City Council - Regular Meeting

Good evening. I'd like to call or I'd like to welcome everyone to the city council special meeting and work session of Tuesday, April 28th. Call the meeting to order and ask for approval of the agenda. Second. All in favor? Yes. Yes.

Okay. So, first on the agenda, um we are going to have public comment and um before we do that, just want to remind everyone that this room is very hard to hear and so audience um talking really disrupts people being able to listen to it on on Zoom. So, you all have to be on your best behavior this evening. Okay. Um, so public comment, if you'd like to make public comment, please raise your hand and um, when you're called on, come up to the podium. You have 3 minutes or less. And please remember to be kind and respectful of your comments. Um, we're going to take all public comment u before we start our presentation on housing. So if you want to say something about housing, this is the time to do that also. So, who would like to start? Okay, why not? And name and mail and address if I haven't mention that.

Okay. My name is Ed Schwarz, S C H L. And I live in Westwood, Oregon. Okay. So, we still need your mail. Oh, 2206 Handler T N L E R Drive. Okay, great. Westwood.

Okay, good. Thank you. Thank you. And I wanted to speak about the affordable housing proposal tonight and thank you for the opportunity to address you, mayor and counselors. Um my wife is here with me as well, Robera. Uh and we were happy to read in the April issue of the community bulletin beach is trying to find land to build affordable homes for people who work at the coast. We think it's definitely a needed uh thing that should happen and we're fully supportive of that. Uh we know that can land in Canon Beach is very expensive up to $270,000 per lot for the yard to bulletin. Uh but not all vacant lots are priced at this level. Uh we have a couple of lots that we purchased 19 years ago. They're standard 85 by 500 lots in the north end of town. Uh and we're selling those lots for the price for both of them for a lot less than 270,000. They are slightly encumbered. You have to build a road to get to them. U they're but they are within easy walking distance of downtown and I think they would serve well for affordable housing. Uh the utilities are available. Um and so you know we'd be happy to work with the city if there's any interest in those lots. I know you're going to be reviewing a lot of property that the city already owns, but if there's any uh interest, you know, they're certainly available for less than the the number that was quoted in the bullets and if there's any interest there. But to sum it up, I'd just like to say, you know, we're really supportive of this proposal. We think it's a a great idea and I'd like to see the city move ahead no matter whether it's on city-owned already property or other lots that they purchase. So, thank you for your time.

Thank you. Hey, you mind if I sit here? I'm I'm disabled temporarily. Oh, okay. I I'll speak loudly.

Okay. That's that's my only concern. Um, so I'm I'm here to u urge you to think about u the RV park conversion as uh the number one priority in terms of looking for for sites. Um, when I was mayor, we we uh did the we we purchased a 53 acres at Southwind and that turned out to be kind of a a suitable site uh at least right now for for housing. So, I think I think converting the the RV park is is paramount and you already own the property, your utilities. Um, a little history is in order. Uh when I was a planner for Camp Beach, uh the original idea was that all the RV park would be in the RM zone manufacturing manufacturing house and uh that uh that fell by the wayside and everybody got the Rajnishi fever and and uh suddenly the developers came in and turned it into an RV car. So I think you know it's been 30 years 85 is when the Z when it was reszoned to to our U OPR I think um and I think it's time to to reverse that zoning and really look at at the RV parks. Thank you.

Thank you. Yes. Okay. Um, I'm going to hand out a little bench. Oh, no. My one short. What? Yeah. Yeah. Michelle 719. Okay. Um, a simple fix is the cap STRs. It's right in front of us. The simple best next best move. I've been heavily involved for the last six years or so on. And so, and I have said I had about to say it out of nowhere. attack was a message to the people who rent and to the people who commute that we actually are aware of the problem and we respect you as residents and workers. I'm befuddled after Thursday's planning meeting where STRs were on the agenda and they got kicked down the road yet again. I went to Jeff Adams the next day and asked why this is so difficult. His answer was basically it's not in the comprehensive plan under the housing policies. It says it's a little part reading here. The city the city finds the transient occupants of dwelling units STRs constitute a visitor oriented commercial use in the city's residential areas in order to maintain the residential character and the livability of its neighborhoods and to prevent the adverse effects of transient occupancy of dwelling units on residential neighborhoods. It's necessary to eliminate limit and regulate the

transient occupancy of dwelling. Essentially saying put a cap on STRs. As a member and the only register of the Halloween mute focus group that met for well over a year, I believe we have proven that we need to take action one step at a time. I pulled a few people I know that rent and work here behind me uh in town and asked what they thought was important, hence these five demands to encourage forward momentum. I would like to point out that we are lacking information on how many units are actually needed and what kind studios, two bedrooms, etc., etc. We have little to no idea how many full-time rentals there are and have no idea how far and how many people drive into Canon Beach to work daily. This seems like an important an important data point and this is being shadowed over by large lots of huge lots of huge ideas that don't coincide with the comprehensive plan. To read this, I've done it before. the housing policies. Um, in order to maintain the city's village characters and its diverse population, the city will encourage the development of housing that meets the needs of a variety of age and income and groups as well as groups with special needs to and then another point to ex to the extent possible, the city shall endeavor to accommodate affordable housing in a manner that disperses it throughout the community rather than concentrating in all one specific location. Anyway, these demands are simple code changes and in the spirit of the community's best interest, I even ask Mr. Deaf, thank you very much for your time. Thank you. That's council. Um, my name is Jacob Bond. My mailing address is PO Box 82 in Ken

