will do so at the subject property. They also use a white PVC
         roof membrane; instead of absorbing the sunshine, it actually reflects the heat
         from the sun. Also note the minimal use of building materials. They use
         concrete floors for instance. This is the checkout area, some of the grocery
         aisles, frozen food -they use an active energy management system that
         regulates both the refrigeration and HVAC systems within the stores.

         Bill Tuikka: Judith Malamut will now present the environmental overview.

         Chairperson Peterman: Excuse me; can we take the commissioner's question
         first?

         Commissioner Harrington-Cole: Could you explain to me please what a limited
         access is?

         Jeff Akel: Instead of a full access point where you can enter into the site from,
         say in the case of the Admiral Callaghan access point that I highlighted. A full
         access point would allow southbound traffic going down Admiral Callaghan to
         take a left into the site, as well as northbound traffic to go right into the site, and
         then any egressing traffic to take a right or a left out of the site. So that would be
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          a full access point. What is being proposed would be a limited access point, so
          any northbound traffic on Admiral Callaghan would take a right into the site, and
          any traffic leaving the site on Admiral Callaghan would take a right.

          Commissioner Harrington-Cole: Two of the accesses you're proposing are full
          accesses and the furthest one is a limited access, am I correct?

          Jeff Akel: No. The Admiral Callaghan would be a limited access point, and the
          southeast corner access would also be a limited access. We'd have a full access
          point at the signal, as it currently operates.

          Commissioner Harrington-Cole: Okay, thank you.

          Chairperson Peterman: Thank you. I think you're on now.

          Judith Malamut: We're here tonight to hold a scoping meeting for the
          environmental impact report being prepared for the Win Co retail project EIR. I'm
          Judy Malamut, I'm the Project Manager. I'm with LSA Associates, I'm a principal
          with LSA, and with me tonight is Teresa Bravo. She's the Assistant Project
          Manager and has been assisting me throughout this project as well.

          The purpose of tonight's scoping meeting is to give the public and any agency
          personnel who might be here a chance to describe and discuss and comment on
          the issues that they would like to see covered in the EIR, the environmental
          topics. I want to start by emphasizing that the work of the environmental team is
         just beginning; we are just starting to prepare the EIR and all of the work that's
          still ahead of us and going on. So this meeting is being held at the very
          beginning of this process so that we can have an opportunity to hear from people
         as we start working on the EIR and make sure that their concerns are taken into
          account and addressed while we're doing our environmental issue analysis. So
         our role tonight is primarily to listen and to take notes and make sure that we
         hear everything that folks have to say, and that we address those concerns in the
         EIR to the extent that we can. So we aren't going to be providing any analysis
         tonight of what those significant impacts might be or how they might be avoided
         or mitigated. It's primarily to listen and make sure that we take your issues into
         concern. And ideally we'd like to hear about the issues that are of environmental
         topics, not necessarily the merits of the project. I know that Bill mentioned that
         as well. And, we're going to start by briefly reviewing the steps that go into
         preparing an EIR. And I'm going to use a handout that was attached to the
         agenda. It's a two-sided handout. And if you don't have a copy you can raise
         your hand and Teresa will get a copy for you. So they're on the back table. And
         if we run out, let us know, because we'll run off a few more copies to make sure
         you get one.

         Judith showed a PowerPoint presentation.
         So the first side of the handout provides an overview and an outline of the CEQA
         process, and the second side provides an outline of the environmental topics that
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          we'll be addressing in the EIR. And I'm going to begin by talking about some of
          the bigger CEQA process picture, and then I'll talk more about the process we're
          going through for the WinGo project and the purpose of tonight's meeting.

           So in the broadest sense, the role of CEQA is to involve citizens, disclose
           information about a project, and to inform the decision makers who have to make
          the decision about whether to approve the project or not. In looking at the
           handout, you can see that some of the specific goals of CEQA documents is for
          agencies to be able to identify the significant environmental effect of the actions
          to be taken in accordance with doing the project, and then to either avoid
          significant impacts or mitigate those effects. And the CEQA analysis of the
          project typically takes the form of either an initial study that leads to a declaration
          that no negative impacts would occur- and that's called a negative declaration
          or a mitigated negative declaration- or the preparation of an EIR, so it's kind of
          a two-way system. And then there's a third way, categorical exemption, but
          those are very closely listed in terms of the CEQA guidelines, so you would have
          to have absolutely no impacts and fit the particular categories in order for those
          to be of concern.

          The preparation of an EIR addresses all the environmental topics considered by
          CEQA, and we are preparing a full comprehensive EIR for the Win Co project.
         And at the bottom of the handout you can see the procedural steps, the process,
          and how this all fits together. So the first step is project initiation, and in this
         case, the City is working with LSA and the applicant to define the current project
         that we're going to be evaluating. And as the lead agency under CEQA, the folks
         who make the decision about the project, the City has made a determination that
         and EIR will be prepared and then they have selected LSA to be the EIR
         consultants. And our next step is to prepare a very quick checklist through all the
         environmental topics and make a first cut decision about whether there could be
         significant adverse impacts that would need to be evaluated in the EIR. And as
         part of this beginning initiation of the project, there's a scoping meeting, you see
         that there are little arrows on this handout, and every time there's an arrow, it
         indicates an opportunity for public input. So tonight we're here at the scoping
         meeting. And after tonight's meeting, we'll leave here with your comments and
         your insights and we'll conduct the necessary research and prepare the EIR that
         then will be circulated for public comment. So it will be out for public comments a
         minimum of 45 days and during those 45 days you'll have an opportunity to
         comment- written comments -we'll also hold a hearing and you'll have an
         opportunity to comment then and voice your opinions about the adequacy or the
         content of the EIR. The City is also going to hold a public hearing on the draft
         EIR and at that time you can show up and provide additional comments as well.
         We'll then take all those comments and prepare a response to comments
         document. So we'll take all the substantive comments, we'll include every single
         one of them in another document, and we'll provide responses to all the
         substantive comments about the contents of the EIR. And the result of that will
         be a response to comments document, which will then be circulated, or out, for
         public review prior to the final hearings to be held in front of the Planning
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          Commission and then the City Council prior to certification of the EIR. So the
          draft EIR together with the response to comments document constitutes the final
          EIR. And the Planning Commission and the City Council will conduct hearings
          on the EIR and the project approvals, and at those hearings we'll hope that the
          Planning Commission will find that the EIR is adequate and would recommend
          certification and that the City Council would then certify the EIR in its own
          hearing.

          So, the CEQA process is separate from the project review and approval process.
         As I mentioned, the CEQA documents are being written to inform the city
         decision makers, in this case the City Council, so that they can look at the
         project's potential environmental impacts that are identified in the EIR, along with
         other factors of concern and recommendations for how to mitigate or avoid those
          projects. So again, as Bill mentioned, you will have other opportunities to
         comment on the merits of the project, and whether you like it or not, as the
         project itself winds through the approval process. So the City did circulate a
         notice of preparation that we're going to be preparing an EIR and again, that's
         stapled to the back of the agenda. It's the third set of information. There's an
         additional project description information that's include in the notice of
         preparation, and it was published on August 5th. The public review comment
         period ends September 3'd. We would very much appreciate getting any
         additional written comments in addition to the oral comments you might make
         tonight by September 3'd. The EIR will consider all of the environmental topics as
         identified in CEQA, the California Environmental Quality Act, and they'll either be
         evaluated or considered fully in the body and text of the EIR or in that initial study
         tech list as I mentioned we prepared as a first look at the project and what we
         understood about it.

          On the second page of the handout, there is a list of the environmental issues
         and topics examined in the EIR, so you can look down that list and you will see
         that we're up-to-date with regards to making sure that we address global climate
         change and greenhouse gas emissions, issues, especially traffic, air quality and
         noise, which are of particular concern given the location and the amount of traffic,
         we know on the streets in the vicinity of the project itself. And in addition to the
         environmental topics, CEQA also requires that an EIR evaluate and consider a
         range of reasonable alternatives to the project. And these alternatives should be
         feasible - you should be able to do them -they should attain most of the basic
         objectives of the project, and they should also avoid or substantially lessen any
         of the significant impacts of the project itself. So we'll be working closely with the
         City to identify what those range of feasible alternatives would be, and they'll be
         included also in the EIR in its own chapter. And we'll be evaluating also
         cumulative impacts, and those are impacts that are associated with the project
         but also risk other impacts from all the other development that is known to the
         City and that will be occurring in the vicinity or that is has a very strong likelihood
         that it will be considered. For example there's already an application in for that
         kind of development and we'll be looking at kind of the cumulative impacts of all
         of that development and the effects it has on all the environmental topics.
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          Chairperson Peterman: Our first speaker is Doug Darling, and I would just like to
          remind speakers that we're not discussing the merits of the project, just what
          environmental impacts should be checked.

          Doug Darling: Good evening. Thank you. I'm Doug Darling, Friends of Lake
          Chabot. First off I want to say I'm not opposed to development, I just want to see
          responsible development. Number one, I think this project is way too close to
          Safeway. It's right next door. I think that's a slap in the face, I think they're a well
          established business here in Vallejo. I think there's a good chance that Safeway,
          if Win Co's successful, is going to pull up and pack out. Do we have an
          alternative plan for that building? Lost jobs, more empty retail, more blight. So I
          think Win Co could quite possibly affect not only Safeway immediately next door,
          Lucky's right down the street, which is already struggling, possible Target, which
          just put in food. Now if that's the case, we're going to lose jobs. Now these jobs
          are low paying jobs, these are good paying jobs with low turnover rates. My
          concern for Win Co is that they're not good paying jobs and they're going to have
          high turnover rates. To me it's another big box project that's looks like a Costco.
         Traffic impacts, I don't need to say anything further. People are going to be
         talking about that. Tax revenue- personally I think a hotel there would be a
          much better thing. Bed tax I think is going to give the city more money than food
         taxes. It's going to sell alcohol. I'm opposed to that. I don't think we need to be
         doing that. Parking lots -to me, as an environmentalist, that equals oils, anti-
         freeze, metals and toxic compounds from brake pads. So we're going to add
         more parking spaces, more traffic, more cars, more pollution in the asphalt which
         ends up in Lake Chabot. Storm drains - so at this point we're talking tying into
         current and existing storm drains. Well, if I were to remodel my home, I would
         need to bring my home up to current standards. So if that's what we're going to
         do, or are we just going to put filters in the storm drains for Win Co, or are we
         going to bring up the standards of the storm drains we're tying in to. Page four,
         under the effects found not to be significant, that's not going to be in the EIR,
         bullet point number seven mentions population, housing, and employment. I
         think employment should be in the EIR. It may very well be a significant impact.
         Last but not least, the litter. I'm not sure how we're going to mitigate this, but I
         can assure you we're going to have more trash blowing around if we put a Win Co
         there. You know, Targets, Safeways, Wai-Marts, big boxes. They're all litter
         devises. You know, crap happens. People go through the parking lots, put these
         advertisements on your windshield, people's paper bags, plastic bags end up
         blowing around the parking lot. They end up in the creek right next to Safeway.
         So I think there's a lot of mitigating to do. I have really not much fair to say, you
         don't want to hear it anyway. Those are my concerns; I will submit more in
         writing. Thank you.

         Chairperson Peterman: Thank you Mr. Darling. Are there any other speakers?
         Any commissioners who have comments that they wish to make?


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         Commissioner Harrington-Cole: Thank you. I know we have some other big
         stores in that area, but as I recall there are some major apartment complex
         behind that, and I wonder about the noise of having big trucks making deliveries
         early in the morning and garbage trucks coming through, I'm assuming, early in
         the morning, and how that would impact those apartment complexes.

         Chairperson Peterman: Thank you.

         Commissioner Hudson: Thank you. On the report, it says deliveries (e) if I'm not
         mistaken on page three of the report. Approximately 150 - 160 truck deliveries
         would occur within a one-week period. Is that correct? There's only 168 hours in
         a week. That means you'd have trucks backed up one every hour. Is that
         correct?

         Jeff Akel: That would be encompassing of all types of deliveries, so that would
         be the smaller deliveries, so a van delivery for maybe a direct delivery, like a
         bread truck for instance or a tractor-trailer. So, maybe it needs to be clarified in
         terms of the distribution of those. So does that answer your question?

         Commissioner Hudson: Yes, I was concerned. If you had a tractor-trailer rig
         pulling in there every hour or backing up in a loading area.

         Jeff Akel: It's misleading. That does not encompass 100% tractor-trailers.

         Commissioner Hudson: My other question is too, on the traffic mitigation. I live
         in the area and travel Redwood Street constantly. Now I know that the hours
         between 7 o'clock in the morning until 9 o'clock in the morning and from 3:30 in
         the afternoon until 5:30 in the afternoon, it's hell to get through there, excuse my
         French. But it's really bad, and the lighting, the traffic lights need to be staged in
         such a way as to mitigate the congestion that you're going to create going in and
         out of that entrance. Right now there's not a Jot of traffic through there because
         that property is not used that much. We don't get a lot of traffic coming out of
         the Elk's Lodge. But you add the traffic going in and out of a store that's open 24
         hours a day, you're going to exacerbate that problem horrendously. I would like,
         and this is my own concern, a right-hand entrance lane coming down Redwood
         Street that would separate the flow of traffic, so that they can get out of traffic to
         enter it. That would be the westbound Redwood Street headed towards Highway
         80 - a right turn only into it, which would help alleviate some of the congestion
         there, and I know that there's a bus stop only a block away from the store. It's on
         the adjacent street; I don't remember the name of the street that crosses there off
         of Redwood. And that bus stop is a joke, to be honest with you. I'd like to see
         something done for public services for people who want to use WinGo. A bus
         stop that's not stopping in the middle of the street and stopping traffic. And those
         are the two concerns that I have. Thank you.

         Chairperson Peterman: Thank you, Commissioner.

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           Commissioner Reese-Brown: I also share the concerns of my colleagues and
          wanted to ensure that the environmental impact report address the traffic
          concerns, specifically the traffic that comes off of the freeway, off the 80 going
          west and east. And how would loitering be controlled since the store would be
          open 24 hours a day, and there was a comment that was mentioned in regards to
          trash and in regards to the noise too. It impacts some neighbors, because there
          are a lot of, I think there are some apartments in the back and then I think if you
          go up that hill there are some single-family homes headed east on Redwood, and
          of course I have a concern about the other retail stores in the area. How are we
          going to address those impacts because I visualize that if WinGo comes in that
          this could be competition with Safeway, who abuts them directly in the back of
          them I believe. And so how would you address that, and all the other retail
          stores that are in that shopping center where Safeway is located? Those are my
          primary concerns, so I'll be looking for the EIR to really address those and
          mitigate those issues.

          Chairperson Peterman: Thank you Commissioner.

          Commissioner Harrington-Cole: Am I correct that there is a little drainage creek
          that will run kind of behind that property and along beside the Shell station? Isn't
          there an overflow or a drainage something there?

          Jeff Akel: Could you identify the location of that again?

          Commissioner Harrington-Cole: It runs beside the Shell station and I believe
          back behind this property.

          Jeff Akel: Are you referring to over here?

         Commissioner Harrington-Cole: Where's the Shell station? Yes, it runs this way,
         yes, east and west. It's where the people who want to work hang out. There's
         an overflow there.

         Jeff Akel: There's not any type of storm drainage in that vicinity, but there's a
         storm line that runs the easterly side of the site going through the site, going
         south.

         Commissioner Harrington-Cole: Does anybody else know what I'm talking
         about?

         Chairperson Peterman: I believe it's by the auto dealership.

         Commissioner Harrington-Cole: I think there's one there too, but I may be
         wrong. Thank you.

         Chairperson Peterman: Thank you Commissioner. Any other questions,
         answers, comments?
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          Michelle Hightower: I'd like find out if Judy would like to explain the urban decay
          analysis so that we understand what that involves?

         Judith Malamut: We are doing a hydrologic study, so we are looking at all of the
         drainage. I've been on site visits, and there is no open drainage, you know like
         any kind of riparian. There is definitely concrete channels that move storm water
          off, but nothing creek-like in that vicinity. But we are looking at all the
         hydrological, and all the storm drains, and where it goes, and what happens to it.
          In regards to the urban decay, we have as part of our team, CBRE is part of our
         team, and they're preparing an urban decay report. So they're doing a mark and
         analysis, where they are looking at all of the retail establishments in the vicinity of
         the proposed Win Co project, and looking at the population and the demographics
         also of all of the market area for the particular project. They are trying to see if
         there is sufficient population, sufficient market so that this can open and that
         there will be a sufficient market that all of the other stores that are currently in
         existence, that there is essentially enough retail to serve all those folks. So,
         under current case law, and a lot of the Wai-Marts have been sued as you
         probably know. There is a concern that was raised, that if you open a big Wai-
         Mart that so much of the retail will be taken up by them that it will cause other
         stores to need to close, and then they will become a blight. So, the normal thing
         to do now is to do an entire market analysis to make a determination about what
         is the market share and what is the population and how much might it be growing
         and is there enough market availability for all of the different stores to exist, or
         what might be the effects of opening this new store in the current market with the
         current population. So that's all going to be included as part of the EIR in terms
         of the reports that will be included. And then there's a chapter called Urban
         Decay that will have significance criteria and recommendations with regards to
         what the findings of that report are. And I don't know what they are yet, because
         we haven't finished it.

         Chairperson Peterman: Thank you. Commissioner Hudson.

         Commissioner Hudson: I believe there's an existing lot that is behind Costco that
         was designated and purchased at one time where they were going to put in a
         store there, and that never happened due to the economic strain. Was it Whole
         Foods?

         Chairperson Peterman: It was Nugget Market.

         Commissioner Hudson: There economic structure at the time didn't allow them
         to do that, so we've already got something that was going to go in to be
         competitive with the stores in the area anyway. So it's not like we're looking at
         something that's not going to have that big of a negative impact if we were
         already looking at another store in the same area.



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          Michelle Hightower: I'd like to just add for that particular comment, there were
          other issues concerning the closing or the determination to not open that store.

          Commissioner Hudson: I understand, but my point being that there were in the
          works another grocery store in that particular area that would go head to head in
          competition with Safeway, Costco, and the rest of them there as well.

          Chairperson Peterman: Thank you. Commissioner Reese-Brown.

          Commissioner Reese-Brown: So in the EIR, would there be some type of
          alternatives to looking at different use that would work there in the event that
          another retail grocery center would not be an appropriate use. Would you give
          some other suggestions for less intense uses?

           Judith Malamut: The alternative would need to be feasible, so what we'd be
           looking at is uses that would be allowed under your current General Plan and
           under the current Zoning, which the WinCo in fact is. It would also need to meet
          the basic objectives of the project, so we're working very closely with City staff in
          order to identify what the City's objectives for this project are. So that's one way
          that we kind of define the alternatives. And then if it should turn out that the
          economic study does show that there might be blight that could occur because of
          the opening of this, then we would be looking at, well what other kind of
          appropriate retail use under the current General Plan and Zoning would be
          appropriate. I mean, if there was a significant impact that needed to be
          mitigated, then we might be one of the things that we would identify. But usually,
          the alternatives must be feasible, meaning that it must be in the realm of the
          existing General Plan and Zoning, it has to be a property that can be controlled,
          or purchased, or can be controlled by the applicant or the City. It must reduce
          the significant impacts and it must meet the objectives.

         Commissioner Reese-Brown: Okay, and so I do know that in the last five years
         there was some road work that was done on Admiral Callaghan and I believe
         right off the freeway, if you come off the freeway headed east on Redwood.
         There was recent work that was done, and so now, with a proposed WinCo, the
         EIR should address how that would affect the recent road work that was done,
         because I'm sure there's going to be some extra lanes that will have to be added,
         and turns, things like that.

         Judith Malamut: Right.

         Commissioner Reese-Brown: And then what about traffic coming off, what is the
         road going up the hill there off of Redwood, right across from where the houses
         are on the other side? Because I don't know if that will be impacted by traffic as
         well. Those aren't all my comments, but those are the things I'll be looking for in
         the EIR.



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          Judith Malamut: Okay, well the traffic analysis will definitely look at existing
          conditions of today, essentially of the time that the notice of preparation went out,
          which was this month, essentially. We'll also be looking into the future, so after
          the project, if it were built, like what would the traffic be associated with that, as
          well as with all the other traffic from everything that could be built over the next, I
          forget what the timeline is, I think 20 years or something to that effect. So we're
          looking into the future and forecasting what the traffic, and taking into account
          any known, funded traffic improvements. So if we know that CaiTrans has got
          plans to upgrade, and they've funded it, so it's actually going to happen, then
          we'll incorporate that into our traffic modeling to make sure that we take into
          account all of the known information that we can include.

          Chairperson Peterman: Thank you. Any further comments? Mrs. Hightower?

          Michelle Hightower: Judith, can you proceed with telling us what the next steps
          of the process are?

         Judith Malamut: Yes. So, after tonight, and up until September 3'd and beyond,
         to a certain degree, we're going to collect, we've got a few comment letters that
         have already come in, and we'll continue collect them. We'll also be including all
         those comment letters in the EIR. We'll make sure that if there is a comment on
         traffic that our traffic analysts get that. We'll write up a brief summary of all the
         comments that we've heard tonight, and I can assure you that everything that I've
         heard, there's going to be a section on it in the EIR. Then we plan to get started
         on the analysis. We'll go through a number of administrative drafts that we'll be
         working closely with City staff. And we plan to have a draft EIR out for public
         review by the end of this year, probably late fall or early winter. And then we'll
         start the comment period on that, and we'll be back to have a hearing in front of
         you on the draft EIR itself.

         Chairperson Peterman: Thank you. Is there anything else? Well, thank you all
         for being here, and thank you all of you for your input and for taking your time to
         be with us tonight and to present that.

E.       ADJOURNMENT

         Chairperson Peterman: There being no further business, I declare this meeting
         of the City of Vallejo Planning Commission to be adjourned.




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                               PLANNING COMMISSION
                                     Council Chambers
                                   555 Santa Clara Street
                                  Vallejo, California 94590

                            COMMISSION MEETING MINUTES

                                   NOVEMBER 15,2010

A special meeting of the Planning Commission was held on the above date in the
Council Chambers located at City Hall, 555 Santa Clara Street. Following are the
minutes from that meeting:

A.       ORDER OF BUSINESS

         The meeting was called to order by Chairperson Peterman at 7:00 p.m.

B.       PLEDGE OF ALLEGIANCE

         Chairperson Peterman: I'd like to once again introduce the lady seated at my far
         right, Leslie Trybull, who is now working with our Commission and doing a great
         job. Thank you. Ms. Trybull, would please take the roll call.

C.       ROLL CALL

Present:         Chairperson Peterman, Vice-Chair Gourley, Commissioners Hudson,
                 Harrington- Cole, Graden, and Klimisch

Absent:          Commissioner Reese-Brown

Staff:           Michelle Hightower, Acting Planning Manager
                 Claudia Quintana, Assistant City Attorney
                 Leslie Trybull, Planning Secretary


D.       APPROVAL OF MINUTES

         Chairperson Peterman: Approval of the Minutes. Commissioner Gourley?

         Commissioner Gourley: I will offer a resolution to approve the minutes as
         presented.

         Chairperson Peterman: And I just need to remind you that if you weren't at that
         meeting, you need to abstain. Please vote.

         Vote:         4AYES
                       0 NOES
                       2 ABSTENTIONS
                       Motion carries.
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 November 15, 2010                                                           Page 2


 E.        WRITTEN COMMUNICATIONS

           None

 F.        REPORT OF THE SECRETARY

          Michelle Hightower: Good evening Commissioners. We have a change in the
          schedule for December because of the holiday; we are proposing that you meet
          on Monday December 61h as opposed to the third Monday of the month. And on
          that agenda, we have tentatively scheduled the continuation of the Tentative Map
          for the dockominiums project in Glen Cove. And that concludes my report.

          Chairperson Peterman: Thank you. Do we need to vote on that?

          Michelle Hightower: Yes. You need to vote on that on Item L this evening. We'll
          just add it to the agenda.

          Chairperson Peterman: Okay, thank you.

G.        CITY ATTORNEY REPORT

          None

H.        REPORT OF THE PRESIDING OFFICER AND MEMBERS OF THE PLANNING
          COMMISSION AND LIAISON REPORTS
          None

I.        COMMUNITY FORUM

          None

J.        CONSENT CALENDAR AND APPROVAL OF THE AGENDA

          Commissioner Gourley: I would offer a resolution to approve the consent
          calendar and the agenda.

          Chairperson Peterman: Please vote.

         Vote:              6AYES
                            0 NOES
                            Motion carries.

K.       PUBLIC HEARINGS

         Chairperson Peterman: On to Public Hearings. Public Hearing K1.


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          Leslie Trybull: Item K1 is Code Text Amendment #1 0-0003 and Specific Plan
          Amendment #1 0-0003. The applicant is the City of Vallejo Planning Division, and
          the location is the Downtown Specific Plan Area, generally bounded by Capitol
          Street to the north, Santa Clara Street to the west, Curto Ia Parkway to the south,
          and Sonoma Boulevard to the east. The proposal is to amend the City of Vallejo
          Municipal Code Zoning Ordinance to add two new use classifications "public
          entertainment," and "beer and wine tasting," and to amend the Downtown
          Specific Plan/Master Plan to relax the alcohol restrictions generally within the
          Arts and Entertainment District, and allow interim land uses within Districts 1 and
          2. The environmental determination is that it is categorically Exempt pursuant to
          Section 15301 of Title 14 of the California Code of Regulations ("Existing
          Facilities"). Staff recommendation is to approve the Code Text Amendment and
          Specific Plan Amendment, and forward to City Council for Adoption. The Project
          Manager is Michelle Hightower.

          Michelle Hightower: Commissioners, this agenda item was continued from the
          September agenda and October, so I'm pleased to finally bring it to you this
          evening for consideration. This is consideration of a Code Text Amendment and
          a Specific Plan Amendment, specifically for the downtown area of Vallejo.

          Michelle showed a PowerPoint presentation.
         A little background. The Downtown Specific Plan was adopted in 2005 and it had
          a vision to create a vibrant and sustainable downtown. The Specific Plan area
         covers a 20-block area, the boundaries generally include Capitol, Sonoma, up to
         Sutter Street also, Curtola Parkway, and Santa Clara, and reaches down towards
          Mare Island Way to include the Georgia Street Corridor. The area is divided into
         five districts, and there have been two amendments adopted since the Specific
         Plan was originally adopted. One was in 2007; the other in 2008, both of which
         were regarding retail sales along the Georgia Street Corridor, and that is in
         District 1. In mid-2009, one of the Empress Theater Board members approached
         City staff asking if we could consider implementing one of the programs in the
         Specific Plan, specifically 1OE, and that is regarding the alcohol restrictions in the
         downtown, and that would actually monitor the market and interest in establishing
         Arts and Entertainment uses that support alcohol sales. And we were to
         determine if those restrictions warrant modification. This was to be done within a
         three to five year period of the Specific Plan adoption. We also received a
         request to consider amending the plan to address land uses in other districts
         outside of District 1, and that was due to the vacancy rate and the difficulty in
         leasing these buildings for the many uses that are allowed in the Specific Plan,
         and to do so until the market improves. So, staff partnered with members of the
         CCRC, Main Street, the Vallejo Alcohol and Tobacco Policy Coalition, an
         Empress Board member, two property owners, and staff from Economic
         Development, and partnering with this group, we met on several occasions since
         February to address these issues.

         Regarding the alcohol restrictions, the City of Vallejo Municipal Code does
         require a 1000' distance between on- and off-site alcohol sales outlets. On-sale
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           is an outlet where alcohol is available for on-site, for instance, a restaurant or a
           bar. An off-sale outlet is used for consumption off the premises, such as a
          convenience or a liquor store. There are some exceptions, and one is a bona-
          fide eating establishment- that's actually a restaurant - private clubs, and grocery
          stores- they are exempt if they have a sales display area of 11,000 square feet
          or more. Another alcohol restriction is that all alcohol usage requires a Use
          Permit as well as an ABC license or a PCN determination, or both. For the Use
           Permit, a Planning Commission hearing is required, and noticing of a 500' radius
          of property owners is also required. With regards to ABC, a PCN license or
          determination is required. A PCN is a public convenience or necessity
          determination, and that's in census tract areas that have an over-concentration of
          alcohol outlets. According to ABC, there are 13 on-sale outlets in the census
          tract where the downtown is located, and one off-sale, so that's how many we're
          over. So any new alcohol use would require a PCN. The Vallejo Municipal Code
          also requires that we do not allow, or prohibits alcohol sales for both on-and off-
          site consumption. So, if you were a grocery store, you could not allow anyone to
          sit and drink wine or drink the alcohol there on the premises. The opposite holds
          true for a bar. If you are a bar, you're not allowed to have the alcohol taken from
          the premises.

         So, what are the elements of an Arts and Entertainment district? We conducted
         research, and we determined that there are several things that are clearly
         elements of an arts and entertainment district, and those are: performing arts
         theaters, movie theaters, culture centers, art galleries, and restaurants; also,
         bars, lounges, dance clubs, and some also have beer and wine tasting. With
         these uses, in many cases, they do involve alcohol sales. For the Downtown
         Specific Plan Arts and Entertainment District, this slide shows a map of the area.
         It shows that the actual boundaries are Sonoma, Capitol, Maine, and Santa
         Clara. A current review of the ABC data for this particular area showed that there
         are 11 on- and off-site alcohol licenses within the Arts and Entertainment District.

         The proposal was to remove the restrictions consistent with the Specific Plan,
         and staff and the Working Group -we called the team of individuals that helped
         with the effort the Downtown Working Group -we all sat and decided to come up
         with some of the advantages and disadvantages of removing the restrictions.
         The advantages are that it promotes a business-friendly environment, it promotes
         the A&E District, and it also increases sales tax revenue. And lastly, that one
         requirement that prohibits on- and off-site consumption, if we were to allow it,
         there would be a new use in the City. However, some of the disadvantages are
         that it could encourage crime and loitering as alcohol outlets sometimes do, and
         that in fact would require more police enforcement. So what are the alternatives?
         Well, the original request came from the Empress Theater, so one of the
         alternatives was to just limit the amendment to the Empress Theater, but that
         would only allow that particular use to obtain a Use Permit, and that would not
         help with creating a vibrant arts and entertainment district. Also, we considered
         having a reduction in the 1000' rule and having it reduced to 100' or 500', but that
         too would not accomplish what we wanted to accomplish in the downtown. A
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         third alternative was to consider having it for just certain business types -civic
          uses like a performing arts theater, or cultural arts theaters - but again, there are
          all the other uses such as bars and lounges that this would not be able to assist.
         Another alternative was to limit it to certain streets within the District, such as
         Virginia and Georgia streets, but again, the A&E District covers several blocks,
         so that would not accomplish our goal. And the last alternative was to limit it for
         a duration offive years. This was considered, and based on the actual research
         and analysis of what the alternatives were and research on other cities, we came
         up with this proposal. The first element is that we wanted to remove the 1000'
         restriction. This would be for on-sale establishments only, so convenience
         stores, retail stores, liquor stores would still have to be within the 1000' distance
         from each other. This would also be only within the A&E District, as you have
         seen earlier, the map shows that the downtown covers more area than the A&E
         District, and so this would only apply to those uses within the A&E District
         boundaries. And the last proposal in this particular area is that we would limit the
         removal to eight on-site establishments, and that would exclude restaurants.
         Now originally, the proposal was to limit it to two per block, but after meeting with
         the Vallejo Police Department and hearing some of the concerns of the
         community, the proposal was to limit it to eight.

         Another proposal is that we would establish two new use classifications. One
         would be Public Entertainment, and if you have public entertainment, that would
         require an Entertainment Permit. The Public Entertainment Permit would be
         classified or processed the same as a Use Permit. And then the other new use
         classification is Beer and Wine Tasting.

         A proposal that came before us after we had met and came up with the two
         proposals listed, was to reduce the sales display area for off-sales. As I
         indicated earlier, this removal of the 1000' restriction is for on-sale
         establishments only. And also, one of the requirements that I mentioned earlier
         is that grocery stores or off-sale establishments with a sales display area of
         11,000 square feet are exempt from this restriction. Well, in order to attract a
         small-scale grocery store, the goal is to reduce that display area to 8,000 square
         feet, and this was based on the average size of a Trader Joe's or Fresh & Easy.
         So another proposal we have included in this amendment is to reduce the sales
         display area for an off-sale business with a display area of 8,000 square feet.
         And lastly, with all of these amendments, we want to make sure that we got it
         right, so we would annually monitor the number of new businesses that would be
         created in the Downtown A&E District.

         For the amendment, we came up with two new classifications. One is Public
         Entertainment; the other is Beer and Wine Tasting. For Public Entertainment,
         that's defined as a place of business open to the public where one or more of the
         following activities takes place- dancing, singing, audience participation in the
         entertainment, or live entertainment, but it does not include adult uses. Also, for
         Beer and Wine Tasting, the definition is: the establishments or places of
         business are primarily engaged in the sale of specialty prepared foods and
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          beverages, and this would be for both on- and off-premises consumption. These
          establishments would have a limited number of high quality items, and where the
          on-site consumption is basically incidental - it's not the most important part of the
          business - it's incidental to the sale of packaged food and alcoholic beverages
          for consumption off the premises. Now this does not include a convenience
          market, retail store, or adult uses.

          So, with the Public Entertainment, we also included an Entertainment Permit.
          Some of the Entertainment Permit policies and standards are that we would
          require this for new establishments only or an existing establishment that adds
         an entertainment venue. It would also be required for restaurants that do not
         serve full meals throughout the public entertainment activity. It is not allowed
         with Beer and Wine Tasting establishments. The standards are that the noise
         would have to be kept to a minimum, where it would not impact the surrounding
         uses. Security for 50 patrons on site would be recommended. If there were two
         or more, one of those security staff would have to be bonded and licensed.
         There would have to be line control mechanisms to make sure that outside lines
         or ropes do not impede pedestrian traffic. If alcohol is served on the premises
         where the entertainment is being offered, no one under the age of 21would be
         allowed. The one exception to that is performing arts theaters where children are
         involved in the activities. There are also occupancy loads. The Building and Fire
         Marshall would make sure that they do not exceed them. And, we also put in
         another measure where you would have to comply with any additional measures
         that would be required by the Police Department, such as metal detectors or any
         other safety measures. Compliance with all of these standards would be
         necessary or it would result in revocation of the Entertainment Permit or
         suspension of the ABC license. And lastly, there would be no fee for the
         Entertainment Permit unless it's processed separately. So if it's an
         Entertainment Permit that is processed with and alcohol permit, then the fee
         would be the same as the Use Permit.

         So switching gears to the Land Use regulations, as I stated earlier, the concern
         was that it is difficult now to have some of the uses comply with the Specific Plan
         Land Use regulations- those Specific Plan Land Uses that are currently allowed.
         An example of that is an auto repair or sales activity is now permitted with a
         Major Use Permit, but there are a number of auto sales sites in the Districts,
         specifically the outlying Districts. Also for custom manufacturing, if this particular
         use is proposed, it's only permitted with a Minor Use Permit. However, there are
         buildings that are actually designed for custom manufacturing uses.

         So the proposal is that we amend the Specific Plan to allow Land Use flexibility.
         One of the reasons for that is there is no market right now. There is no catalyst
         project except for the two development projects that are being done by the Public
         Works Department- the bus transfer facility and parking garage. And then
         there's also a very high vacancy rate that has varied from 29% to 60% since
         May.

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          And in considering the proposal to allow all these Land Uses, or some kind of
          Land Uses flexibility, we considered alternatives. One is that the Mare Island
          Specific Plan allows a use to be approved by the Planning Manager. If the
          particular use is consistent with the intent of the Plan, then it's allowed.
          However, the thought about this alternative was that for the most part we wanted
          clear, concise, permitted uses so that there would be no discretion as to what
          would be allowed or not. Another alternative was to consider what was there
          before -what uses were allowed with the former Zoning. That particular
          alternative was looked upon favorably. And then, to have these uses allowed for
          a limited duration. That alternative was also looked upon favorably.

          So the actual proposal that we came up with was to establish Interim Land Uses
          specifically in Districts 2 and 4. And in those Districts, the uses would need to be
          consistent with the former zoning, and they would be listed as Interim Land Uses.
          That use will become legal non-conforming upon the repeal of the ordinance, and
          the thinking was that this would last five years. And once the five years is over
          and the ordinance is repealed, then that use would be subject to the provisions of
          the non-conforming regulations. And this generally means that if the site
          becomes vacant for 12 months or more, the use could not continue. The use
          must also operate within an existing structure or site; no new structure can be
          built to accommodate any interim land use. And lastly, structures can be
          modified, but they cannot be expanded to accommodate an interim land use.

         The Interim Land Use map shows the different Zoning Districts that will be
         allowed during this interim five year period. So, an example is that in District 2,
          most of the area as you can see is zoned CP. If you have a use that is within a
         CP zone, then you would go to the Vallejo Municipal Code CP District, and if that
         use is permitted, then it is allowed for the interim period. This table describes a
         couple of examples. For instance, in District 2, as I just indicated, parking
         services is a land use that could be proposed. Currently, with the Specific Plan
         requirement, it would be a Major Use Permit; however, with this proposed
         amendment, it would be permitted outright. And the other two examples show
         the same thing. In District 4, with CL, retail sales is not permitted with the
         Specific Plan; however with the proposed amendment, it's permitted. And lastly,
         in District 4 in the IU District, wholesaling storage requires a Major Use Permit
         with the Specific Plan, but with this proposed amendment it would be permitted
         outright.

         The City held two public meetings in June, and we generally received support for
         the proposals. The support is basically that we will be generating new sales tax
         revenue and jobs for the City. It will also help create a vibrant A&E District, and it
         also implements the Specific Plan. However, we did get concerns from those
         who are somewhat opposed to the project. Those concerns include clustering of
         alcohol outlets, the potential of morphing of the restaurants - which means that
         the restaurants become night clubs, and then also lack of staff enforcement.
         Overall however, staff believes that the mechanisms put in place with the
         Entertainment Permit, the standards, the possibility of revocation of the
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          Entertainment Permit are valid reasons why we are recommending that the
          Planning Commission support this particular project, and to adopt Code Text
          Amendment #1 0-0003 and Specific Plan Amendment #1 0-0003 and approve it
          for forwarding to the City Council. The City Council Hearing, if approved this
          evening, would be held on December 141h. And that concludes my presentation,
          and I'm open to answering any questions.

          Chairperson Peterman: Thank you. Any questions from the Commissioners?
          Commissioner Gourley.

          Commissioner Gourley: One of the slides you had talked about occupancy, and
          you had 29%- 60%. Do I infer then from that that we have 71%- 40%
          vacancies?

          Michelle Hightower: I'm sorry, that was vacancy rate.

          Commissioner Gourley: Okay, just the opposite. That sounds a little bit better
          then, but not a lot. Thank you.

          Chairperson Peterman: Commissioner Harrington Cole.

          Commissioner Harrington Cole: Michelle, did I understand you to say that there
          would be no fee for the Entertainment Permit?

          Michelle Hightower: There will be no fee if it's processed with the Use Permit for
          alcohol sales. If it's processed separately, on its own, the fee would be the same
          as a Use Permit.

         Commissioner Harrington Cole: Okay, and then you said we are going to
         monitor the businesses. Can you tell me, if you're not going to charge, where
         you're going to find the staff to do that monitoring, since I know you're really
         short-staffed?

         Michelle Hightower: We just have to figure out a way to monitor with the staff
         that we have. Basically, when we do approve a Use Permit, we'll check in with
         the property owner and we'll check in with the businesses, the CCRC, the group
         that helped to establish these proposals, and we'll check on the operational
         characteristics to see if there have been any complaints.

         Commissioner Harrington Cole: Thank you.

         Chairperson Peterman: Any other comments? There being none, I will open the
         Public Hearing. We have several speakers. The first speaker is Natasha Clarke.

         Natasha Clarke: I represent Dance Unlimited Vallejo. It's a big building, 15,000
         square feet, and I'm entertainment from 2002. To have the Use Permit, the City
         make me so many updates. I spent so much money to renovate my building, and
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          my frustration is my building and my business is not included in this project. I am
          very happy to help. I know the City of Vallejo will go forward, but I ask you, City
          of Vallejo, to include my business, because I'm in the Georgia Corridor. In 2005,
          they told me Georgia Corridor and the Entertainment District were the same.
          Now you remove the Georgia Corridor out, with my property and my business
          and my building. And if everybody would have this amendment and work, and I
          will not, I'm dead tomorrow. Because people, adults, come to my building. I
          have dancers, adults, come into my building, and they cannot sell alcohol. I
          cannot have alcohol. This is from 2002. I have no problem with police, I have no
          problem with public who live around my building. My building is very secure and
          very nice, and every time if I have an event, I have security. Any I have no
          problem. I never call the Police. They never come to my property for all these
          years. Please extend this to include 510 Georgia Street, a Georgia Corridor
          building and business- Dance Unlimited.

          Chairperson Peterman: Thank you. Our next speaker is David Fischer.

          David Fischer: Good evening members of the Commission. My name is David
          Fischer. My wife and I own three small buildings on Georgia Street in the
          Georgia St. Corridor. First I'd like to speak about the alcohol proposal. I'm totally
          in favor of that. It's a great ordinance. I've read the ordinance, and I did find
          however three inconsistencies that I think you need to change. One of the
         clauses says that buildings sited on corners shall be considered based on the
          primary entrance, etc. My buildings have two entrances, one on the street and
         one on the alley. So we need to change that to say buildings having entrances
         on two or more public rights-of-way such as streets or alleys. Otherwise my
         buildings are excluded from that rule. Also, there's a great provision in here
         allowing the Chief of Police to require some additional requirements, which is a
         great provision. However, when I read that, it sounds like those provisions have
         to be initiated when the project is going through the initial planning process. And
         if you don't put in there that he can do that after the fact, the lawyer who
         represents the establishment that has the problem is going to say "Look, he was
         silent when we were processing this, and so therefore, you can't require it now."
         So I would propose to add that the Chief of Police, who shall be authorized to
         require at any time, and from time to time, those rules. And lastly, the ordinance
         classifies people as two different types. It says people over 21 and minors. Well,
         that leaves out people who are 18, 19, and 20 years old. So we have to correct
         that problem. That's at the very end of page three, where we should strike the
         word minors and say persons under the age of 21 years. Otherwise, there's a
         gap in the definition. With those changes, I think it's a great ordinance, and I
         encourage you to adopt it with those changes. If anybody would like to see those
         changes, I have a couple of handouts.

         Then we can move to the Land Use Regulations, and I agree with the last
         speaker whole-heartedly. There's no reason why we should exclude the Georgia
         Street Corridor and keep it essentially in the Stone Age and encourage more
         vacancies on the Georgia Street Corridor while we free up everything else. I'll
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          give you an example. There's a strange provision on the Georgia Street Corridor
          that says no beauty salons. And I was against it when it was enacted even
          though I was on the citizens' group that proposed it. I voted against it. But it's
          being selectively enforced by the City. In the 400 block, we had a person who
          opened a beauty salon a couple of months ago. Then two doors down from me,
          in a vacant space, a lady came in and she rented the space, and went to the
         City, and the City told her no. And apparently what happened- we can get some
         clarification from staff- staff didn't enforce the rule as to the first person, but then
         decided to enforce the rule on the building that's vacant two doors down from
         me. Now I want that building filled up because it's going to help me, we want
         people downtown, and people getting their hair done. That's wonderful. They
         can get their hair done, and they can stop in my antique store in one of my
         buildings and buy something. And just having people downtown is great. So I
         would like the whole proposal regarding Land Use sent back to staff, and we
         include the Georgia Street Corridor, which I think is what the last speaker wanted
         also. There's no reason to keep the Georgia Street Corridor with all these weird
         rules and free up everybody else. It's just simply not fair to us who bought
         properties on the Georgia Street Corridor. Thank you very much. Oh, one other
         thing. We have to make sure that somebody doesn't attack the ordinance for the
         alcohol and the CEQA provision that's cited is existing facilities. If you go to the
         CEQA regulations, it's intended for things like putting a new roof on City Hall or
         you repave a street. That's all existing facilities. It has about 25 examples, and
         not one of those examples is the Land Use change. They've got the wrong
         exemption, and that will allow this ordinance to be easily attacked in court. We
         have to change the exemption. And I have those CEQA regulations too if
         anybody wants to read them. Thank you.

         Chairperson Peterman: Thank you Mr. Fischer. Our next speaker is Tim
         MacDonald. Mr. MacDonald represents the Vallejo Community Arts Foundation,
         so he's allowed five minutes to speak.

         Tim MacDonald: I'll just make this brief. I just want to say thank you to Michelle
         for all the hard work on the 1000' rule. It's a critical component for the Arts &
         Entertainment District, and I certainly believe it's critical for the downtown area,
         and just promoting new business and for changes to occur that we're looking
         forward to in Vallejo. So I would encourage the Commission to pass the
         ordinance that is in front of you. Thank you very much.

         Chairperson Peterman: Thank you. Our next speaker is Judy Schilling.

         Judy Schilling: Commissioners and Staff, thank you for the opportunity to speak.
         I also sat on the committee that worked on this ordinance, along with Mr. Fischer
         and some of the others, and I've just handed out some statistics on the Census
         Tract. You may hear tonight some arguments about overabundance of alcohol
         establishments within the Census Tract that this ordinance takes care of. That's
         Census Tract 1509, and it's bounded by the waterfront, Curtola Parkway,
         Amador Street, and Florida Street. So that's a much larger area than the area
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           we're talking about in the Arts & Entertainment District. Within that Census Tract,
           if my memory of what the business is is correct, we have four off-sale markets.
           We have eight restaurants, several of which only sell beer and wine, and we
           have two on-site sales. That's a total of 14 in the entire Census Tract, and I don't
           know if ABC considers that an over-concentration, but it seems like a fairly large
           geographic area. And most of the restaurants are clustered right in the
          downtown, and they are exempt from this. You may hear people talking about
          the quality of life for the people who live in downtown. One of the things that
           happens when you live in a downtown is there's going to be some impact on your
           life from the surrounding businesses, whether it be parking, music, people in the
          streets. It's one of the things that come with living in the downtown as opposed
          to living in a strictly residential area. You may hear about police calls. It's true.
          There probably will be more police calls. When you have more people you have
          more police calls. If you're in the desert, the police don't need to come. We're
          looking at doing some high-end establishments that are not going to be
          encouraging loitering and the other kinds of problems. We're looking at an
          ordinance that requires security and monitoring. So, it's going to be somewhat
          up to the business owners to monitor their own clientele. Commissioner Gourley
          said in the last meeting that too often we've let small groups regulate progress in
          the downtown and in Vallejo in general, and I heartily agree with him. We can't
          stop progress because of what might happen. We wouldn't have airplanes
          because they might crash. We wouldn't have electricity because somebody
          might get shocked. We wouldn't have cars- they might have accidents.
          Commissioners, we wouldn't have fire because someone might get burned.
          Thank you.

          Chairperson Peterman: Thank you Ms. Schilling. Katy Miessner, representing
          Vallejo Heights Neighborhood, so she's allowed five minutes to speak.

          Katy Miessner: Good evening Commissioners. I'm Katy Miessner, from the
         Vallejo Heights Neighborhood Association. I just want to mention that I was on
         the Downtown Advisory Group five years ago. I represented Vallejo Heights
          back then, and it's just sad; I must say it's sad to see where we are now. There
          was so much excitement for the downtown, and the rules didn't seem arbitrary to
          us back then. There was a really great process, and there were a lot of people in
         support of the Downtown Plan. There were very few people that came out
         against it. Of course, the key component is still missing. It's the housing, and I
         think that's part of the problem that we're having tonight. But regardless, I just
         wanted to talk about our letter. There might have been some confusion about
         where we stood, and we still stand behind this letter. We talked about it at our
         meeting after this was written, and we're all still supportive of keeping the 1000'
         rule. But we do support, on a case by case variance, we support the Empress
         completely. I support the Empress. I go there a lot. I would love to see them
         have alcohol sales. I don't think it would be a problem with that kind of business,
         or we don't. But our concern is we hear in the paper constantly, and this is a real
         problem - I'm hoping that people aren't going to dismiss it. We hear constantly
         that there are police problems in the City, that there's not enough enforcement.
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          We call and we get voice mail. We have people breaking in and we have nobody
          showing up. So if you have the incidence like the Happy Frog that happened not
          long ago where we are just going to increase the amount of problems that we're
          going to have if we're not careful. So we're very concerned. One of the things
         that came up in the meeting is we're not looking at it like, you know, here's
          alcohol sales in the downtown, we look at our neighborhood, our city, and what
          came up was the smoke shop problem. We're still having problems with the
          smoke shop, and the City has not been able to address it. And people, their
         quality of life in certain parts of our neighborhood are really going downhill, and
          people are starting to just leave. And that doesn't help the City either. So we
         support on a case by case basis. And I just want to read a little bit about Walnut
         Creek, because other cities have the same problem. Walnut Creek is an affluent
         town with a well-staffed police force I can imagine, and they did what we did and
         they're trying to back away from it now. Here's a little of the problem that they
         had in their downtown. This is from the Contra Costa Times: "After Weekend
         Brawls, Debate Heats Up." Here's a little quote. "With six people arrested,
         police officers say so many fights in the same timeframe is not typical, but it
         illustrates a problem that police have been warning residents and City Council
         about for a while. When we are going from one fight to another downtown and
         calls for outside help, that means that no one is in the neighborhoods and no one
         is responding to any other calls." And this was Walnut Creek, and I don't think
         they're having the budget problems that we're having. "A review of the
         September police logs, the only records readily available Monday, show on a
         typical weekend, officer make three to five arrests for public intoxication in
         Downtown Walnut Creek during nighttime hours and about the same number for
         assaults for which alcohol is a suspected factor. Patrols also end in arrest for a
         spattering of drunk drivers in the area." So again, we encourage you to not relax
         the 1000' rule.

         Now I'm not speaking as a Vallejo Heights community member. I'm speaking for
         myself. This has morphed a lot, and now I'm looking at Districts 1 and 2, and the
         relaxation of that, and I'm wondering what's happening with that, the Downtown
         Plan is being dismantled, and the Georgia Street Corridor was temporary thing,
         and now it's permanent, and I'm worried that this is going to be permanent as
         well, and we're going to lose all the work that we put into it. And of course, in the
         meantime, Triad is in the middle of a lawsuit, and so there's a larger conversation
         that needs to be happening, not just this, but we need to look at the City, and
         when we keep flip-flopping -we have a Downtown Plan, we don't, we have a
         Mare Island Regional Park, now we have an LNG plan. From the outside, Vallejo
         looks really fickle, and people aren't going to want to do business here if we keep
         changing our minds. And I think that's a real problem. Thank you.

         Chairperson Peterman: Thank you Ms. Miessner. Our next speaker is Liat
         Meitzenheimer, and Liat represents the Vallejo Alcohol and Tobacco Coalition
         Policy.


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          Liat Meitzenheimer: Liat Meitzenheimer, and thank you for giving me this
          opportunity to come here tonight and talk to you. This group, the Downtown
          Work Group, when we first started meeting, I had from the initial meetings
          introduced several articles- ordinances from other cities, Council minutes that
          showed that several other cities who have done this exact same thing - by
          relaxing the alcohol limits have now turned around and come back and said -we
          made a mistake; we relaxed them too much; we don't have enough regulations.
          And so, the problems that were caused by relaxing the alcohol were outweighing
          the benefits that they had. And these are not cities that have places that you
          loiter around, that are not upscale. These are cities that are all affluent. We're
          talking about Walnut Creek, Morgan Hill, Campbell, San Jose, San Diego, San
          Francisco, Santa Cruz, Petaluma- all cities that tried to revitalize their
          downtown. And so, I brought this to the attention of the group in hopes that we
          paid attention, and we didn't go down the wrong path like these other cities did,
          because now they are all coming back to their Council, trying to find a way to
          resolve what they have caused now because they have over-concentrated their
          downtown with alcohol, and they're having multiple problems. I made several
          suggestions on behalf of the community members that we had talked to through
         the coalition. None of them are showing up in reference to any of the material
         you have, except for an Entertainment Permit. The problem is, yes we are
         tightening up the restrictions so that we're showing that we're making sure these
         businesses do what they're supposed to do, but there's no enforcement. There's
         nobody in the City who's going to go back and look at that. Planning says yes,
         we're going to look at it, we're going to monitor it. We have ordinances in the
         book now that are not being enforced. So this is just another layer, some more
         words, to another ordinance that's not enforceable. And that's the problem -that
         we don't have anything in this change that shows that the City is going to have
         anybody that's responsible for making sure that this doesn't happen. And that's
         what we've been asking for. When we first started off, it was going to be two of
         these bars and nightclubs per block. That was a big concern because just
         Virginia Street alone could multiply by 30 more alcohol permits. Just Georgia
         Street. So if we're talking about all downtown, we're talking over 100 potential
         uses. It wasn't until October that we received the ordinance that said we
         changed it to eight, to limit it to eight. Well then that changes the alternatives that
         you could have had, because you said 500' was too restrictive, but if you're only
         going to have eight, why is 500' too restrictive? If there was only going to be
         eight from the beginning, we would have had a different conversation. There's
         no plan to where these businesses are going to go. There's no idea. There's
         nothing that's been shown to us that there's a market for any of these
         businesses. That doesn't include any restaurants, because restaurants can
         come and go as much as they want because they're not bound by the 1000' rule.
         So we're saying, because this has changed so many times since February, the
         public really hasn't had enough time to look at it and say well, here are some
         viable alternatives. It's premature to think that you need to remove a 1000' rule.
         The 1000' rule was enacted by the City for a reason, and it was effective. It
         brought down the calls for service. It brought down the problems that were
         caused in the community because you had an over-concentration. We contacted
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          ABC. The recent numbers that we got from ABC is that there's three per that are
          allowed for the Census Tract- three on-sale, three off-sale. We have 18. Three
          are inactive, but anytime anybody wants to open a business, those become
          active again. And so we're saying we're going to add eight more bars and
          nightclubs, and an unlimited amount of restaurants that are going to serve
          alcohol. There's a reason why we have these rules. The Census Tract does
          encompass a larger area, but all the alcohol is downtown. That's why we're
          saying that you're already over-concentrated. You're adding more to it, but you
          haven't given any viable solutions on how to counteract the problems. We don't
          have anything that's in the books to say who's going to do the enforcement,
          what's the abatement process, what's the fine for it, who's going to do these
          things when we don't even have enough people to run the City. There's nothing
          to say that we're going to have any more staff come in the next couple years. So
          who's going to do that? Well then it's passed off to the Police Department. It's
          not the Police Department's job. In the Code right now, permitting is with the
          Planning Commission and the Planning Department. You're supposed to
          monitor them, you're supposed to do the hearings if there's a problem, and
         you're supposed to revoke them. How many permits have you revoked for
          alcohol? So it's easy to say, oh yeah, we made a rule. But nobody's going to
         enforce it. And that doesn't make us feel any better. So it's easy to pass off
          quality of life because we want more business, but there has to be some kind of
         medium in there so that you can protect the outlying community, because it's not
         just the people who live around here. People who live across town, they want
         police services too. We have article after article after article of brawls and fights
         and property destruction, disruptive behavior that's happened with cities that
         have relaxed their alcohol rules. We really don't have any real reason that's
         been shown to us that you need to get rid of it. There's an alternative of giving a
         Variance. We have no problem with the Empress Theater getting a Variance that
         is specific to downtown. There's no problem with the store getting a Variance
         that's specific to downtown. But to prematurely take this 1000' rule and remove
         it and have no mechanism whatsoever to deal with it, and then dump it on the
         community, and then dump it on the police and say it's your problem, you find a
         way to deal with it. It makes no sense. If you can't monitor and you can't do the
         things that you're mandated to do by giving these permits, then why give them
         out so free and willy-nilly without any responsibility to the community to make
         sure that the permits we issue are going to make a better Vallejo when we give it
         out, and it's not going to harm the community.

         There was one other alternative that was suggested -that we have some sort of
         community group - a downtown group that deals with problems -that would help
         the Planning Department and the Commission. If there are any problems they
         would be able to go to the businesses and try to work those out. We were told by
         the Planning Staff that they could not make that recommendation. In your
         Downtown Specific Plan, there is a mandate in there for a group to be formed
         that is an umbrella group for the downtown businesses and for any new
         development, and one of the things that they're saying is they issue the
         standards of operation. They monitor that. They go to the businesses if there's a
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          problem. They work out. So you have a commission, a group that's already put
          into the Specific Plan that's being ignored, to deal with this if you were to move
          forward with this. But without having anything in place to say okay, we're going
          to remove this, we know there's a problem, the police have already said we're
          not sure that we can handle it, but we're going to give them out anyway. Any not
          put anything behind it that says this is how we're going to deal with bad
          businesses. It's not just Vallejo. We're talking about affluent cities that have
          problems with drunkenness, with alcohol-related crime, the destruction of
          property, people going down the street and they're saying they're not family-
          friendly anymore because people are urinating and throwing up on the street.
          These are big cities. These are cities that have money. We're not talking about
          Vallejo. So if this is already happening and you know that, there is some
          responsibility before taking willy-nilly taking away this 1000' rule to making sure
          that you're protecting the citizens, and not just the downtown business owners.
          Thank you.

          Chairperson Peterman: Thank you Mrs. Meitzenheimer. Our last speaker is
          Janet Sylvain. If there's anybody else who wishes to speak, if you could give a
          card to Ms. Trybull.

          Janet Sylvain: Thank you for the opportunity to come up and express a view
          from the property owners downtown. I am the current president of the CCRC,
          the Central Core Restoration Corporation, and we represent approximately 247
          property owners in the District. As you've heard from Staff and from others
         who've sat in this Downtown Working Group since February, we've debated a lot
          of possibilities in making these changes for downtown. We looked at the
         advantages and disadvantages of changing the alcohol policy- the 1000' foot
          rule- and after discussing it with all our constituents, we, as a group, came to a
         consensus that it was time for us to relax our restrictions in the Downtown District
         and allow businesses to come in. The rule has been prohibitive to several
         businesses who want to relocate in our District. And as you saw in Michelle's
         report, we're at 60% vacancy downtown. And none of us thinks that any new
         business has to serve alcohol. We just want to have the opportunity to welcome
         a viable business into our vacant buildings in the Downtown District. So, as a
         group, we've debated this for, what is it now, seven months, eight months, and
         we're still behind it. We know we haven't solved every problem. We are asking
         you to move forward with this so that we can make some progress; because we
         know that if we keep everything the same, we can't expect a lot of positive
         change to come in. We need to take action now. And so at CCRC, we are
         encouraging you to pass this today. We're not done debating the other issues
         that you've heard from other property owners downtown. We are going to
         address those things too. But we need to take action now to keep our downtown
         a viable place to bring your new business. Thank you.

         Chairperson Peterman: Thank you Ms. Sylvain. With that, I will close the Public
         Hearing and bring it back into the hands of the Commission. Are there any
         comments by any of the Commissioners? Commissioner Graden.
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          Commissioner Graden: Does Staff have an idea of the businesses that have
          been denied that have been trying to come into downtown as a result of the
          existing ordinances?

          Michelle Hightower: No. The one business that I mentioned in the presentation
          is the Empress Theater, which is adjacent to a restaurant. And they cannot get a
          Use Permit because of the 1000' foot rule. For most businesses, Vallejo is
          known to have a 1000' rule, and so therefore they don't come forward with
          proposals because they know that our Zoning Code does not allow it.

         Commissioner Graden: How much consideration does Staff give from allowing
         Variances or the uses to be approved on a case by case basis without relaxing
         the 1000' rule?

         Michelle Hightower: Once a Variance is granted, because the Code states that
         you can't have one- in this particular instance because of the 1000' rule - if you
         do it again, it's no longer a Variance. A Variance is showing hardship, and you
         have to show a hardship to grant it. And there is no hardship here for granting a
         Variance. And once you grant the Variance the first time, then it becomes policy
         because you're granting it again and again.

         Commissioner Graden: So you can't have one without the other. There's no
         surgical approach. There's either a broad policy or nothing.

         Michelle Hightower: Correct.

         Commissioner Graden: Okay.

         Chairperson Peterman: Commissioner Klimisch.

         Commissioner Klimisch: Do we have any input from the Police Department on
         their feelings - I haven't heard that tonight.

         Michelle Hightower: The Police Department did work with me during the latter
         part of the month of October, and based on their concerns, they did make a
         statement that they do understand that having alcohol-serving establishments is
         part of a viable downtown. But they did state that if all eight businesses were to
         open at one time, then there would be a concern with safety and them being able
         to enforce. But only if this happened. They also indicated that their staff is
         limited, and they do realize this. So there is a risk involved in this particular
         proposal, and staff is willing to move forward with that risk. Hopefully, what we
         will try to do is work with the business owners so they understand what the
         policies and standards are so they can implement security measures to improve
         safety. There is strength in numbers. So if we bring in more businesses, we
         bring more foot traffic. The Police Department also agreed that this would help

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          because that would increase the sales tax revenue to bring in more police
          enforcement.

          Commissioner Klimisch: What was mentioned is a potential oversight group. Is
          that something that we are entertaining? That does seem like a logical
          substitution in place of the Police because they don't have the numbers that they
          could independently be able to go into businesses that were causing trouble if
          this was enacted.

          Michelle Hightower: An oversight group is an alternative that this body can
          recommend this evening if they would like for us to consider it. We didn't include
          it in the proposal because it was something that we thought would be another
          layer, but if it's the desire of the Planning Commission to include it in the
          proposal, then that would be your pleasure.

         Commissioner Klimisch: Okay and then it was also mentioned about a corridor
         on Georgia Street, which I can see at least one block up potentially being in that
         realm. I would think that that should be a consideration.

         Michelle Hightower: Again, if it's the recommendation of this body to include an
         additional area in the District, that would be up to you. We decided that this
         particular proposal would be limited to the issues at hand and not try and
         increase the boundaries that were established when the Specific Plan was
         adopted back in 2005; and though I was not part of that, I'm sure that there is a
         logical reason why they decided to place the boundary where it is. So again, that
         would be up to you, if you'd like to bring that forward as a recommendation.

         Chairperson Peterman: Commissioner Gourley.

         Commissioner Gourley: A couple of comments. I too sat on the Downtown
         Advisory Group, and I saw some wonderful ideas and wonderful things talked
         about, and I thought I saw some progress. And that was five to six, seven years
         ago- I haven't seen anything happen with those wonderful ideas. You can say
         some of it was due to the economy and its tanking. I think you can also say
         some of the restrictions and continued delays in that project doomed it for failure.
         I've also heard some things tonight that I like to call circular logic. And the
         circular logic is this -we can't afford to enforce it, so we shouldn't do it. And one
         of the things we're talking about here is enhancing revenue by opening up new
         businesses, which enhances revenue, which would give us funds by which we
         can enforce it. But if we continue to go down this rabbit hole of well, we can't do
         this because we can't afford to enforce it, therefore we can't do it, well then
         another business leaves town and we have less resources, less revenue. And
         so we will then have less things we can work on and enforce. Just a couple of
         comments that I think needs to be brought back to focus. What are we going to
         do is talk about Land Use issues. And I think that the proposals in this deal - am
         I out of line here?

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          Chairperson Peterman: No.

         Commissioner Gourley: I think address those issues- address specifically Land
         Use issues. And I think the use of our downtown would enhance not just the
         downtown business people, but the entire city, because the revenue generated
         doesn't just go to the downtown group. It doesn't just go to the people that own
         businesses downtown. It goes to the entire city. We come up with a better
         downtown; we come up with a better city. So I think we should look at some of
         those things. And I would like to, when we get to that issue, consider including
         the Georgia Street Corridor as part of this.

         Chairperson Peterman: Thank you Commissioner. Commissioner Harrington-
         Cole.

          Commissioner Harrington-Cole: While I certainly would love to see the
          downtown succeed -who lives in this town who doesn't? And I do think new
          business is very important, I think we have to look at the kind of business -the
         rabbit hole idea - it sounds great, but when the business we're bringing is
         automatically a drain on our community, then I'm not sure it's a good idea. I
         would like to see a strong enforcement piece in place before we remove this
          1000' rule. I know that communities that have more alcohol sold, no matter how
         it's sold, have more alcohol problems. And we're not talking about noise and
         littering and public disgusting things in streets, we're talking about spousal abuse
         and child abuse, car accidents. I also live in a neighborhood, and I don't want my
         police- all six of them- downtown while the guy next door, God forbid, or me, or
         someone in my neighborhood is being robbed or mugged. Having more people
         on the streets sounds great, but we have more people on the streets at two
         o'clock in the morning, and I'm not sure that's going to revitalize the downtown.
         In conclusion, it also feels a little bit like a step backwards. I wasn't here in the
         60's, so I wasn't privy to all the discussion of why the 100, 200, and 300 block of
         Georgia Street was torn down and replaced, but part of it I think was because
         there were a lot of bars, locker clubs, and tattoo parlors, and things going on
         which our City fathers at that time thought should be abolished. And now we're
         back to putting ten more bars in town- eight more bars. We're doubling the
         number of bars in town, which feels like we're going 50 years backwards. So, I
         cannot approve this at this point.

         Chairperson Peterman: Any other comments? Commissioner Hudson.

         Commissioner Hudson: Yes, I have a question for Michelle. These businesses
         that we're talking about attracting - can you give me a little background as to
         what type of business we're talking about here in the Arts & Entertainment area?
         Because I think that's what we're talking about, is that correct- the kind of
         businesses that we want to attract to this area to make this more pliable for these
         types of businesses?

         Michelle Hightower: They would be bars, lounges, dance clubs, civic uses.
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          Commissioner Hudson: Is that the primary use - alcohol consumption - or is
          that a secondary use following the primary consumption? I mean, I understand
          the dance clubs and the social clubs and getting together, but that's not the
          primary use is the drinking and the alcohol.

          Michelle Hightower: Correct.

          Commissioner Hudson: But that is a fall-out of it.

          Michelle Hightower: That's correct.

         Commissioner Hudson: Is that what we're talking about here, the social issues of
         these Arts & Entertainment clubs we're looking for- the use where you could
         have enough room to have at least 100 people or more for dancing and a OJ - is
         that what we're talking about?

         Michelle Hightower: Well, it depends. The Arts & Entertainment District is a
         variety of uses. And those that I mentioned earlier are those that include alcohol
         sales. So that's the purpose of the ordinance is to relax the rules for them.
         Restaurants, these businesses are welcome to come to the City any time, but in
         order for them to also serve alcohol, which is also a part of their business, in a lot
         of cases it helps make the business viable because of the sales. Those
         businesses would be able to enter into the downtown area without having that
         1000' rule restriction.

         Commissioner Hudson: Yes, and I understand that. Trust me, I've gone to
          places like Berkeley, where you have restaurant after restaurant after restaurant
          after restaurant, all lined up in a row that serve alcohol as well as food. But their
          primary function is to be a restaurant, not to be a rave club or a social club or a
         night club or another bar. And I think what we're all saying, and excuse me, I
         don't want to speak for anyone else here, is that we would like to see our
         downtown be a vibrant, active, enjoyable place that we can all go an enjoy, every
         one of us. What we don't want to see is another bar next to another bar next to
         another bar next to another bar next to another bar next to another bar next to a
         rave club next to a social club next to another bar. And I'm not trying to
         discourage our businesses, but I also want to err on the caution side of protecting
         our community. So the position I want to make is to make sure tonight that
         whatever decision it is that I make, that I make it clearly understanding that I'm
         making a decision that is based on what's best for our businesses, and best for
         the people that live in this city, and the best for our community, and the best that
         our police can enforce. I know that these are issues that we all deal with and we
         struggle with, but we don't to see our city slide any further down the hole than it
         has. And we don't want to drive business away. I'm a businessman here in
         Vallejo, and I want to see it thrive. And when businesses thrive, I thrive. So I
         think we need a step back a little bit here and understand exactly, because I'm

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          not quite sure I completely understand relaxing the 1000' rule, what we're going
          to look like downtown when we get through.

          Michelle Hightower: Well, I'd like to just add that the Use Permit would come to
          you each time for your discretion. There is in the proposal they have established
          an eight outlet maximum. But we don't have to reach that number. Again, the
          Use Permit is discretionary. If we determine that we don't a bar adjacent to
          another bar adjacent to another bar adjacent to another bar, we can make that
          determination as we go along.

          Commissioner Hudson: Thank you.

          Chairperson Peterman: Commissioner Graden:

          Commissioner Graden: I'm still having a hard time today, and that's because the
          truth is that we know for sure is we want to see all those that are invested in
          Vallejo succeed. We want to see all of our property owners and the business
          owners succeed. And we also want to see a vibrant downtown. I'm just
          struggling because I don't necessarily see the correlation between increased
          alcohol sales and demand for downtown outside of bars and night clubs that
          would operate at night. And I don't necessarily see the connection how these will
          drive demand to these very business owners that want to see their
          establishments succeed. And that's why I'm struggling because I'm not- you
          know, policy is part of it, but the other part is the psychographic analysis that tells
          us where our gaps are. It's more of a developer perspective. It's what is missing
         from the community and what businesses that our demographics and
         psychographies support that we can go out and get and prove to them that you
         can succeed in Vallejo. And I don't see how relaxing the alcohol restriction,
         lowering the distance accomplishes the goal for demand. And so, I don't know if
         there's more that we can do. I know staff is already short, but I don't know if
         there's more that we can do to actually get into some more of the psychographic
         analysis without adopting this tonight, and finding something that has a little more
         substance and be able to truly measure real demand from a factual basis, and
         then actually being able to target recruit businesses that actually would be
         complementary to those that are here already. Because that really would
         catalyze the downtown is being able to say this is missing, this is missing, and
         this is missing from a very factual, analytical perspective. More so than just
         saying okay, let's lower our downtown, have more alcohol so we'll have more
         social establishments when the people will be after business hours anyway,
         which is going to drain our police staff that we can't support the existing
         community. I don't see how this gets to demand for downtown. I just see
         actually what we can kind of foresee is this will create problems for sure, but it
         may not solve our demand problem that we have. So, I don't know what else
         staff can do, but I'm having a hard time being able to see the correlation.

         Chairperson Peterman: Mrs. Hightower.

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         Michelle Hightower: One of the things that I want to make clear is that this is just
         a program that was established in 2005 as part of the Specific Plan adoption. It
         was something that was envisioned by the creators of the Specific Plan to state:
         here's something we can do to implement the Specific Plan. It's only a piece of
         it. It's not the whole picture. There are other programs in the Specific Plan that
         we can adopt and implement. This was just one that came to our attention in
         2009 to say, let's adopt this one. It's within the confines of the Specific Plan
         implementation program, and so it was appropriate for us to come before you
         with a proposal after doing some analysis. Again, it's just one program listed in
         the Specific Plan that we're trying to implement. There are many others, and my
         goal is to continue down the line with other programs that are in the document.

         Chairperson Peterman: Commissioner Klimisch, I believe you were next.

         Commissioner Klimisch: In the past year, there have been two businesses that
         have come to the Commission and we have given blessings to two to open up.
         Does any of this that we are dealing with today have an effect on those two
         businesses opening? One was the brew pub, and the other was the sports club
         that was going in on the corner of Sacramento and Georgia.

         Michelle Hightower: To my knowledge, both of those were restaurants, so they
         would be bona fide eating establishments allowed anyway.

         Chairperson Peterman: Commissioner Gourley.

         Commissioner Gourley: You know, actually there was a third one farther up a
         little bit that we approved maybe a year, year and a half ago, and the point that I
         make by that, I'm glad you brought that up is, none of them have opened the
         doors yet. Any for other reasons, I'm sure. And this is one piece of the puzzle
         that will help. And if I vote for this tonight, I'm not voting for this because I think
         we're going to open up eight bars next week. If we open up a bar in the next
         year I'd be shocked. But it sends a message to people wanting to do business in
         Vallejo that we're open for business and we want to do things. I think is part of
         that piece. Again, it's not easy to open a business here. We continue to make it
         much more difficult. There was a comment made, and I appreciate it, that this is
         not enough. Well, we've been working on this for how long? We talk about using
         staff time, and the fact that we can't police and we can't enforce, well we spend
         months drafting up this, redrafting it, redrafting it, and remeeting and redrafting,
         we're never going to get anything done. I would say, let's move forward and get
         something done. There's nothing to say that if this causes all the nightmares that
         we're hearing about, that it can't be changed. And if it were that big a problem, I
         don't see any reason why we could not do that as a body of enforcement.

         Chairperson Peterman: Thank you. There being no comments, I'll ask for
         someone to offer the resolution. Commissioner Gourley.



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         Commissioner Gourley: I would offer a resolution to recommend to the City
         Council to adopt CTA #10-0003 and SPA #10-0003 with the inclusion of the
         Georgia Street Corridor as mentioned earlier, and the suggestions if necessary
         through legal counsel that he made about some of the language being changed if
         appropriate to be included in that.

         Michelle Hightower: I just want to confirm when you say to add the Georgia
         Street Corridor, we need to confirm what the limit is. Now currently, the A&E
         District stops on the west side of Sonoma, and if you want to include the Georgia
         Street Corridor, then it goes up to one parcel below Sutter.

         Commissioner Gourley: I think it would be appropriate to include that section that
         you mentioned because there are viable businesses there and as he mentioned,
         I believe that's the area he's talking about where one was okay, maybe it slipped
         through the cracks, and then the next one wasn't. That's an issue. That's a
         serious issue.

         Chairperson Peterman: Commissioner Hudson, you had a comment?

         Commissioner Hudson: My other concern was the oversight committee that
         Dennis had mentioned earlier in this. Can we do something about that as far as?

         Chairperson Peterman: You can ask Commissioner Gourley.

         Commissioner Hudson: Commissioner Gourley, can we offer up that
         amendment? I would like to see us establish and oversight committee composed
         of the business community, our neighborhood community, and those that are
         willing to serve on it that are listed in the proposal that you have presented to us
         tonight, the Alcohol, Tobacco Policy Coalition, the CCRC- using those as a
         basis for that oversight committee.

         Chairperson Peterman: Thank you. Ms. Quintana.

         Claudia Quintana: Thank you. Just for clarity sake, what I have is a motion to
         approve a resolution. With regards to the comments made by the second
         speaker, I have comments that he has been kind enough to provide me, one
         involving more doors to buildings I believe- very preliminarily, staff has no
         problem with. There is an issue with regard to the comment that the speaker had
         made about the Chief of Police being able to put on additional conditions or rules
         after the Use Permit has been given. I think that might be problematic. What I
         would suggest is that if there are enforcement issues during the enforcement
         process that City Staff can take advantage of and the Use Permit can be
         modified at a later time. So that's what I would like to do. I'm not clear as to the
         establishment of the oversight committee and whether or not that's an action that
         was properly noticed for today. I'm not familiar with that particular section of the
         Specific Plan right now. Perhaps Michelle can speak about it, but I think that if
         it's not entirely clear that the establishment of an oversight committee is a proper
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          motion for tonight, then perhaps the Planning Commission can direct Staff to do
          so at a later date and come back with that. I'm just not familiar with that move to
          establish an oversight committee for tonight's purposes.

          Commissioner Hudson: I can withdraw that portion of the motion.

          Chairperson Peterman: Then would you like to make that suggestion?

          Commissioner Hudson: Yes, I'd like to make that suggestion that we do come
          back with that, and also following that up with the Police Commissioner. I believe
          the process of permitting is that, in the process of permitting, Police, Fire,
          Building Code Department, all that has to be notified in advance of a permit being
          issued, so that would in essence because of the policy the City has accepted,
          going through that process, have to happen prior to any permit being issued
          anyway. So they're already in the loop. I don't think we really have to follow that
          through with anything else.

          Chairperson Peterman: Thank you. Being no further discussion, please vote.

          Vote: 4AYES
                2 NOES
                Motion carries.

          Chairperson Peterman: Thank you.


L.        OTHER ITEMS

          Chairperson Peterman: We move on now to L, Other Items, and since we're
          going to make that vote, we need to add that as an emergency item, correct?

          Claudia Quintana: No, what I was going to suggest is because that's going to
          entail an amendment to the calendar that you approved a few months ago, I think
          Michelle can just cancel the meeting if she's not interested in having a meeting
          on a particular date and add a special meeting for the day that she would like to
          have. That's probably better.

         Chairperson Peterman: I think it would be good too if we could just have a show
         of hands of those people who could be there on the 6th. If you can make it on the
         6th, please raise your hand. That's a quorum.


         Commissioner Gourley: I have a question. That's the one about the Marina?

         Chairperson Peterman: Yes, it is.

M.       ADJOURNMENT


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          Chairperson Peterman: There being no further business, I declare this meeting
          adjourned.




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Staff Reports
                          STAFF REP ORT - PLANNING
                              CITY OF VALLEJO
                           PLANNING COMMISSION


  DATE OF MEETING:          February 23, 2011                 Item No. K-1
  PREPARED BY:              Bill Tuikka, Associate Planner

  PROJECT NUMBER:          TM #10-0001

  PROJECT LOCATION:        428 Georgia Street,
                           APN 0056-193-110

 PROJECT
 DESCRIPTION:               Approval of a tentative map for nine resid
                                                                             ential
                            airspace condominiums. The project involves
                                                                                the
                           conversion of a mixed-use building cont
                                                                             aining
                           commercial space and rental apartments to
                                                                               nine
                           residential condominiums at 428 Georgia Street.
                                                                               The
                           proposed conversion includes one first floor live/w
                                                                                ork
                           unit and eight residential units on the second
                                                                               and
                           third floors. Six of these units are two-story, and
                                                                                the
                          remaining two units are on a single
                                                                             level.
                          Condominium owners will have ownership
                                                                            of air
                          space within the individual unit and ownership inter
                                                                                est
                          in the common areas.

 RECOMMENDATION:          Approve with Conditions
CEQA:                     Categorically Exempt (Section 15301) (Class 1,
                          Existing Facilities)

PROJECT DATA SUM MAR Y

Name of Applicant:        Buck Kamphausen
                          200 Rollingwood Drive
                          Vallejo, CA 94591

Date of Completion:       November 18, 2010

General Plan Designation: Downtown Specific Plan
                                                , Georgia Street Corridor
Zoning Designation:      Mixed Use Planned Development (MUPD)
Surrounding Land Use:    North: Commercial/Retail
                         South: Commercial/Retail
                              East:    Commercial/Retail
                              West:    Commercial/Retail
  Lot Area:                           3,250 square feet
 Parking Required/Provided:           No parking provided.
 BACKGROUND SUMMARY

  The proposal involves subdividing an existing three
                                                           -story, 6,500 square foot
  building into nine condominium units. The building is
                                                          bordered on the north side
 by Indian Alley, on the south side by Georgia Stree
                                                         t, the east side by the Old
 I.O.O.F Lodge (currently retail) and a vacant lot
                                                        to the west. Currently the
 building is being utilized as eight vacant apartment units
                                                              on the second and third
 floors, and a recently occupied retail space on the first
                                                            floor that also contains a
 kitchen area. Previously, the building contained 30
                                                       apartments above first floor
 retail.

 The building was originally constructed in 1900 as a
                                                      hotel. Since that time, there
 have been an unknown number of commercial tenan
                                                       ts on the ground floor. The
Vallejo 1957 City Directory lists the building as Hym
                                                          an Woman's Store, with
"bachelor" rooms/lodgings and apartments on the seco
                                                          nd and third floors. The
building was later divided into 30 small self-suffici
                                                       ent apartment units in the
1960's. These units were demolished several years
                                                         ago and the building was
constructed into eight residential units on the second
                                                        and third floors, and a 200
square foot addition was added to the rear of the grou
                                                          nd floor commercial unit.
The eight residential units have never been rented, and
                                                          the first floor commercial
space was rented in December 2010 to a cloth
                                                       ing retailer, following the
submission of this application.

CON SIST ENC Y WITH SUBDIVISION MAP ACT AND
                                            CHA PTE R 15.22 OF THE
VALLEJO MUNICIPAL CODE

Section 15.22.030 of the Vallejo Municipal Code and
                                                        the Subdivision Map Act
impose on subdividers the following requirements for
                                                      notice to tenants:
   • Each tenant has received written notification of
                                                           intention to convert 60
       days prior to the filing of a tentative map. Each tena
                                                                 nt has received all
       applicable notices required by the Map Act. Each tena
                                                                 nt has received 10
       days' written notice regarding the submittal of an appli
                                                                  cation for a public
       report to the Department of Real Estate
   • Each tenant will be given written notification withi
                                                          n 10 days of final map
       approval
  • Each tenant will be given 180 days' written notic
                                                         e of intention to convert
       prior to termination of tenancy
  • Each tenant of the proposed project has been or
                                                        will be given notice of an
       exclusive right to contract for the purchase of his
                                                            or her respective unit
      upon the same terms and conditions that such unit
                                                             will be initially offered
      to the general public or terms more favorable to the
                                                            tenant. The right shall
      run for a period of not less than ninety days from the
                                                               date of issuance of
      the subdivision pubic report pursuant to section 1101
                                                               8.2 of the Business
                                                                                   2
         and Professions Code, unless the tenant gives prior writte
                                                                   n notice of his or
         her intention not to exercise the right.

   The application for a Tentative Map to convert this build
                                                            ing to nine condominiums
   was submitted to the City in April, 2010. At that time,
                                                              the entire building was
   vacant, and has been for approximately seven years
                                                         . Staff has determined that
  Chapter 15.22 requiring notice to tenants was not
                                                          applicable at the time the
  application was submitted to the City. A clothing retail
                                                             er has occupied the first
  floor space since December, 2010. The retailer
                                                         has been informed of the
  owner's intention to convert to condominiums.
                                                         Conditions of approval will
  require consistency with Chapter 15.22 before appli
                                                            cation for a Final Map,
  including required noticing to any tenants.

 CONSISTENCY WITH CHAPTER 16, ZONING ORD
                                        INANCE
 The proposed project is subject to the provisions set
                                                        forth in Section 16.79.055
 (Special Provisions for Evaluating Condominium
                                                         Conversions of Historic
 Properties) of the Vallejo Municipal Code as it is
                                                     listed on the City's Historic
 Resources Inventory list.       These provisions allow modifications to the
 condominium standards set forth in Chapter 16.79
                                                      for qualified properties that
 are listed on the City's Historic Resource Inventory
                                                        List. These modifications
 require compliance with the Secretary of the Inter
                                                          ior's Standards for the
 Treatment of Historic Properties, which are Natio
                                                       nal standards for historic
 preservation.

 The project's compliance with Section 16.79.055
                                                 (in bold), is listed in italics
 inserted within the Ordinance, below:

 SECTION 2.         Section 16.79.055 - Special proviSions for evalu
 condominium conversions of historic properties.                           ating
        For historic properties that are listed on
                                                            the City's Historic
 Resources Inventory, the project shall comply with
                                                        Sections 16.79.040 and
16.79.050 with the following exceptions:
        A.    Density. The maximum allowable density for any
condominium conversion of a historic property                        residential
                                                   shall be no higher than the
density of the property when it was originally
                                                   developed, including legal
additions, or than that allowed in the zoning distr
                                                     ict in which the project is
located, whichever is greater. For properties with
                                                       nonconforming units, a
certificate of conformity is required to establish
                                                    the number of legal units
per section 16.78.050 prior to the application for
                                                   condominium conversion.
          The Density of the project is less than the historical
                                                                  density. Historically,
the building had up to 30 residential units on the
                                                        second and third floors with
commercial space on the ground floor. The proposed
                                                          project involves eight units
on the second and third floors with a commercial pote
                                                          ntia/live/work space on the
first floor.

      B.    New Structures. Any new structures to be cons
                                                          tructed on the
property in conjunction with the conversion shal
                                                l meet the provisions of

                                                                                      3
  this chap ter and the stand ards of the zonin g distr ict in
                                                                  whic h the proje ct is
  locat ed.       All new cons truct ion shall confo rm to the Secr etary
  Inter ior's Stan dard s for the Trea tmen t of Histo ric Prop                 of the
                                                                erties .
         This requirement is not applicable as no new structure is being
                                                                         proposed.
         C.     Open Space.          If the open spac e requ ireme nts for
 cond omin iums in 16.79.0400 cann ot be met for the
                                                                 proje ct due to site
 cons train ts of the histo ric prop erty, the open spac e
                                                               requ ireme nt may be
 redu ced or excu sed. If, in the deter mina tion of the Plan
                                                                ning Manager, there
 is a feasi ble way to prov ide open spac e that woul d
                                                               not have a nega tive
 impa ct on the histo ric integ rity of the prop erty by such
                                                                mean s as remo ving
 non- histo ric struc tures , the appli cant shall be requ ired
                                                                 to comp ly with the
 open spac e requi reme nt. In no case shall addit
                                                              ional units or othe r
 struc tures be allow ed at the expe nse of requ ired
                                                             open space, with the
 exce ption of requ ired cove red parki ng, the meri ts
                                                                 of whic h shall be
 weig hed again st the merit s of prov iding open spac e for
                                                                the proje ct.
        In this particular case, additional open space cannot be provid
                                                                       ed. Major
 modifications would be required to the building in
                                                            order to satisfy this
 requirement. Staff has determined that this requirement is
                                                            excused (waived).
        D.     Storage. If the stora ge requ ireme nt for cond omin ium
                                                                          proje cts
 cann ot be met witho ut nega tive impa cts to the histo
                                                             ric integ rity of the
 prop erty, the stora ge requ ireme nt may be decre ased
                                                               or waive d at the
 deter mina tion of the Plan ning Manager.

       Section 16.79.040 E requires that each unit have 200 cubic
                                                                   feet of storage
area. This project provides storage area of 145 cubic
                                                         feet to 385 cubic feet,
depending upon the unit. The project contains nine units,
                                                            and five of the units
provide Jess than 200 cubic feet of storage. No additional
                                                           storage space can be
provided without major changes to the structure. Staff has
                                                             determined that the
subject requirement shall be waived.

       E.     Noise Resis tance . For histo ric prop ertie s, altern ative
and meth ods may be utiliz ed to satis fy the noise resis                    mean s
                                                               tance stand ards of
the curre nt Calif ornia Build ing Code for cond omin ium
                                                              conv ersio ns subje ct
to the appr oval of the Chie f Build ing Offic ial and the Plan
                                                                ning Manager.
       Sound transmission between the units is Sound Trans
                                                                mission Control
(STC) 55 to 59, depending upon the location. This is cons
                                                          istent with the City of
Vallejo Standard of minimum STC 55 and the UBC standard
                                                           of STC 50.
       F.     Fire Walls . The State Histo ric Build ing Code shall apply
prote ction requ ireme nts for cond omin ium conv                         to fire
                                                          ersio ns of histo ric
prop ertie s.




                                                                                    4
         The fire rating separating units is 2-hour, and the building has a fire
 sprinkler system. The fire rating of the first floor ceiling and the secon
                                                                            d floor
 ceiling is one-hour. This rating exceeds the State Historic Building Code.

        G.    Crime Preve ntion.      Origin al exteri or doors on histor ic
 prope rties shall be retained unless the Plann ing Manag er determ
                                                                        ines that
 replac ement is necessary. If the origin al exteri or doors have been
                                                                        replaced
 previo usly or need to be replaced, exteri or doors shall be solid core
                                                                            type,
 of a design that is appro ved by the Secre tary of the Archit ectura l
                                                                         Herita ge
 and Landm arks Comm ission (AHLC).

       The front doors to the residential units have been replaced with solid core
 30-minute rated doors. These are interior doors and do not require
                                                                            AHLC
 approval.

        H.    Buildi ng Code Comp liance . All histor ic prope rty conve rsion
 projec ts shall comp ly with the State Histor ic Buildi ng Code.
                                                                         Exteri or
 chang es shall also compl y with the Secre tary of the Interio r's Stand
                                                                          ards for
 the Treatm ent of Histor ic Prope rties.

       Rehabilitation work conducted by the present owner has followed the
 Standards of Treatment for Historical Properties.

        I.     Parkin g. The onsite parkin g requir ement for condo minium
conve rsions of histor ic prope rties may be relaxe d at the discre tion
                                                                          of the
Plann ing Manag er if off-sit e parkin g in the neigh borho od is
                                                                         readily
availa ble and the lack of on-sit e parkin g for the projec t would not
                                                                         have a
signif icant impac t on neigh borho od parkin g; and
        1.    The onsite parkin g requir emen t canno t be met on the prope rty
        due to site constr aints; or
        2.    The parkin g requir emen t can be met only by utilizin g a
        substa ntial portio n of the requir ed open space .

     On-site parking cannot be provided, as the building occupies the entire
parcel.   The previous use of the building involved 30 residential units with
ground floor retail; therefore the proposed nine units will have a substantially
                                                                                 less
parking demand. Staff has determined that the subject parking require
                                                                           ment be
waived.

CONSISTENCY WITH THE GENERAL PLAN

The General Plan Designation for this area is Downtown Mixed Use.
                                                                                The
retail/residential building is consistent with that use.

CONSISTENCY WITH THE DOWNTOWN SPECIFIC PLAN

The project is consistent with the zoning designation of Mixed Use
                                                                    Planned
Development (MUPD) which allows second floor residential and
                                                                  first floor
commercial in the Georgia Street Corridor. The building was review
                                                                      ed for

                                                                                   5
  consistency with the Downtown Design Guidelines when
                                                       granted a Unit Plan
  permit to remodel the fac;:ade in 2006.

  PUBLIC COMMENTS

  A public notice was mailed to property owners within a 500-f
                                                               oot radius of the
  project site and published in the Times Herald newspaper
                                                            on February 3, 2011.
  No communication was received from the public as of the
                                                           writing of this report.
 ENVI RON MEN TAL DETERMINATION

 The approval of a tentative map to convert a mixed-use
                                                         commercial/residential
 apartment building to nine condominium units is categorica
                                                            lly exempt from the
 requirements of the California Environmental Quality Act
                                                          (CEQA) pursuant to
 Section 15301. The project involves negligible or no expa
                                                           nsion of an existing
 use.

 CONCLUSION/RECOMMENDATION

 Staff has determined that the proposed project, as conditione
                                                              d, is consistent with
 the Subdivision Map Act, City's General Plan, Cond
                                                            ominium Conversion
 Ordinance and Zoning Ordinance, therefore, Staff recommend
                                                               s that the Planning
 Commission APPROVE Tentative Map #10-0001 based
                                                             on the findings and
 conditions contained in the attached Resolution.

 EXPIRATION

Approval of a Tentative Map shall expire in 36-months unles
                                                           s the map has been
recorded or is extended by the City prior to that date.

APPE AL

 The applicant or any party adversely affected by a decis
                                                                   ion of the Planning
 Commission may within ten days after the rendition of
                                                                  the decision of the
 Planning Commission appeal in writing to the City Coun
                                                                 cil by filing a written
 appeal with the City Clerk and Planning Division. Such writte
                                                                    n appeal shall state
the reason or reasons for the appeal and why the applicant
                                                                  believes he or she is
adversely affected by the decision of the Planning Comm
                                                                  ission. Such appeal
shall not be timely filed unless it is actually received by the
                                                                City Clerk or designee
no later than the close of business on the tenth calendar day
                                                                   after the rendition of
the decision of the Planning Commission. If such date falls
                                                                 on a weekend or city
holiday, then the deadline shall be extended until the regul
                                                               ar business day.
ATTACHMENTS

 1. Resolution/Conditions of approval
 2. Tentative Map
 3. Conflict of Interest Map



                                                                                       6
                                                                                       Attachment 1
                       CITY OF VALLEJO PLANNING COMMISSION

                                   RESOLUTION NO. PC 11-01

                   A RESOLUTION OF THE PLANNING COMMISSION
                     APPROVING TENTATIVE MAP APPLICATION
                                    #10-0001

                                         428 Geor gia Stree t

  A tentative map converting 9 rental units located at 428 Georg
                                                                 ia Street into ownership   units.


                                         APN 0056-193-110

                          *** *** *** *** *** *** *** *** *
  I. GENERAL FINDINGS

 WHEREAS, an application was filed by Buck Kamp
                                                           hausen seeking approval for a
 Tentative Map to allow the conversion of a mixe d use
                                                         building consisting of ground floor
 commercial and second and third floor residential units
                                                         into eight residential units and one
 ground floor live/work unit; and

 WHEREAS, the City of Vallejo Planning Com missi on
                                                       conducted a duly noticed public
 hearing to consider the Tentative Map application on
                                                      February 23, 2011 at whic h time
 testimony and evidence, both written and oral, was prese
                                                          nted to and considered by the
 Planning Commission; and

 WHEREAS, based on evidence received at the public
                                                   hearing, the Plann ing Com missi on
 makes the following factual findings:

 II. CALIFORNIA ENVIRONMENTAL QUALITY ACT
                                          FINDINGS
Section 1. The Planning Commission finds that on the
                                                          basis of the whol e record before it
that the propo sed project will not have a significant
                                                          effect on the environment as the
proposed project is EXEMPT per Section 15301 (k)
                                                           of the California Environmental
Quality Act in that the conversion of 9 existing renta
                                                              l into cond omin ium units is
categorically exem pt from the requirements of the Calif
                                                           ornia Environmental Quality Act
(CEQA) pursuant to Section 15301 (k), Class 1. The
                                                            project involves the division of
existing multi-unit building into individual owne rship wher
                                                             e no major physical changes are
occurring.

III. FINDINGS RELEVANT TO TENTATIVE
                                    MAP APPLICATION AND
FINDINGS    FOR   CONDOMINIUM   CONVERSIONS
DETERMINATION OF PROJECT CONSISTENCY          AND     FOR
                                     WITH THE SUBDIVISION
MAP ACT.

Section 1. The Plann ing Commission finds that appli
                                                              cant submitted a Tentative Map
application to allow subdivision of nine rental units into condo
                                                                miniums.
  Section 2. Planning Commission finds that the subdivision is
                                                               reasonable and desirable
  based on the following findings:

      1. An application for Tentative Map TM#10-0002 to create nine
                                                                       condominium units
         at 428 Georgia Street has been submitted to the Planning
                                                                          Commission m
         accordance with the procedure established by the Zoning Ordinance.

     2. The proposed condominium conversion tentative map will
                                                                        not have an adverse
        effect on the diversity of housing types available in the city in
                                                                          that the conversion
        provides additional opportunities for ownership in the downtown
                                                                           area.
     3. The proposed condominium conversion will not displace
                                                                    a significant percentage
        of tenants and delete low and moderate income rental units from
                                                                          the City's housing
        stock. Staff finds that there is a significant supply of rental housi
                                                                             ng available in
        Vallejo at this time.

     4. The proposed condominium conversion would not be detrim
                                                                       ental to the health,
        safety or welfare of the community and is consistent with the goals
                                                                            and policies of
        the General Plan and the Downtown Specific Plan.

     5.    The overall design and construction of the condominium conve
                                                                          rsion project meets
          the standards set forth in Chapter16.79.055 of the Vallejo Muni
                                                                         cipal Code.
    6.     The proposed project would not affect the historic significance
                                                                             of the property in
          that the project is in compliance with the Secretary of the Interi
                                                                             or's Standards for
          the Treatment ofHistoric Properties and the State Historic Build
                                                                              ing Code.
    7. The subdivision conforms with the Subdivision Map Act (Cal.
                                                                   Gov. Code section
       66410 et seq, and title 15 of the Vallejo Municipal Code.

IV. RESOLUTION RECOMMENDING APPROVAL OF
                                        TENTATIVE MAP
APPLICATION #10-0001

NOW, THEREFORE, LET IT BE RESOLVED that the Plann
                                                                   ing Commission hereby
APPROVES the Tentative Map application to allow for the subdi
                                                                  vision of the units located
at 428 Georgia Street in the MUPD zone (Mixed Use Planned
                                                                 Development) zone in the
Downtown Specific Plan area into residential condominiums,
                                                                    based on the findings
contained in the staff report attached hereto and incorporated
                                                                  herein and subject to the
Conditions of Approval attached to this resolution, and hereby
                                                               directs staff to immediately
file a Notice of Exemption pursuant to CEQA Guidelines 15062
                                                                .
V. VOTE

PASSED AND ADOPTED at a regular meeting of the Planning
                                                                Commission of the City of
Vallejo, State of California, on the 23rd day of February 2011,
                                                                by the following vote to-
wit:
                     AYES:
                     NOES:
                     ABSENT:


                    Kent Peterman, CHAIRPERSON
                    City of Vallejo PLANNING COMMISSION

                    Attest:_ _ _ _ _ _ _ _ _ _ _ __
                    Michelle Hightower
                    Planning Commission Secretary




,_,   ______________________ _
                                 CONDITIONS OF APP ROV AL
                                   Tentative Map #10-0 001
                                         (APN# 0056-193-110)


CONDITIONS OF APPROVAL:

PRIO R TO APPROVAL and RECORDATION OF FINA
                                                                    L MAP
Planning Division

The following shall be submitted to and approved by the
                                                        Planning Department prior to approval
of the Final Map:

1.     A copy of the Final Map.

2.        A copy of the Covenants, Conditions, and Restrictions (CC&
                                                                             Rs) that address the
          following:
         a)     CC&Rs shall be reviewed and approved by the Planning
                                                                              Manager, City
               Engineer and the City Attorney. The CC&Rs shall includ
                                                                             e liability insurance,
               identifY and include methods of maintaining all landscape
                                                                               areas, drive aisles,
               private roads, parking areas
               and other common areas.
         b) The CC&Rs shall be prepared at the devel oper's
                                                                    sole cost and expense.
         c) The CC&Rs shall be in the form and conte
                                                            nt approved by the Planning
               Director, City Engineer and the City Attorney and shall includ
                                                                                   e such
               provisions as are required by this approval and as said offici
                                                                                als deem
               necessary to protect the interests of the City and its reside
                                                                             nts.
        d) The CC&Rs and Articles ofinc orpor ation
                                                            of the Property Owne r's
               Association are subject to the approval ofthe Planning and
                                                                               Public Works
              Depattments and the City Attorney. They shall be record
                                                                           ed concurrent
              with the final map. A recorded copy shall be provided to
                                                                            the City.
        e) The CC&Rs shall provide for the effective
                                                            establishment, operation,
              management, use, repair and maintenance of all common
                                                                             areas,
              drainage and facilities.
       f) The CC&Rs shall provide that the property
                                                             shall be developed, operated
              and maintained so as not to create a public nuisance.
       g) The CC&Rs shall provide that if the property
                                                               is not maintained in the
              condition required by the CC&Rs, then the City, after makin
                                                                                g due demand
             and giving reasonable notice, may enter the property and
                                                                           perform, at the
             owne r's sole expense, any maintenance required thereon
                                                                           by the CC&Rs
             or the City Ordinances. The property shall be subject to a
                                                                            lien in favor of
             the City to secure any such expense not promptly reimbursed
                                                                                .
      h) All common outdo or areas shall be perma
                                                          nently maintained by the
             association or other means acceptable to the City.
      i) A Reciprocal Use Agreement and maintenanc
                                                              e agreement ensuring
             access to all parcels and joint maintenance of all roads, drives
                                                                                  or parking
            areas shall be provided by the CC&Rs or by deeds and shall
                                                                                be recorded
            concurrent with the map or prior to the issuance of a buildi
                                                                             ng permit
            where no map is involved.
     j)      No lot or unit in the development shall be sold unless a corpo
                                                                                 ration,
            association, property owner's group or similar entity has
                                                                          been formed with
            the right to assess all properties individually owned or jointl
                                                                              y owned which
                  have any rights or interest in the use of the common areas
                                                                               and common
                  facilities in the development, such assessment power to be
                                                                                sufficient to
                  meet the expenses of such entity, and with authority to contro
                                                                                   l, and the
                  duty to maintain, all of said mutually available features of
                                                                               the
                  development. Such entity shall operate under recorded CC&R
                                                                                   s, which
                  shall include compulsory membership of all owners of lots
                                                                                and/or units
                  and flexibility of assessments to meet changing costs of maint
                                                                                   enance,
                  repairs, and services. Recorded CC&Rs shall permit enfor
                                                                              cement by the
                  City for provisions required as Conditions of Approval. The
                                                                                 developer
                 shall submit evidence of compliance with this requiremen
                                                                             t to, and receive
                 approval of, the City prior to making any such sale. This condi
                                                                                    tion shall
                 not apply to land dedicated to the City for public purposes.
            k)   Every owner of a unit or lot shall own as an appurtenance
                                                                              to such unit or
                 lot, either (1) an undivided interest in the common areas and
                                                                                 facilities, or
                 (2) a share in the corporation, or voting membership in an
                                                                              association.
     3.     Satisfactory documentation I proof that:
            a) Each tenant has received written notification of intent
                                                                           ion to convert 60 days prior to
                the filing of a tentative map and that
            b) Each tenant has received all applicable notices requir
                                                                         ed by the Map Act.
           c) Each tenant has received 10 days' written notice
                                                                          regarding the submittal of an
                application for a public report to the Department of Real
                                                                             Estate
           d) Each tenant will be given written notification within
                                                                         10 days of final map approval
           e) Each tenant will be given 180 days' written notice
                                                                          of intention to convert prior to
               termination of tenancy
           f) Each tenant of the proposed project has been or will
                                                                          be given notice of an exclusive
               right to contract for the purchase of his or her respective
                                                                                unit upon the same terms
               and conditions that such unit will be initially offered to
                                                                              the general public or terms
               more favorable to the tenant. The right shall run for a period
                                                                                   of not less than ninety
               days from the date of issuance of the subdivision pubic
                                                                               repmt pursuant to section
               11018.2 of the Business and Professions Code, unless the
                                                                                tenant gives prior written
               notice of his or her intention not to exercise the right.

 Publ ic Wor ks Depa rtme nt

Specific conditions are as follows:


1.        Provide Easement for public utilities when required.
2.        Remove the existing bollards and existing unused utilities
                                                                     within Indian Alley and restore
          the pavement.
3.        Trash enclosure door and any other doors proposed to open
                                                                      towards public right of way
          shall not encroach onto city right of way when opened. Roll
                                                                       up door or sliding door shall
          be used instead.

4.        Submit a street address map for the condominium to Publi
                                                                  c Works Depatiment for
          review and approval.

5.        Concurrent with the submittal of Final Map, submit CC&
                                                                 R for review.
     6.     Establish a Homeowners Association for operation and mainte
                                                                             nance of condominium
            building and comm on areas subject to the approval of the Planni
                                                                                ng Division, Public
            Works Director, and the City Attorney. The Covenants, Condi
                                                                              tions and Restrictions of
            all deeds issued within the subdivision shall contai n provisions
                                                                               requiring participation in
            the said Home owner s Association.

     7.     The Home owner s Association (HOA ) must accept all the private
                                                                                elements of subdivision
            improvements prior to accept ance of the subdivision by the City.
                                                                                A letter from HOA shall
            be provided to the City to this effect prior to acceptance of the
                                                                              subdivision.
     8.     Durin g construction, it shall be the responsibility of the contra
                                                                               ctor to provide for safe
            traffic control in and around the site. This may include but not
                                                                                be limited to changeable
            message boards, signs, flashing lights, barricades and flag person
                                                                                  s.
     9.    Prior to recording the final map, the owner shall pay ($15/sheet)
                                                                             the City of Vallejo
           charge s required by Solano Count y for providing copies of the
                                                                           recorded map to the City
           and map check fee.

 Standard Comments/Requirements

 1.        Submi t a Final Map for condominium prepared by a qualified
                                                                          registered civil engine er or
           land survey or for review and approval. The submitted map shall
                                                                            include all documents
           necessary for map review (title report, closure calculations, monum
                                                                               ent security, fees,
           etc.)

 Additional standard comments that may apply are:

 2.        PWI. HOW PROJ ECT CONDITIONS SATISFIED. Prior
                                                                               to building permit
           issuance, submi t a numbered list to the Planning Division stating
                                                                                 how each condition of
           project approval contained in this report will be satisfied. The
                                                                            list should be submitted to
           the project planne r who will coordinate develo pment of the projec
                                                                                t.
3.        PW2. PUBL IC IMPR OVEM ENT STANDARDS. All public
                                                                               improvements shall be
          designed to City of Vallej o standards and to accepted engine
                                                                        ering design standards. The
          City Engin eer has all such standards on file and the Engineer's
                                                                             decisi on shall be final
          regard ing the specific standards that shall apply. (COV , Regul
                                                                           ations & Standard
          Specifications, 1992).

4.         PWJ. IMPR OVEM ENT PLANS. Prior to building permi
                                                                              t submittals, submi t three
           sets of plans to the Department of Public Works for plan check
                                                                                   review and approval.
          (Impro vemen t or civil plans are to be prepared by a licensed
                                                                             civil engineer.) Plans are to
          include, but may not be limited to, grading and erosio n contro
                                                                              l plans, impro vemen t plans,
          joint trench utility, street light plans, and landscaping, irrigat
                                                                             ion and fencing plans and all
          suppo rting documentation, calculations and pertinent reports.
                                                                              (COV , Regulations &
          Standard Specifications, 1992 Section 1.1. 7-A).


5.        PWl 0. STRE ET EXCA VATI ON PERMIT. Obtain a street
                                                                            excavation permi t from
          the Depar tment of Public Works prior to perfor ming any work
                                                                              within City streets or
          rights-of-way, or prior to any cuttin g and restoration work in
                                                                          existing public streets for
          utility trenches. All work shall conform to City standards. (VMC
                                                                              , Sectio n I 0.08).
  6.          PWl l. ENC ROA CHM ENT PERMIT. Prior to buildi
                                                                    ng penni ! issuance, obtain an
              encroachment permit from the Department of Public Work
                                                                        s for all work proposed
              within the public right-of-way. (VMC, Section 10.16).

 7.           PW12. TRAFFIC CON TRO L PLAN. Prior to start of
                                                                     construction; submit a traffic
              control plan to the Department of Public Works for review
                                                                        and approval. (CA
              MUTCD).

 8.           PW13. COORDINATION OF CONSTRUCTION INSP
                                                                          ECTION. Construction
              inspection shall be coordinated with the Department of Publi
                                                                            c Works and no
              construction shall deviate from the approved plans. (COY
                                                                       , Regulation & Standard
              Specification Sections 1.1.4 & 1.1.5).

 9.          PW14. PLAN CHANGES. The project design engineer
                                                                           shall be responsible for the
             project plans. If plan deviations are necessary, the projec
                                                                         t engineer must first prepare a
             revised plan or details of the proposed change for review
                                                                         by the Department of Public
             Work s and, when applicable, by Vallejo Sanitation and
                                                                         Flood Control District.
             Changes shall be made in the field only after approval by
                                                                         the City. At the completion of
             the project, the design engineer must prepare and sign the
                                                                          "as built" plans. (COY,
             Regulation & Standard Specification Section 1.1.9).

I 0.         PWI5 . BONDS AND FEES . Prior to approval of const
                                                                      ruction plans, provide bonds and
             pay applicable fees. Bonding shall be provided to the City
                                                                        in the form of a "Performance
             Surety" and a separate "Labor and Materials Surety" in amou
                                                                          nts stipulated by City
             ordinance. (VMC, Section 15.12.090, Resolution Nos. 84-55
                                                                          4 N.C. and 02-55 N.C. )
I 1.        PWI6 . INSTALL IMPROVEMENTS. Prior to occup
                                                                  ancy/final building inspection,
            install the improvements required by the Department of
                                                                   Publi c Works including but not
            limited to streets and utilities.

12.         PW17. SIDE WAL K REP AIR. Prior to occupancy/final
                                                                      building inspection, remove
            and replace any broken curb, gutter, sidewalk or driveway
                                                                      approach as directed in the
            field by the City Engineer. (VMC, Section I 0.04).

Fire Department

       I.    The project, as submitted, did not contain enough infonnation
                                                                               to sufficiently analyze it
            with respect to fire and safety issues. The Fire Depmtment
                                                                           needs additional infonnation
            regarding the location of all fire hydrants and fire extinguisher
                                                                              s.
       2.   Submit a numbered list to the Fire Prevention Division statin
                                                                          g how each condition of
            project approval will be satisfied. FI

      3. The project shall conform to all applicable requiremen
                                                                ts of Title 19- Public Safety, 1998
         CFC and all VMC Amendments. F2

      4. Prior to building permit issuance, building/construction
                                                                  plans and plans for required fire
         protection systems (automatic sprinklers, smoke alarms,
                                                                   etc.) shall be submitted to the
         Fire Prevention Division for review and approval. All applic
                                                                        able plan review and
         inspection fees shall be paid. Smoke and heat detectors
                                                                  are require per NFPA 303 Sec.
         6.11.2 [{5){6)(7)]. F4
    5. Prior to building permit issuance, the applicant shall
                                                              install an approved and tested water
       supply system capable of supplying the required fire
                                                              flow as determined by the Fire
       Chief. Water supply systems for staged construction
                                                               shall provide required fire flows at
       all stages. F5

    6. Prior to occupancy/final inspection, install a key
                                                          box as approved by the Fire Prevention
       Division. Information and applications concerning the
                                                                purchase of allowed lock boxes
       can be obtained through the Fire Prevention Office.
                                                             F7
   7. Prior to occupancy/final building inspection, insta
                                                          ll3A-40BC portable fire extinguishers
      as required by the Fire Prevention Division. F8

   8. Prior to occupancy/final building inspection, instal
                                                           l approved numbers or addresses on
      the building in such a position as to be clearly visibl
                                                              e and legible from the street.
      Residential buildings shall have numerals or letters not
                                                                  less than 3 inches in height and
      approved color that contrasts the background. Comm
                                                                ercial occupancies shall have
      numerals or letters not less than 6 inches in height of
                                                               contrasting background, and
      illuminated at night. F9

   9. Prior to occupancy/final building inspection, all
                                                        applicable fees shall be paid and a final
      Fire Prevention inspection shall be conducted. All meeti
                                                                ngs and inspections require a
      minimum 24-hour advance request. F II

   10. The project shall meet requirements of Section 2210
                                                           ofCF C (2007 Edition NFPA 303
       Section 6.4)

  II. Standpipe system meeting current code required
                                                     (CFC        905.3.7)
  12. Proo f of 5-year service tests on standpipe system
                                                         shall   be submitted.
GENERAL CONDITIONS

  I. The applicant shall defend, indemnifY, and
                                                      hold harmless the City of Vallejo and its
     agents, officers, and employees from any claim, action
                                                                 , or proceeding against the City
     and its agents, officers, and employees to attack, set
                                                            aside, void, or annul this approval by
     the City. The City may elect, at its discretion, to pmtic
                                                               ipate in the defense of any action.
                                                    ATTACHMENT 2

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                                    GEORGIA STREET


                                    FIRST FLOOR
                          FLOOR ELEVATION=42.06'




LEGEM)
                                                                                   CONDOMINIUM PLAN
C   CEILING ELEVATION                                                                   428 GEORGIA ST
                                                                                CANUMAY LAND SURVEYING
                                                                                         P.O. BOX 121
                                                                                  BENICIA, CALIFORNIA 94510
                                                                                JUNE 7, 2010          SCALE: 1"=20'
                                                                                                      SHEET 2 OF 3 SHEETS
                                                                                         C:\SDSK\PROJ\ARC GEORGIA\CP 2.dwg
                                                INDIAN LANE




                                                                                                                 UNIT206
                                                                                                                  292Bf




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                                                                     2.9
                                                                                                   6.51 ~
    UNIT205                                      UNIT204   UN/T205                                 I
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     246sf                                        269sf       244Bf                             ~  I       l!)     269sl
                                                                                                ~I         ~
                                                                                     10.23         i
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                                                              c   75.72'



        c    63.62"
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UNIT 203      2.85f           ~                 UNIT202                                                           UNIT202
 286Bf        2.85,                               303sf                                                            324Bf
                           0_33
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                                22.78                         c   75.72'                            '
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                     N88'46'45"W. 25.00'                                               25.00'
                               UNIT201        GEORGIA STREET                    UNIT301
                                    408sf                                        491sf

                SECOND FLOOR                                                 THIRD FLOOR
                FLOOR EL£VATION=56.JJ'                                     FLOOR EL£VATION=66.75'

                                                                    CONDOMINIUM PLAN
LEGBD
C    CEILING ELEVATION
                                                                   428 GEORGIA ST
                                                              CANUMAY LAND SURVEYING
                                                                          P.O. BOX 121
                                                                   BENICIA, CALIFORNIA 94510
                                                              JUNE 7, 2010               SCALE: 1"=20'
                                                                                         SHEET J OF J SHEETS
                                                                           C: \ SDSK\PROJ\ARC -GEORGIA\ CP-J.dwg
                                                EXH/8/TB
                         CONDOMINIUM PLAN NOTES

                         THE PROJECT IS A CONDOMINIUM SUBDIVISION OF 428 GEORGIA TREET
                         CONDOMINIUMS PARCEL MAP FILED IN BOOK       OF PARCEL MAPS,     AT
                         PAGE     , SOLANO COUNTY RECORDS. THIS DIAGRAMMATIC FLOOR PLAN FOR
                         THE PROJECT IS PREPARED IN ACCORDANCE WITH THE PROVISIONS OF
                         SECTION 1351 (F) OF THE CALIFORNIA CIVIL CODE OF THE STATE OF
                         CALIFORNIA AND THE SUBDIVISION DEPICTED HEREON IS SUBJECT TO THE
                         PROVISIONS OF THE DAVIS-STIRLING COMMON INTEREST DEVELOPMENT ACT,
                         TITLE 6, PART 4, DIVISION 2, SECTIONS 1350 TO 1378, INCLUSIVE, OF THE
                         CIVIL CODE. SAID MAP AND PLAN ARE SUBJECT TO THE TERMS AND
                         CONDITIONS STATED IT THE DECLARATION OF THE CONDITIONS, COVENANTS
                         AND RESTRICTIONS OF 428 GEORGIA STREET PARCEL MAP, A CONDOMINIUM
                         PROJECT.

                         THIS CONDOMINIUM PLAN CONSISTS OF A DESCRIPTION OR A SURVEY MAP
                         OF THE CONDOMINIUM PROJECT WHICH REFERS TO OR SHOWS
                         MONUMENTATION ON THE GROUND AND CONSISTS OF A 3-DIMENSIONAL
                         DESCRIPTION OF THE PROJECT IN SUFFICIENT DETAIL TO IDENTIFY THE
                         COMMON AREA AND EACH SEPARATE INTEREST.

                         A "UNIT" IS THE SPACE BOUNDED BY AND CONTAINED WITHIN THE FINISHED
                         SURFACES OF THE PERIMETER WALLS, ROOFS, EAVES, FOUNDATIONS,
                         WINDOWS AND DOORS OF EACH UNIT, INCLUDING BOTH THE PORTIONS OF
                         THE BUILDING AND THE AIR SPACE SO ENCOMPASSED.

                         "COMMON AREA" SHALL CONSIST OF ALL OF THE PROPERTY DESCRIBED
                         HEREIN EXCEPTING THE UNITS AND WHICH SHALL BE HELD IN COMMON BY
                         ALL OWNERS OF UNITS.

                         "S-1" TO "S-8", INCLUSIVE, ARE EXCLUSIVE STORAGE EASEMENTS ASSIGNED
                         TO THE OWNER OF THE CORRESPONDING UNIT.

                         IN INTERPRETING DEEDS AND OTHER DOCUMENTS IN CONNECTION WITH THIS
                         SUBDIVISION MAP, THE THEN EXISTING PHYSICAL BOUNDARIES OF A UNIT,
                         WHETHER IN ITS ORIGINAL STATE OR RECONSTRUCTED IN SUBSTANTANTIAL
                         ACCORDANCE WITH THE ORIGINAL PLANS THEREOF, SHALL BE CONCLUSIVELY
                         PRESUMED TO BE ITS BOUNDARIES RATHER THAN THE BOUNDARIES
                         EXPRESSED AND DELINEATED ON THIS MAP REGARDLESS OF SETTLING OR
                         LATERAL MOVEMENT OF THE BUILDING AND REGARDLESS OF MINOR
                         VARIANCE BETWEEN BOUNDARIES SHOWING ON SAID MAP, AND THOSE OF
                         THE BUILDING.

                         ALL DISTANCES AND DIMENSIONS ARE SHOWN IN FEET AND DECIMALS
                         THEREOF.

                         ALL ELEVATIONS ARE ON CITY OF VALLEJO DATUM.




                                                                        CONDOMINIUM PLAN
          ~ I.ANO s~
       0:,~         ;pt-:                                               428 GEORGIA STREET
  ~                       ~
J PAUL CANUHA Y ~                PAUL CANUMAY, PLS 3272            CANUMAY LAND SURVEYING
-(No. L 3272                     LICENSE EXPIRES JUNE 30, 2012              P.O. BOX 121
-t&:    Exp.   6-30-12       *                                       BENICIA, CALIFORNIA 9451 0
       ~1:               ~       DATE                                        JUNE 1, 2010
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428 Georgia Street, APN 0056-193-110                                                                                                                         2
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      CITY OF VALLEJO
 PLANNING COMMISSION MEMOR ANDUM                                          Date: February 23, 2011


TO:            Planning Commission

FROM:          Michelle Hightower, Acting Planning Manager

SUBJECT:       Climate Action Plan Presentation

SUMMARY

In July 2010, the City Council approved an agreement between Pacific Municipal Consultants
(PMC) and the City of Vallejo to prepare the City of Vallejo's Climate Action Plan (CAP).
Funding for the Plan is provided through an Energy Efficiency and Conservation Block Grant
Program (EECBG). The Climate Action Plan will align Vallejo with Assembly Bill (AB) 32-
California's Global Warming Solutions Act; create an environmental reference document under
the Califomia Environmental Quality Act (CEQA) to reduce the time and cost projects incur to
comply with Bay Area Air Quality Management District (BAAQM) CEQA Guidelines; prepare
for the regional Sustainable Communities Strategy (SCS) required by Senate Bill (SB) 375; and
create a healthier, more sustainable Vallejo. Ultimately, the CAP will be incorporated as pmt of
the City's General Plan once an update is initiated.

To date, PMC has conducted a greenhouse gas (GHG) inventory of the City's govemment
operations and community as a whole, held two community workshops on the project and
developed draft greenhouse gas reduction measures for review and comment. Such reduction
measures were discussed during the second workshop and have been posted on the City's
website. The purpose of the subject meeting is to present the reduction measures to the Planning
Commission for input prior to the completion of the CAP. No formal action is required. A formal
Planning Commission hearing for consideration of the CAP and recommendation to City Council
for adoption is anticipated to take place within the next three to four months.

BACKGROUND

Califomia has seen greenhouse gas emissiOns become an integral component of local and
regional planning processes over the past few years. The state has recommended a GHG
emissions reduction target of 15% below current levels by 2020 for all local govemments. In
addition, recent state and local actions have led GHGs to be analyzed and mitigated in all CEQA
documents, whether they are for small projects or General Plans. Greenhouse gas emissions will
continue to rise in prominence as the Bay Area completes its first Sustainable Communities
Strategy (SCS) to plar! for a 7% reduction in transportation-related GHGs by 2020. The City of
Vallejo's CAP will help make Vallejo and its future improvements more legally defensible, and
place it in an advar~tageous position going into the regional SCS development process.
CITY OF VALLEJO PLANNING COMMISSION COMMUNICAT ION                                     Page2



The CAP includes the following key elements:

    •   2008 community-wide and City operations GHG Inventory
    •   GHG reduction measure development and analysis
    •   Community outreach
    •   Draft and Final CAP
    •   Environmental Review
    •   Implementation and Monitoring Plan.

GREENHOUSE GAS INVENTORY: PROGRESS TO DATE

A greenhouse gas inventory is the first step to developing a Climate Action Plan. An inventory
is an assessment of major sources of greenhouse gas emissions from the community as a whole
and from City government operations. These emissions are caused by activities within the
geopolitical boundary of Vallejo. The inventory studies emissions from on-road vehicle use,
electricity and natural gas consumption, water consumption, and waste production within the
City. It also studies the contribution of City government operations to the overall community
emissions portfolio, specifically the contribution of fleet vehicles, transit operations, City facility
energy use, and more.

PMC has completed an analysis of community-wide GHG emissions. PMC collected data from
numerous sources for this inventory, including PG&E, Caltrans, CalRecycle, and the City Water
Division. The City Manager also distributed a six-question survey to City employees regarding
commute activity to understand existing travel choices and identify opportunities to use altemate
modes of travel (e.g. carpooling, transit and bicycles) to reduce GHG emissions.

The GHG inventory revealed that the City of Vallejo emitted approximately 628,576 metric tons
of carbon dioxide equivalent (MTC02e) in the baseline year 2008. As shown in Figure 1, the
transportation sector was by far the largest contributor to emissions (51.2%) producing
approximately 322,047 MTC02e in 2008. Emissions from the residential sector were the next
largest contributor (27.4%) producing approximately 172,307 MTC02e. The commercial and
industrial sectors accounted for a combined 17.6% of the total, approximately 110,392 MTC02e.
Emissions from solid waste comprised 2.3% of the total and emissions from electricity use to
pump and treat water accounted for 1.0.%. Off-road equipment made up the smallest portion of
emissions at 0.4%.
    CITY OF VALLEJO PLANNING COMMISSIO N COMMUNIC ATION                                                   Page3



    Figure 1: Vallejo Community GHG Emissions by Sector

                               Residential
                                 27.4%
                         Off-Road
                                                                                      Commercial/
                          0.4%
                                                                                       Industrial
                                                                                         17.6%




The majority of emissions from the transportation sector were the result of gasoline consumption
in private vehicles traveling on local roads and highways. GHG figures from the waste sector are
the estimated future emissions that will result from the decomposition of waste generated by City
residents and businesses in the base year 2008, with a weighted average methane capture factor
of 75%. 1 If consumption behaviors continue as indicated in 2008, GHG emissions will increase
12.6% to reach 707,870 MTC0 2 e by 2020 and 26.5% to reach 795,444 MTC02 e by 2035. This
forecast assumes business-as-usual consumption per capita, household, and service population
while accounting for the population and job growth modeled in Association of Bay Area
Governments (ABAG) 2009 Projections.

With this information, PMC has developed reduction measures for the City to conform with the
State of California' s recommended reduction of 15% below present levels by 2020. (See
Attachment 1.) A discussion ofthe key measures took place at the second community workshop
held on Monday, January 31, 2011. The workshop included computerized polling of the
attendess to receive public opinion on the key measures immediately. (See Attachment 2 for
workshop results.) Based on input received from the public and Planning Commission, PMC
will refine the measures, complete the GHG analysis and remaining elements of the CAP for
formal consideration. It is worth noting that the above emission results are expected to change
slightly due to a recent analysis conducted as part of the Solano County GHG Inventory.
Regional emissions caused by through-traffic along Interstate 80 and Highway 37 will reduce
and improve the overall transportation emissions in the City of Vallejo. However, PMC does not
expect these results will significantly change the proposed reduction measures.

ATTACHMENTS:

       1. Draft Reduction Measures
       2. Second Community Workshop Presentation with Polling Results
1
    Sixty percent (60%) methane capture rate is the default set in GARB's Landfill emissions calculator
    Vallejo Climate Action Plan
    Draft Greenhouse Gas Reduction and Adaptation Measures                                                                             January 18, 2011



    City Govern ment Operat ions {CG)
    Establish the City of Vallejo as a leader in greenhouse gas manag
                                                                         ement throug h efficiency improv ements to City build ings, vehicle
    and water and waste facilities.                                                                                                          s, operations,
    CG-1     I Green Team                            CG-1.1. Form a multi-d epartm ental Green Team to identify , prio
                                                                                                                         ritize, Vallejo Workshop, Energy
               Create a City Green Team to           and implem ent GHG reducti on projects for City operations such
                                                                                                                         as      Efficiency and
               identify , prioritize, and           commu te programs, recycling efforts, and procur ement policies
               implem ent greenhouse gas                                                                                         Conservation Strategy,
                                                    consistent with the CAP.
               (GHG) reduction projects,                                                                                         Benicia Climate Action
                                                    CG-1.2 . Provide energy and GHG reduction training to existing
                                                                                                                       staff.    Plan, and Solano County
               includine education.
    CG-2                                                                                                                         Climate Action Plan
               CAP Implem entatio n                 CG-2.1. Designate a City staff membe r of the Green Team to have
              See to the timely                                                                                                  Best practices
                                                    lead responsibilities fo r implem enting the Climate Action Plan.
                                                                                                                       Duties
              implem entatio n of CAP               ofthis position include coordinating the Green Team, preparing
              strategies by establishing an         annual CAP implem entatio n priorities, and tracking City govern
                                                                                                                       ment
              implem entatio n and reporti ng       and commu nity-wi de greenhouse gas emissions.
              infrastructure.                       CG-2.2 . On an annual basis, report to City Counci l on the City's
                                                    progress toward CAP implem entatio n and GHG reduction targets
                                                                                                                         .
                                                    CG-2.3. Identify and pursue grants to fund CAP implem entatio n

    CG-2     lightin g                             CG-2.1. Retrofi t City streetlights, outdoo r lighting, and traffic signals
                                                                                                                                 Energy Efficiency and
             Retrofi t City-owned or               with high-efficiency lights such as light-em itting diode (LED) or
                                                                                                                                 Conservation Strategy
             -operated lighting and related       inducti on lighting.
             mechanical systems.                  CG-2.2 . Optimize the City Data Center by identify ing and
                                                  implem enting energy efficiency measures to City data centers,
                                                  compu ter systems, and related equipm ent.
                                                  CG-2.3. Rewire lighting circuits to allow for user control of task
                                                  lighting, sensors, Building Manag ement System (BMS) control ,
                                                                                                                        and
                                                  day lighting modula ted control.
                                                  CG-2.4 . Adjust the lighting schedu le of street lighting and other
                                                  exterio r lighting to minimize the use of lighting at unnecessary
                                                                                                                        or
                                                  underutilized times.
                                                                                                                                                              ~
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                                                                                                                                                   PMC        -1
                                                                                                                                                              _,
    Vallejo Climate Action Plan
    Draft Greenhouse Gas Reduction and Adaptatio                                                                                          January 18, 2011
                                                 n Measures



                                                CG-3.1. Ident ify cost-effective renewable energ
                                                                                                  y oppo rtunit ies for             Vallejo Workshop, Energy
                                                additional City properties and apply for federa l,
                                                                                                   state, and utility               Efficiency and
                                                grant and fundi ng oppo rtunit ies when they becom
                                                                                                      e available.                  Conservation Strategy
    CG-4    Building & Facility Efficiency        CG-4 .1. Create a City Gove rnme nt Energy Fund
            Reduce energy consumption                                                                to reinvest annual             Energy Efficiency and
                                                  cost savings from energy efficiency impro veme
            from existing City facilities by                                                         nts for additional             Conservat ion Strategy
                                                  energy efficiency programs.
            20% by 2035 throu gh energy          CG-4.2 . Complete energy and wate r audits of City
            efficiency improvements.                                                                     facilities to ident ify
                                                 building inefficiencies and priori tize the imple ment
                                                                                                           ation of cost-
                                                 effec tive energy and wate r efficiency retrof its with
                                                                                                           a payback of less
                                                 than 10 years.
                                                 CG-4.3 . Emphasize wate r management and recla
                                                                                                       mation for schools,
                                                 parks, golf courses, and manu factu ring processes.
                                                 CG-4. 4. Schedule regular opera ting hours and restri
                                                                                                           ct facility use in a
                                                 mann er that reduces ineffi cient use of buildings
                                                                                                      or rooms.
                                                CG-4.5. Explo re the City's use oftec hnica l equip
                                                                                                     ment and ident ify
                                                oppo rtunit ies for low-p ower alternatives, such
                                                                                                    as table t computers or
                                                netwo rked cooiers.
    CG-5   New Building & Facility              CG-5.1. Require new municipal facilities to meet
                                                                                                      CALGreen Tier 1              CALGreen, California Air
           Efficiency                           standards. Tier 1 prerequisites include requireme
                                                                                                      nts to install cool          Pollution Control Officers
           Apply CALGreen Tier 1 energy         roofs, provide prefe rentia l parking for low-e mittin
                                                                                                        g vehicles, exceed         Association (CAPCOA)
           efficiency standards to all new     Title 24 requirements, reduce indoo r potable wate
                                                                                                         r use and outdo or
           City facilities.                    landscaping wate r use, and include recycled mate
                                                                                                       rials withi n new
                                               facilit ies.
                                               CG-5.2. Encourage Leade rship in Energy and Envir
                                                                                                       onmental Design
                                               (LEED} or similar best practices for new buildings
                                                                                                      and facilities as well
                                               as remodels.




2
                                                                                                                                                      PMC
    Vallejo Climate Action Plan
    Draft Greenhouse Gas Reduction and Adaptation Meas                                                                                   January 18, 2011
                                                       ures


     CG-6    Replacement Vehicles                   CG-6.1. Adop t a City policy to incrementally replace
             Purchase fuel-e fficien t and                                                                  appropriate fleet      Energy Efficiency and
                                                    vehicles and buses with more fuel-e fficien t and lower
                                                                                                              carbon-              Conservation Strategy
             alternatively fueled vehicles.         emitti ng models per the standard turno ver schedule.
                                                                                                             Altern ative fuels
                                                    and vehicles include liquefied petrol eum gas (LPG),
                                                                                                           compressed
                                                    natural gas (CNG), biodiesel, hybrid vehicles, and plug-i
                                                                                                               n electric
                                                   vehicles.
                                                   CG-6.2 . Use Global Positioning System (GPS) tools to
                                                                                                            map routes and
                                                   path of travel to contro l fuel and wear and tear on vehicl
                                                                                                                es.
                                                   CG-6.3. Extend the replacement time on maintained
                                                                                                            vehicle pools.
                                                   CG-6.4. Ensure that vehicle size is aooro oriate for the
    CG-7                                                                                                     iob oerformed.
             Employee Comm ute                     CG-7.1. Designate an Employee Commute Alternatives
                                                                                                              Coord inator to      CAPCOA
            Altern atives                          imple ment and suppo rt trip reduction programs.
            Provide inform ation and               CG-7.2. Promote carpooling by providing a website
                                                                                                          or message board
            incentives for City staff to          for coordinating shared rides and designating a perce
                                                                                                            ntage of
            carpool, use public                   conveniently located parking spaces for carpooling
                                                                                                         vehicles.
            transp ortatio n, walk, or bike to    CG-7.3. Enact a guaranteed ride home program for
                                                                                                         employees who
            work.                                 carpool, take public transit, or use other alternative
                                                                                                          modes of
                                                  t ransp ortatio n.
                                                  CG-7.4. Provide recognition awa rds to City department
                                                                                                             s and
                                                  employees with high carpooling, transi t, biking, and
                                                                                                          walking to work
                                                  participation rates.
                                                  CG-7. 5. For external meetings, select a centrally locate
                                                                                                             d site to meet.
                                                  CG-7.6. Make provisions for secure and safe bike storag
                                                                                                              e at City
                                                 facilities.
    CG-8    Zero Emission Vehicles               CG-8.1. Install additional electric vehicle charging station
                                                                                                               s at City Hall     CAPCOA, Energy
            Provide electric vehicle charging    and other appro priate municipal parking lots.
            statio ns.                                                                                                            Efficiency and
                                                 CG-8.2. Coordinate with regional agencies to install
                                                                                                         charging stations        Conse rvation Strategy
                                                 in high traffic areas throug h grant- funde d programs
                                                                                                         encouraging
                                                 electric vehicle use.
                                                 CG-8.3. Use small- and large- scale solar panels to powe
                                                                                                             r or
                                                 suool emen t chan~ine: statio ns.




3
                                                                                                                                                     PMC
    Vallejo Climate Action Plan
    Draft Greenhouse Gas Reduction and Adaptatio                                                                                              January 18, 2011
                                                 n Measures


     Comm unity Education (CE)
    Educate residents, businesses, and stude nts abou
                                                        t greenhouse gas emissions, the City's effort s susta
    can be more sustainable.                                                                                     inabil ity effort s,   and ways in which they
    CE-1         I Stude nt Outreach               CE-1.1. Create a collaboration betwe en the City
                                                                                                          Green Team and
                   Engage students in the          Vallejo schools to:
                   City's GHG reduction               a. Inform students abou t clima te change and ways
                   effort s throu gh outreach                                                                   to reduce GHG
                                                          emissions, wate r conse rvatio n, and recycling.
                   to K-12 schools and               b. Sponsor comp etitio ns and contests with prizes
                   colleges.                                                                                  for prom oting
                                                          climate prote ction and reducing GHG emissions.
                                                     c. Partner with professional associations to devel
                                                                                                             op strategies to
                                                          red uce GHG at that level.
    CE-2           Comm unity Outreach            CE-2.1. Educate and inform residents and busin
                                                                                                       esses abou t CAP                 League of California
                   Engage the general             imple ment ation strategies and ways in which they
                                                                                                           can supp ort the             Cities, Local Government
                  comm unity in the City's        City's GHG reduction goals throu gh changes to
                                                                                                      their behavior or                 Commission
                  GHG reduction effort s          envir onme nt.
                  throu gh print, online, and     CE-2.2. Ident ify a prima ry location in Vallejo for
                                                                                                       deposit and
                  in-person outreach             distri butio n of inform ation regarding GHG mana
                                                                                                        gement.
                  mechanisms.                    CE-2.3. Cooperate with the schools, business comm
                                                                                                            unity, and
                                                 comm unity groups to develop an onlin e one-stop
                                                                                                          shop for GHG
                                                 inform ation and resources.
                                                CE-2.4. Educate stakeholders on effectiven ess of
                                                                                                         "value-added
                                                banking strate gies" to assure the abilit y to susta
                                                                                                       in efficie nt activities.
                                                CE-2.5. Use the City news letter to communicate
                                                                                                        and ra ise awareness
                                                of sustainable practices, with an emphasis on illustr
                                                                                                           ating cost savings
                                                and benefits to all consumers.




4
                                                                                                                                                         PMC
    Vallejo Climate Action Plan
    Draft Greenhouse Gas Reduction and Adaptatio                                                                                   January 18, 2011
                                                 n Measures


    Energy (E)
    Reduce ene                       enere:v efficiencv improvements and conservatio
                                                                                           n.
    E-1            Building Stock: Existing          E-1.1. Connect businesses and residents with volun
                                                                                                            tary programs that Vallejo Workshop,
                   Facilitate energy efficiency provide free or low-c
                                                                           ost energy efficiency audits and retro fit
                  upgrades and retrof its in                                                                                     CAPCOA, Solano County
                                                    installations.
                  existing commercial,                                                                                            Climate Action Plan
                                                    E-1.2. Develop an outreach program to encourage
                                                                                                           participation in      (Public Review Draft)
                  residential, and industrial      low-income weatherization programs.
                  buildings by connecting          E-1.3. Work collaboratively with Solano County,
                                                                                                        other municipalities
                  residents and businesses         in the region, and the Association of Bay Area Gove
                                                                                                            rnments (ABAG),
                  with technical and financial and participate in
                                                                        regional energy efficiency financing programs such
                  assistance.                      as low-in teres t revolving loan funds, the California
                                                                                                           Comprehensive
                                                   Residential Building Retro fit Program, or a Prope
                                                                                                        rty Assessed Clean
                                                   Energy (PACE) program that enables Vallejo prope
                                                                                                          rty owners to
                                                   obtain low-interest financing for energy impro veme
                                                                                                            nts.
    E-2           Building Standards               E-2.1. Adop t energy efficiency standards 15% above
                                                                                                             California Title 24 CAPCOA
                  Require all new                 as a mand atory Tier 1 requi reme nt in the CALG
                                                                                                      reen Building Code for
                 development to exceed            all new construction, remodels over 50%, and tenan
                                                                                                            t improvements.
                 minim um energy efficiency E-2.2. Require new const
                                                                              ruction, remodels over SO%, and tenan t
                 and green building               improvements to demonstrate compliance with
                                                                                                       all mand atory and
                 req uirem ents by 15%            voluntary CALGreen Building Code requi reme nts
                                                                                                        by completing a
                 (CALGreen Tier 1).               green building checklist when subm itting a reque
                                                                                                        st for building
                                                  permits.
                                                  E-2.3 . Collaborate with affordable housing organ
                                                                                                       izations to adop t a
                                                 City policy that reserves an agreed-upon percentage
                                                                                                            of local funding
                                                 for affordable housing to be used for energy-sav
                                                                                                      ing features that
                                                 reduce operating costs and GHG emiss ions by a
                                                                                                      minim um of 20%
                                                 below business as usual.




5
                                                                                                                                               PMC
    Vallejo Climate Action Plan
    Draft Greenhouse Gas Reduction and Adaptation Meas                                                                        January 18, 2011
                                                       ures


    E-3         Smar t Meter s                 E-3.1. Support PG&E's installation of SmartMeters on
                Increase the comm unity' s                                                             commercial and    Best practices
                                               residential properties by inform ing the comm unity
                                                                                                    of the GHG and
                awareness and utilization     energy cost saving potential of the devices.
                of real-ti me energy          E-3.2. Require new construction and major remodels
                                                                                                      to install real-
                consumption data              time energy monit ors.
                available throug h PG&E's     E-3.3. Inform the comm unity of meter ing options, such
                                                                                                          as online
                Smar tMete r program.         applications and in-home monit ors.
                                              E-3.4. Connect businesses and reside nts with rebate
                                                                                                     programs that
                                                                    ances with smart grid techn o
    E-4         Urban Heat Island             E-4.1. Actively inspect and enforce state requiremen
                                                                                                    ts for cool roofs    CAPCOA
                Mitiga tion                   on residential and nonresidential roofin g projects. Requi
                Increase tree planting and                                                                 re new
                                              buildings to meet Title 24 and CALGreen minim um
                                                                                                   requirements for
                the use of cool roofs and    cool roofs w ith a minim um solar reflectance index (SRI)
                                                                                                          of 10 for
                cool pavem ent materials     steep slope roofs and 64 for low slope roofs.
               to reduce the urban heat      E-4.2. Establish standards for new devel opme nt and
                                                                                                    major remodels
               island effect and             (to be defined) to reduce exteri or heat gain for 50%
                                                                                                    of non-r oof
               corresponding energy          impervious site surfaces (roads, sidewalks, courtyards,
                                                                                                       parking lots,
               consumption. Imple ment       driveways) throug h one or more of the follow ing mech
                                                                                                       anisms:
               tree replacement policy for       • Achieve 50% paved surface shading within five to
                                                                                                         ten years by
               projects where tree                  planting trees and other vegetation and/o r install ing
               rem oval is necessary.                                                                        solar
                                                    panels or shading structures above parking.
                                                • Use oaving materials with an SRI of at least 29 for
                                                                                                         all surfaces.




6
                                                                                                                                          PMC
    Vallejo Climate Action Plan
    Draft Greenhouse Gas Reduction and Adaptatio                                                                                         January 18, 2011
                                                 n Measures


     Renewable Energy (RE)
     Facilitate the installation and use of small -scale
                                                         renewable energy systems.
     RE-1            I Renewable Energy                RE-1.1. Update the Zoning Code to define a renew
                                                                                                              able energy             CAPCOA, Vallejo
                       Insta llatio n                 strategy that removes barriers to small-scale solar
                                                                                                               energy systems.        Workshop
                       Support the instal lation of   RE-1.2. Revise the perm it processes and fees as
                                                                                                           appropriate to
                       small-scale renewable          remove barriers to and incentivize the installation
                                                                                                               of renewable
                       energy systems including       energy systems in accordance with applicable safety
                                                                                                                 and
                      solar photovoltaic, solar       envir onme ntal standards.
                      therm al, and wind, river       RE-1.3. Provide traini ng to at least one designated
                                                                                                               Planning and one
                      current, and tidal energy       Building staff mem ber to enable knowledgeable
                                                                                                            and expeditious
                      conversion systems.             processing of renewable energy applications.
                                                      RE-1.4. Require new homes and businesses to be
                                                                                                             pre-wired and pre-
                                                      plumbed for so lar and solar therm al installation
                                                                                                          s.
                                                      RE-1.5. Evaluate site-specific oppo rtunit ies and
                                                                                                          constraints related to
                                                     Vallejo's proxi mity to the Bay and to rivers, chann
                                                                                                             els, and lakes, both
                                                      man-made and natural.
    RE-2              Renewable Energy               RE-2.1. Participate in a regional financing progr
                                                                                                         am such as the            I CAPCOA
                      Financing                      Property Assessed Clean Energy (PACE) program
                                                                                                           or equivalent that
                      Connect residents and          achieves similar result s to provide low-in teres t
                                                                                                         financing for
                     businesses with renewable renew able energy instal
                                                                                 lations.
                     energy incentives and low- RE-2.2 . Desig nate a City
                                                                                 staff perso n to coordinate local inqui ries
                     interest financing              regarding the regional financing program.
                     mechanism s.                    RE-2.3. Train Planning and Building staff members
                                                                                                             on available state,
                                                               and utilitv -led financine: mechanisms and incen
                                                                                                                    tives/rebates.




7
                                                                                                                                                        PMC
    Vallejo Climate Action Plan
    Draft Greenhouse Gas Reduction and Adaptatio                                                                                    January 18, 2011
                                                 n Measures


    Trans porta tion Demand Mana geme nt (TOM}
    Reduce and consolidate the numb er of single-occu
                                                       pancy vehicle trips to and from Vallejo by provi
    co-beneficial land use decisions.                                                                    ding attrac tive alternatives and by requiring
    TDM-1           I Local Businesses           TDM-1.1. Support effort s that encourage peopl
                                                                                                  e who live, work, or         Vallejo Workshop,
                      Promote "buy local" and    have businesses in Vallejo to buy local goods, food
                                                                                                        supplies, and          General Plan, CAPCOA
                      related initiatives that   services.
                      supp ort local commerce    TDM-1.2. Imple ment the elements of the Down
                                                                                                  town Specific Plan
                      and reduce the need for    that encourage the prom otion of economic revita
                                                                                                     lization of the
                     trave l.                    Down town Commercial Area to create local optio
                                                                                                    ns for commerce.
                                                TDM-1.3. Enact new or participate in existing award
                                                                                                         programs that
                                                recognize local employers who provide outstandin
                                                                                                      g contr ibutio ns to
                                                the quali ty of life in the commun ity.
                                                TDM-1.4. Promote cooperative benefits organizatio
                                                                                                       ns to enable
                                                individual merchants to achieve benefits of scale
                                                                                                    and innov ation to
                                                red uce energy consumption, establish recycling
                                                                                                  programs, and reduce
                                                wate r use.
                                               TDM-1.5. Support strategies to increa se local busin
                                                                                                      ess-to-business
                                               commerce.




8
                                                                                                                                                 PMC
    Vallejo Climate Action Plan
    Draft Greenhouse Gas Reduction and Adaptati                                                                                           January 18, 2011
                                                on Measures


    TDM -2       Mixed-Use, Higher-                TDM-2.1. Continue to main tain the Dow ntow
                                                                                                        n Commercial Area as a       General Plan, Valle jo
                 Density, Tran sit-O rient ed      stron g focal point to attra ct higher-density
                                                                                                    housing, business, and           Work shop, CAPCOA
                 Deve lopm ent                     office use.
                 Prom ote mixed-use,              TDM-2.2. Provi de a high- quali ty and relatively
                                                                                                         high-density mult i-
                 higher-density                   famil y residential envir onme nt in and adjac
                                                                                                     ent to the Dow ntow n and
                 deve lopm ent near trans it      in selected trans it-ori ented prior ity areas and
                                                                                                        othe r trans it corridors.
                 nodes.                           TDM-2.3. Adop t incentives such as prior ity
                                                                                                    processi ng and rev ise
                                                  codes to increase densities in the Dow ntow
                                                                                                    n or withi n one- half mile
                                                  of a regularly scheduled trans it stop.
                                                  TDM-2.4. Ensure that applications for new
                                                                                                   office and mixed-use
                                                  deve lopm ent analyze the project's connectio
                                                                                                      n and orien tation to
                                                  pedestrian paths, bicycle paths, and exist ing
                                                                                                      trans it stops withi n one-
                                                  half mile of the proje ct site. Orien t proje cts
                                                                                                    towa rd existing trans it,
                                                  bicycle, or pedestrian corridors. Minim ize setba
                                                                                                         cks from the stree t
                                                 and provi de pedestrian pathways. Locate prima
                                                                                                          ry entrances on stree t
                                                 front age in the Dow ntow n area.
                                                 TDM-2 .5. Imple ment elem ents in the Dow ntow
                                                                                                         n Specific Plan that
                                                 encourage pede strian -orie nted plazas, walk
                                                                                                    ways , bike t rails, bike
                                                 lanes, and stree t furni ture and connections
                                                                                                   to othe r comm unity
                                                 areas. Prom ote pedestrian convenience and
                                                                                                     recreational
                                                 oppo rtuni ties throu gh deve lopm ent cond itions
                                                                                                         requ iring sidewalks,
                                                walk ing paths, or hiking t rails connecting vario
                                                                                                       us land uses and
                                                including safety amenities such as lighti ng and
                                                                                                        signage.
                                                TDM -2.6. Imple ment elements in the Dow ntow
                                                                                                        n Specific Plan that
                                                prom ote mixed-use deve lopm ent and provi
                                                                                                  de commercial services
                                                such as day care, restaurant s, banks, and store
                                                                                                       s near to empl oyme nt
                                                centers, wher e feasible.
                                                TDM -2.7. Supp ort "com plete stree ts" by incor
                                                                                                      pora ting applicable
                                                publi c transit, bicycle and pedestrian rights
                                                                                                 -of-way, and faci lities fo r
                                                Vallejo comm unity mem bers when eva luatin
                                                                                                    g futur e expansion and
                                                new develoom ent of streets and h




9
                                                                                                                                                       PMC
 Vallejo Climate Action Plan
 Draft Greenhouse Gas Reduction and Adaptatio                                                                                   January 18, 2011
                                              n Measures


     TDM-3     Bicycle and Pedestrian        TDM-3.1. Create a Bicycle and Pedestrian Mast er
               Travel                                                                              Plan to analyze        I CAPCOA
                                             existing and future pedestrian and bicycle infras
               Expand and link the                                                               tructu re and facilities
                                             and to qualify for state and federal funding for bicyc
               netw ork of pedestrian                                                                 le- and
                                             pedestrian-related infrastructure.
               and bicycle paths and        TDM-3.2 . Pursue public and private funding to expan
              facilities through                                                                       d and link the
                                             netw ork of pedestrian and bicycle paths and facilit
                                                                                                   ies beginning in
              preparation of a Bicycle      selected, trans it-orie nted priori ty areas.
              and Pedestrian Mast er        TDM-3.3. Revise standards to require the provis
                                                                                                ion of bicycle supp ort
              Plan with the goal of         facilities (lockers, show er rooms, etc.) for appro
                                                                                                priate development at
              increasing the bicycle and    a rate of 1 changing room and shower per 200 occup
              pedestrian mode share                                                                   ants.
              20% bv 2035 .
 TDM-4       Parking                        TDM-4.1. Revise parking requirements for new
                                                                                               commercial and multi -    I CAPCOA, General Plan
             Revise parking                 famil y residential projects to provide bike racks
                                                                                                for 5% of the
             requirements for new           building's projected visitors within 200 feet of the
                                                                                                   building's entrance
             commercial and multi -         for commercial projects and one long-term bicyc
                                                                                                 le storage space per
             family residential             2 multi -fami ly units.
             projects.                     TDM-4.2. Allow up to a SO% reduction in requ ired
                                                                                                   private vehicle
                                            parking spaces in new commercial and multi -fami
                                                                                                  ly residential
                                           projects if justif ied in an approved trip reduction
                                                                                                 plan.
                                           TDM-4.3. Encourage shared parking programs in
                                                                                                 mixed -use and
                                           trans it-orie nted development areas.
                                           TDM-4.4. Design parking lots, where feasible, to
                                                                                                include cl early
                                           marked and shaded pedestrian pathways betwe
                                                                                               en trans it facilities
                                           and buildine entrances.




10
                                                                                                                                           PMC
 Vallejo Climate Action Plan
 Draft Greenhouse Gas Reduction and Adaptation Meas                                                                              January 18, 2011
                                                    ures



                                             TDM-5 .1. Prioritize and pursue transi t impro veme nts
              Support a convenient,                                                                      that serve local   General Plan, CAPCOA
                                             businesses and job sites.
              attractive, and               TDM-5 .2. Encourage major employers to provid e free
                                                                                                          or discounted
              comprehensive transi t        transi t passes or other incentives to employees for
                                                                                                     using transi t.
              system.                       TDM-5.3. Create a netwo rk of bicycle and pedestrian
                                                                                                         paths that
                                            connect with transi t services on Mare Island, combined
                                                                                                            with a street
                                            frame work that is transi t-frien dly and sensitive to Mare
                                                                                                            Island's
                                            historic character.
     TDM-6    Food Systems                 TDM- 6.1. Encourage the distrib ution of grocery stores
                                                                                                          that provide      Vallejo Workshop
              Support convenient           fresh and local foods with conve nient access from all
                                                                                                        residential
              access to neighborhood-      neighborhoods.
              serving grocery stores and TDM-6.2. Improve the
                                                                    distrib ution, frequency, and attendance of
              comm unity gardens.          farmers markets in Vallejo.
                                           TDM-6.3 . Collaborate with community-based organ
                                                                                                    izations in suppo rt
                                          of comm unitv gardens on aoolicable sites throu ghout
 TDM-7                                                                                                  the c
             Comm ute Behavior            TDM-7.1. Encourage a variet y of transp ortatio n system
                                                                                                           demand           General Plan, CAPCOA
             Reduce emissions from        management techniques for new development, includ
                                                                                                         ing variable
             comm ute travel to and       work hours and teleco mmut ing.
             from schools and             TDM-7.2. Support the establishment and participatio
                                                                                                      n in Safe Routes
             workplaces.                  to Schools and simila r infrastructu re and educational
                                                                                                       programs that
                                          enable safe passage of children and reduce vehicle
                                                                                                   t rips to local
                                          schools.
                                         TDM-7.3. Collaborate with the Solano Transportation
                                                                                                       Autho rity (STA)
                                         and Solano County to update the rideshare matching
                                                                                                       system to
                                         include the use of social netwo rking and smart phone
                                                                                                        platfo rms and
                                         encourage greate r use of existing park-and-ride lots.
                                         TDM-7.4. Collaborate with STA and local employers
                                                                                                   to suppo rt
                                         guaranteed ride home programs including preferential
                                                                                                         parking
                                         spaces, employer-assisted ride matching databases,
                                                                                                    recognition
                                         programs, and other incentives.
                                        TDM-7.5. Participate in and contri bute to regional progra
                                                                                                           ms to
                                         address Bav Area comm ute alternatives and comm ute
                                                                                                        effi


11
                                                                                                                                               PMC
 Vallejo Climate Action Plan
 Draft Greenhouse Gas Reduction and Adaptation Meas                                                                                  January 18, 2011
                                                    ures


     TDM- 8       Jobs-Housing Balance          TDM-8.1. Update the City General Plan and correspondi
                  Plan for an impro ved jobs- to suppo rt additi                                            ng regulations Vallejo Works hop, City
                                                                  onal jobs and economic revitalization that improves
                  housing balance in order                                                                                     Council Resolution,
                                                Vallejo's jobs-housing balance.
                 to reduce the need for                                                                                        CAPCOA, Solano County
                                               TDM-8.2. Support the retent ion and expansion of local
                                                                                                           anchor and          Climate Action Plan
                 long-distance travel from     growt h industries including Kaiser and Sutte r hospit
                                                                                                       als, as well as         (Public Review Draft)
                 residences to places of       Touro University on Mare Island and the California
                                                                                                       Mariti me
                 work.                         Academy.
                                               TDM-8.3. Review land-use plans and regulations and
                                                                                                         revise as needed
                                               to suppo rt additi onal live-w ork oppor tunitie s and home
                                                                                                            occupations,
                                               provid ed thev are como atible with the existine: neie:h
 Optim ized Travel (OT}                                                                                  borhood .
 Optimize necessary vehicular travel to the greate st
                                                      exten t possible throug h altern ative vehicles and fuels
 use.                                                                                                           and efficie nt vehicle maintenance and
 OT-1            Efficie nt and Altern ative      OT-1.1. Support contin ued use of High-Occupancy
                                                                                                           Vehicle (HOV)          Vallejo Works hop,
                Fuel Vehicles                     lanes by fuel-e fficien t and altern ative fuel vehicles
                                                                                                            designated as Zero CAPCOA
                Suppo rt the expanded use         or Partial Zero Emission Vehicles (ZEV or PZEV) by the
                                                                                                                 California Air
                of efficie nt and altern ative    Resources Board throug h adopt ion of Climate Action
                                                                                                               Plan policies and
                fuel vehicles.                    partic ipatio n on Metro polita n Transportation Comm
                                                                                                              ission and other
                                                  Regional Agency comm ittees . ~ow can the City infh::Je
                                                                                                                nce CaiTrans?
                                                  OT-1.2. Revise parking requir emen ts for public and
                                                                                                            new commercial
                                                  devel opme nts to include designated stalls for low-e
                                                                                                            mittin g, fuel-
                                                 efficie nt vehicles and carpo ol/van pool vehicles for
                                                                                                           a minim um of 8%
                                                 of total parking capacity and to pre-w ire stalls for future
                                                                                                                     electric
                                                 vehicle charging statio ns for 2% of total parking capac
                                                                                                                ity.
                                                 OT-1.3 . Encourage new gas stations and autom otive
                                                                                                             uses to includ e
                                                 biodiesel facilities and/o r offer biodiesel retrof its to
                                                                                                             diesel vehicles.
 OT-2          Car Sharing                       OT-2.1. Facilitate and encourage at least one car-sh
                                                                                                           aring company,        Solano County Climate
               Facilitate a car-sharing          such as Zip Car and City Car Share, to includ e Vallej
                                                                                                          o in its service area Action Plan (Public
               netwo rk in Vallejo.              by 2020.
                                                                                                                                 Review Draft), CAPCOA
                                                 OT-2. 2. Investigate the possibility of reducing the City's
                                                                                                                  vehicle fleet
                                                    using car-sharing vehicles for aooro oriate Citv uses
                                                                                                                bv 2020.




12
                                                                                                                                                  PMC
 Vallejo Climate Action Plan
 Draft Greenhouse Gas Reduction and Adaptation Measures                                                                             January 18, 2011



     OT-3     I Anti-Id ling and/o r Traffic    OT-3.1. Synchronize, improve, and construct traffic signal
                 Calming
                                                                                                            /road             I General Plan, CAPCOA
                                                improv ement s that reduce veh icle idling.
                Support anti-idling and         OT-3.2. Work with the Vallejo Police Department to increa
                                                                                                             se
                traffic calming                 enforc ement of state idling restrictions for heavy-duty vehicle
                                                                                                                 s.
                infrast ructur e and            OT-3.3. Encourage local schools to implem ent an anti-id ling
                                                                                                               campaign
                enforcement.                    at oick-uo and droo-o ff areas.
 Water , Waste water, and Solid Waste
 Conserve water. reduce water- related e          use. and reduce the amoun t of solid waste sent to landfil
                                                                                                              ls from Vall
 W-1            Water Conservation              W-1.1. Provide regula r water billing inserts with informat
                                                                                                             ion on           Energy Efficiency and
                Efforts                         conservation techniques, water audits, rainwa ter collect
                                                                                                           ion systems,       Conservation Strategy,
                Promote and require water       and more.
                                                                                                                              Solano County Climat e
                conservation throug h           W-1.2. Modify the City's tiered water rate structu re to include
                                                                                                                    more      Action Plan (Public
                outreach and pricing.           tiers per customer class in order to incentivize w ater conse
                                                                                                                rvation.      Review Draft)
                                                W-1.3. Continue to enforce the City's Wasteful Water Use
                                                                                                                Prohibition
                                                Ordinance.
 W-2          Devel opmen t Standards           W-2.1. Require all new buildings to install individual water
                                                                                                                meters for    CALGreen
              for Water Conservation            each tenan t space projected to consume more than 100
                                                                                                           gallons per
              Require water                     day.
              conservation.                     W-2.2. Require new facilities with 1,000 to 5,000 square
                                                                                                           feet of
                                               irrigated landscaped space to provide an additional water
                                                                                                              meter for
                                               landscaping uses.
                                               W-2.3. Reduce indoor potable water consumption by 30%
                                                                                                               (Tier 1
                                               CALGreen) and outdo or landscaping w ater use by 40%.
                                               W-2.4 . Revise develo pment standards to ensure the use
                                                                                                          of greywater,
                                               recycled water, and rainwa ter catchm ent systems are allowe
                                                                                                                 d in all
                                               zones.
                                               W-2.5. Require new develo pment t o treat at least 40% of
                                                                                                            the average
                                               annual rainfall on-site throug h low impac t develo pment
                                                                                                          strategies.
                                               W-2.6. Require a minim um of 20% of the total parking, walkw
                                                                                                                  ay, and
                                               porch area surfaces serving single-family and multi-f amily
                                                                                                            residential
                                               buildine:s under 4 units to be permeable.




13
                                                                                                                                                PMC
 Vallejo Climate Action Plan
 Draft Greenhouse Gas Reduction and Adaptation Meas                                                                           January 18, 2011
                                                    ures


     W-3        Recycling and Composting     W-3.1. Collaborate with CaiRecycle and VALCORE Comm
                Efforts                                                                                   unity          Energy Efficiency and
                                             Recycling to contin ue to host recycling and com postin
                Suppo rt waste diversion                                                               g workshops       Conservation Strategy,
                                             and to disseminate inform ation.
                throug h comp osting and                                                                                 CAP COA
                                             W-3.2. Provide links to inform ation on comp osting
                                                                                                 and VALCORE
                recycling programs.          composting services and classes on the City's websi
                                                                                                  te and other
                                             appro priate venues.
                                             W-3.3. Prepare a list of GHG-reducing best practices
                                                                                                    for material
                                            mana geme nt to be considered during the solid waste
                                                                                                      franchise
                                            selection process and applicable City perm it proces
                                                                                                 ses for major
                                            devel opme nt proiects.
 W-4            Deve lopme nt Standards     W-4.1. Propose adopt ion of a Const ructio n/Dem olition
                for Recycling and                                                                       Waste Reuse      CAPCOA, CALGreen
                                            and Recycling Ordinance that requires the diversion
                Com postin g                                                                       of at least 65% of
                                            const ructio n and demo lition waste from landfills.
                Require waste diversion     W-4.2. Support the devel opme nt of additiona l marke
                                                                                                    ts for recycled
                and the use of recycled     conte nt produ cts by requiring new devel opme nts to
                                                                                                   include recycled
                materials in new            conte nt materials at a minim um of 10% of total mater
                                                                                                     ials.
               devel oome nt.
 Off-Road Equip ment (OR)
 Reduce GHG emissions from off-ro ad
                                               nt use in Vallejo.
 OR-1        I Lawn & Garden                 OR-1.1. Suppo rt BAAQMD's effort s to re-establish a
                                                                                                      volun tary         BAAQMD, CAPCOA
               Equip ment                    exchange program for reside ntialla wnmo wers and
                                                                                                     backpack-style
               Encourage the use of         leaf blowers.
               electr ified and highe r-    OR-1.2. Req uire new buildi ngs to provide electrical
                                                                                                     outlet s on the
               efficiency lawn and garden   exteri or in an access ible locati on to charge electric-pow
                                                                                                         ered lawn and
               equip ment.                  garden equip ment.
                                            OR-1.3. Encourage the replacemen t of high-mainten
                                                                                                      ance landscapes
                                            (like grass turf) with native veget ation to reduce the
                                                                                                      need for gas-
                                                   red lawn and e:arden eauio ment.




14
                                                                                                                                          PMC
 Vallejo Climate Action Plan
 Draft Greenhouse Gas Reduction and Adaptation Meas                                                                                   January 18, 2011
                                                    ures


     OR-2     Construction Equipment          OR-2.1. Idling times will be minimized either by shutti
              Reduce emissions from           off when not in use or reducing the maximum idling
                                                                                                         ng equip ment          I BAAQMD, CAPCOA
              heavy-duty construction                                                                  time to 5
                                              minutes (as required by the California airborne toxics
             equip ment by limitin g                                                                     contro l
                                              measure Title 13, Section 2485 of Ca lifornia Code of
             idling and utilizi ng cleaner                                                             Regulations
                                              [CCR]), or less. Clear signage will be provided at all access
             fuels, equipment, and                                                                            points to
                                              remind construction workers of idling restrictions.
             vehicles.                       OR-2.2. Construction equ ipmen t must be maintained
                                                                                                        per
                                             manufacturer's specifications.
                                             OR-2.3. Planning and Building Staff will work with projec
                                                                                                           t applicants
                                             to limit GHG emissions from construction equip ment
                                                                                                        by selecting one
                                             of the follow ing measures, at a minim um, as appropriate
                                                                                                            to the
                                             construction project:
                                                a. Substitute electrified equip ment for diesel-
                                                                                                          and gasoline-
                                                   powered equip ment where practical.
                                                b. Use alternatively fueled construction equip ment
                                                                                                          on-site, where
                                                   feasible, such as compressed natural gas (CNG)
                                                                                                              , liquefied
                                                   natural gas (LNG), propane, or biodiesel.
                                                c. Avoid the use on on-site generators by conne
                                                                                                           cting to grid
                                                   electricity or utilizing solar-powered equip ment.
                                                d. Limit heavy-duty equip ment idling time to a period
                                                                                                            of 3 minutes
                                                   or less, exceeding CARB regulation minim um requir
                                                                                                            ements of 5
                                                   minut es.

            's resiliencv to oossible climate change effects throug
                                                                        h adaotation and oreoaration.
 A-1        Regional Coord inatio n         A-1.1. Join regional adaptation and resiliency task forces
                                                                                                          such as that      J   Vallejo Workshop
            Participate in regional         ofthe San Francisco Bay Area Conservation and Devel
                                                                                                       opment
            effort s to analyze and         Commission (BCDC) and the Joint Policy Committee
                                                                                                    (JPC).
            prepare for the impacts of      A-1.2 . Appo int a staff liaison to attend and participate
                                                                                                       in regional
            climate change in the Bay       meetings focusing on adaptation and resilience and
                                                                                                    to repor t to staff
            Area.                           on a regular basis.




15
                                                                                                                                                   PMC
 Vallejo Climate Action Plan
 Draft Greenhouse Gas Reduction and Adaptatio                                                                                       January 18, 2011
                                              n Measures


     A-2     Preparedness                      A-2.1. Regularly train , inform , and solici t feedb
                                                                                                    ack from the City's       Vallejo Workshop
             Ensure that Vallejo is            Fire and Police depa rtmen ts on poten tial clima
                                                                                                   te change risks and
             prepared for poten tial           hazards.
             envir onme ntal risks and         A-2.2. Revise City Hazard Mitig ation Plans and
                                                                                                  other applicable
             hazards relate d to clima te      docu ment s such as long-range capital impro veme
             change, with a special                                                                    nt plans to address
                                               clima te change issues and best practices durin
                                                                                                  g requi red updates and
             emphasis on vulne rable          as fundi ng perm its.
             popu lation s.                   A-2.3. Moni tor clima te change science and policy
                                                                                                      and regul arly inform
                                              stakeholders of new inform ation .
 A-3         Adap tation                      A-3.1. In deve lopm ent review, analyze and disclo
                                                                                                     se possible impacts      California Natural
             Main strea ming                  of clima te change on the proje ct or plan area with
                                                                                                       an emphasis on         Resources Agency,
             Integ rate poten tial clima te   sea level rise.
             change impacts into local                                                                                        Climate Actio n Strategy
                                              A-3.2. Integ rate clima te change adap tation into
                                                                                                    future updates of the     (December 2009},
             planning docu ment s and         Zoning Code, Building Code, General Plan, and
                                                                                                  other relate d              California State Hazard
             processes.                       docum ents.
                                                                                                                              Mitig ation Plan (Public
                                                                                                                              Review Draft, 2010}




16
                                                                                                                                                 PMC
                                                    ATTA CHM ENT 2




                 Wo rks hop on
                 Reduction and
                 Ada pta tion
                 Measures


January 31.
   2011




   Meeting Purpose

        • Provide an update on the project
        • Introduce Climate Action Plan reduction
          and adaptation measures
        • Receive feedback on proposed
          measures




                                                            1
 What is a Climate Action Plan
 (CAP)?
             • A plan to reduce GHG
                emissions
            • A numeric analysis of the GHG
                impact of reduction policies
            • A programmatic policy
~P~~~~~        document linked to the General
               Plan
            • A way to streamline permitting
               for future projects consistent
               with the CAP




                                                2
 VV hyi sitn ece ssa ry?


 • Avoiding piecemeal efforts
 • Compliance with State goals
 • Coordinate with regional efforts
 • Funded through EECBG
 • Save money and conserve limited
   resources




  VVhat's Inc lud ed in a CA P?

• Overview of GHG sources
• GHG reduction targets
• Sector specific measures
  •   Land Use & Transportation
  •   Waste and Wate r
  •   Energy
• Quantification of reduction
  measures
• Adaptation measures




                                      3
How does the CAP achieve its
goals?

           • Baseline GHG Inventory
             for 2008
           • Business-as-usual
             emissions forecast for
             2020 and 2035
           • Reduction measures to
             accomplish by 2020 and
             2035




                                      4
          Reduction Targets

                                      • Base d on the Calif ornia Global
                                        War ming Solutions Act of 2006
                                        (AB 32)
                                      • Man date s reducing state wide
                                        GHG emis sion s to 1990 levels
                                        by 2020
                                      • Red uces Valle jo's GHG
                                        emis sion 16% by 2020 & 50o/o
                                        by 205 0- belo w busi ness as
                                        usual (BAU)




  Vallejo Emissions Forecast and ~
  State-Recommended Reductions M
800.000




700.000




500.000
      2008                      2010          2015                    2020
    -     Business-As-Usual G<OY.Ch            -     Baseline 2008 Level
    -   Adjusted BAU v.fth State Reductions    -     state-Recommended Redualon Targets




                                                                                          5
 Reduction Measures


 • How are reduction measures developed?
   -Ba sed on Vallejo's Greenhouse Gas (GHG)
     Inventory
   - Designed to meet state , regional & local
     targets
   - Quantified to verify emission reductions
   - Separated into City government and
     community-wide measures




Tonight's Activities


• Turning Point Polling
• Large Group Discussion
• Informal Comment Period




                                                 6
Please rem em ber...

• Electronic polling takes a "snapshot" of the
  opinions in the room now

• It is not a statistically valid survey technique

• The results are anonymous

• There are more reduction measures than wha t you
  see include in this polling presentation




                                                     7
   How long have you lived in Vallejo?


  1. Less than 1 year                      38%

  2. 1 to 3 years
  3. 4 to 8 years                                                       25%


  4. 9 to 15 years
                                                      13%   13%   13%
  5. 15 to 25 years                                         r-

  6. Forever!
                                       £
                                                 -
                                                 0%
                                                        ~




 E-1. Building Stock: Existing

• Con nect resid ents &
  busi ness with tech nica l &
  financial assi stan ce for:
  -   Energy efficiency audits
  -   Retrofit installations
  -   Low Income weatherization
  -   Low interest energy efficiency
      & renewable energy financing
      such as PACE or equivalent




                                                                              8
 E-1 . Build ing Stock : Existi ng
    Facilitate energy efficiency upgrades and retrofits in
                                                           existing
    commercial, residential, and industrial buildings by
                                                         connecting
    residents and businesses with technical and financial
                                                            assistance.

 1. I strongly support this
    measure                                         38% 38%

 2. I support this measure
 3. I do not support this
    measure
 4. I strongly do not                                         13%         13%
    support this measure                                                  ...
 5. I do not have an                                                0%
    opinion on this
    measure




CALGreen Building Standards Code
2010
• Now in effect
• Adopt ener gy efficiency
  standards 15% above
  CALGreen Code for
  - New Cons tructi on
  - Rem odels over 50%
  - Tena nt impro veme nts
• Enforce thru Title 24
  review & green building
  checklist




                                                                                9
 E-2. Building Standards
   Require all new deve lopm ent to exceed mini mum
                                                     energy
   efficiency and gree n building requirements by
                                                  15%
   (CAL Green Tier 1).

1. I strongly support this
    measure                                    57%

2. I support this mea sure               43%
3. I do not support this
   measure
4. I strongly do not
   support this mea sure
5. I do not have an
   opinion on this
   measure
                                                     0%   0%

                                                               -
                                                               0%




E-4. Urban Heat Island Mitigation

• Enforce Cool Roof requirements
• Achieve 50% surface pavement shading on large
  projects
• Use appropriate paving materials




                                                                    10
E-2. Buildin g Standa rds
   Increase tree planting and the use of cool roofs and cool paveme
                                                                     nt
   materia ls to reduce the urban heat island effect and corresponding
                                                                        energy
   consum ption. Impleme nt tree replace ment policy for projects where
                                                                         tree
   remova l is necessary.


1. I strongly support this
   measure                                             71%
2. I support this measure
3. I do not support this
   measure
4. I strongly do not
   support this measure                                      14%            14%
5. I do not have an
   opinion on this
   measure




RE-1. Renewable Energy Installation

• Suppo rt small - scale renewable energy systems
  (less than 5 MW)
    - Solar photovoltaic and therma l
    - Wind, river current , and tides
    - Electrical conversion
• Remove barriers to small scale solar systems
   - Review current processing and fees
   - Provide staff training and
   - Pre-wire & pre-plumb new homes




                                                                                  11
    RE-1. Renewable Energ y Installation
      Support the installation of small-scale renewable energy
      system s including solar photovoltaic, solar thermal, and
      wind, river current, and tidal energy conversion systems.

1. I stron gly supp ort this
   meas ure                                  63%
2. I suppo rt this meas ure
3. I do not supp ort this
   meas ure
                                                   25%
4. I stron gly do not
   supp ort this meas ure                                13%
5. I do not have an                                            0%   0%
   opinio n on this
   meas ure




TDM-2. Mixed Use, Higher Density
Transit Oriented Development
•    Provide a high density multifamily residences
•    Add incentives to increase density
•    Orient projects to transit, bicycle, pedestrian routes
•    Encourage pedestrian oriented plazas and trails
•    Mixed use to include neighborhood services




                                                                         12
    TDM-2. Mixed-Use, Higher Dens ity Transit Orien
                                                          ted
      Deve lopm ent
      Prom ote mixe d-use , highe r-den sity deve lopm ent near
      transit nodes.

    1. I strongly support this                 60%
        measure
    2. I support this measure
                                                     40%
    3. I do not support this
       measure
    4. I strongly do not
       support this measure
    5. I do not have an                                    0%   00
                                                                 -"   0%
       opinion on this
       measure




    TDM-7. Commute Behavior

• Use trans porta tion syste m dema nd mana geme
                                                   nt
  techn iques for new developm ent
• Participate in Safe Routes to Scho ols Program
• Collaborate with Solan o Tran sport ation Authority
                                                      & Sola no
  Coun ty to expand rideshare and regional comm ute
  altern ative s
• Supp ort use of HOV lanes for fuel efficient vehic
                                                    les
• Prov ide parking Incentives


    "'   -     -- - -
.        -   -,... --
~~-= i




                                                                           13
     TDM-7. Commute Behavior
       Reduce emiss ions from comm ute travel to and from
       schoo ls and workp laces .

    1. I strongly support this               50% 50%
       measure
    2. I support this measure
    3. I do not support this
       measure
    4. I strongly do not
       support this measure
    5. I do not have an
       opinion on this
       measure
                                                       0%   0%

                                                                 -
                                                                 0%




    W-1. Wa ter Conservation Efforts

 • Include conservation measures with
    water bills & incentivize water
    conservation
 • Enforce City's Wasteful Wate r
    Prohibition Ordinance
• Require new buildings to install water
    meters for each tenant space
   consuming 10 gallons per day &
   provide separate meters for
   landscaping
• Require measures in new development
   to reduce water use & retain run-off on
   site




                                                                      14
 W-1. Water Conservatio n Efforts
   Promote and require water conservation through
   outreach and pricing.

 1. I strongly support this
    measure                             56%

 2. I support this measure                    44%

 3. I do not support this
    measure
 4. I strongly do not
    support this measure
 5. I do not have an                                0%   0%   0%
    opinion on this
    measure




 City Government Operations (CG)
 - Green by Example

• Create a Green Team to implement the CAP
• Pursue funding
• Prioritize and implement cost-effective
  efficiency projects for City government
  facilities and operations
• Educate and inform
  the community




                                                                   15
  City Gover nment Opera tions (CG)
    Establish the City of Vallejo as a leader in greenh ouse
                                                             gas manag ement
    through efficiency improvements to City buildings, vehicle
                                                               s, operations, and
   water and waste facilities.


 1. I strongly supp ort this                              44% 44%
    measure
 2. I support this mea sure
 3. I do not supp ort this
    mea sure
 4. I strongly do not
    support this mea sure                                                      11%

 5. I do not have an
    opinion on this
    mea sure                                                         -
                                                                     0%   0%




Adaptation (A)

 • Obtain training &
    provide public
    information
 • Evaluate long-range
    climate impacts such as
    sea level rise to Vallejo
• Link adaptation
   strategies to hazard
   mitigation
• Monitor, measure, &
   inform




                                                                                     16
Adap tation (A)
 Improve Vallejo's Resiliency to possible climate change
 effects through adaptation and preparation.


1. I strongly support this              60%
   measure
2. I support this measure
                                              40%
3. I do not support this
   measure
4. I strongly do not
   support this measure
5. I do not have an                                 0%   0%   O"
                                                               A
   opinion on this
   measure




Next Steps

• Refine measures based on feedback
  tonight
• Quantify measures
• Develop Draft Climate Action Plan




                                                                   17
      Tha nk you for part icip atin g!

       For additional information about this project,
                       please contact:

                  Michelle Hightower
                    (707) 648-4506
               mhightower@ci.vallejo.ca.us




               Wor ksh op on
               Reduction and
               Ada ptat ion
               Measures


January31,
   2011




                                                        18
Wha t are Gre enh ous e Gases?



                       SCOPE 1
                        OtllCT
            SCOPE2
             MllllCT




Visu aliz ing One Met ric Ton
2,205 poun ds of Carb on Diox ide




                                    19
2008 Community-Wide GHG
Emissions




                                   Transpo rtation
                                       51.2%




2008 City Government Operations ~
GHG Emissions                  -
                    Wastewa ter
                       6%

  Street Lights &
  Traffic Signals
       3%


         Employee                        Buildings
         Commute                            23%
           4%




                                  Vehicle Fleet
                                      53%




                                                     20
    2020 and 2035 Community-Wide ~
    GHG Emissions Forecast       -
      900.000

      800.000
                    r   -------------

      700,000   1
      800.000       l
      soo.ooo       I                                      • Off-Road
                                                           • Water
      400.000   1                                          • Waste
                                                           • Transportation
      300,000 '                                            • Commercia VIndustrial
                                                           • Residential
      200.000

    1 100,000

           0    l
                        2008   2010   2020   2030   2035




 Discussion Ground Rules

•   Listen : simply listen carefully to the other speakers
                                                            and to your own
    reactions.
 • Resp ect: accept the validity of another point of view,
                                                              even if you
   disagree. Lively conversation is encouraged, but respe
                                                               ct is the
   foundation of our discussion.
• Susp end judgm ent: consider the possibility that
                                                        others may be
   right or have an approach that you had not considered.
• Spea k up, and share the time: share your views
                                                         fully and honestly
   with everyone, but be mindful of the time available for
                                                              everyone to
   have an opportunity to speak .
• Take respo nsibil ity for the succe ss of this meeti
                                                           ng.




                                                                                     21

								
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