Beach, Oregon. I'm here uh because I'm in support of Workforce Housing. I am also in support of capping and further limiting short-term rentals. Uh I have been a business owner in Canada Beach for 18 years. Of the 60 person staff that I currently co-overse, 11 people uh currently live in Canon Beach. Everyone else lives anywhere from Atoria to Halen. I know many of them would prefer to live in the town in which they spend their days away from home working. There's a constant worry and stress for people who work in can to find and keep housing. People should have a greater opportunity to live in the town in which they work and not live under constant threat that their home will be turned into. Many of the people who show up to work every day for can locals and for this town's many guests picture themselves as part of this town here now and in having a future here. If people can't reside here long term and have relationships and families here and develop a deep love and respect for this place and protect this place, then I believe the heart of Can Beach will be lost and will continue to be sold to the highest biders. I'm also a dad. The city of Canon Beach does nothing to foster the existence of resident families with young kids. When I first moved to town full-time in 2007, I was one of two staff members from Sunset Empire Parks and Recre that ran the Canon Beach Parks program for kids. Nothing city sponsored like that exists now. There's not enough kids and families allowed in this town because there's nothing to support their residing here. At least give people a chance to put down roots. Limiting STRs can only help this. On a related side note, I'd love to see investment made into a better playground at City Park to encourage young families to find each other and to encourage kids to find their new best friend and other community spaces for us for all of us who live here to see each other and be seen and create a connection that will protect Canon Beach now and in the future. Thank you.

Thank you. Hi, Molly. Also, Pure Box Tabby 38. Um, you guys have seen me come up a couple of times and talk about this, but of course, those who don't know, I grew up in Can Beach. Um, I've been playing a number of times. The only reason why my family was able to raise me in this town is because they had the ability to find a long-term rental in the presidentials. That house, um, ended up being home for a number of different families, uh, well, a number of different 20-year-olds then, uh, that have now gone on to have families, start businesses, and put down roots in this community and continue to be a part of it. The reason us not having that anymore makes it incredibly difficult for us to even feel like we belong here. I have an apartment in a mixeduse space in the downtown area that I've been in for the last 12 years. If the owners of that building decide that they wanted to turn that into an STR, I would have to close my business that I have poured my heart into and move. There's just no way. I would not be able to afford the uh the handful of apartments that are available here. Uh there's no way I'm ever buying a house here. Um and that would be heartbreaking. The job that I have, I I own a hair salon. I only do hair for local clientele. I have a business that is not um a part of tourism in that way. Uh, I want to make sure that I am supporting the people that support this community and make sure that it runs. Your baristas, your bartenders,

you know, everybody. Um, so all of that to said, um, I know that Michelle handed you guys out a little flyer, but the cap on STRs, uh, reducing fees for ADUs and actually encouraging that, um, parking restrictions, uh, the need to go to be able to allow for mixeduse housing in the downtown area. Um, you know, and I'm not opposed to the the RV park uh, transition as well. I mean, when I walk through this community, I don't see children in the presidentials where I see and where I know that my friends have their kids is in Hastack Heights or it's back behind Bone Sunset by the RV park. That's kind of it. Um, I don't I don't see local kids being able to run around like I used to do in town and ride my bike too fast on the street. So anyway, thank you so much. Please take everything into consideration. I appreciate your time as always.

Thank you. Next.

Hi, I'm Amber Pox 657. So obviously I'm in support of Michelle's flyer and I don't want to repeat it because you've got it in front of you, but I do think that this is an urgent problem. I don't think it's something that we get to hunt on for like another decade or another 20 years. I think it's something that we have to make decisions for now and thinking about the kids of the future like Jacob mentioned because we're not going to have kids. Hannah Beach is rapidly turning into a docked cruise ship. Yeah.

And that's just that's not the kind of community I want to live in. I don't think that's the community that any of these businesses will survive in. So, I think we need to do something fast. I think that the first action is the easiest, like Michelle said, which is capping STRs. I think we don't need to worry about focusing on one solution. I think we need to understand that there's many solutions to this diverse and complicated problem. So trying to just deal with workforce housing or trying to deal with low-inccome housing or just trying to tackle those one at a time isn't going to be effective. We need to be looking at a variety of different solutions that can be working in tandem together complimentarily. I think we need to be working with residents like the first guy who spoke saying that he has lots that are available. Why aren't we behaving like the Christian Conference Center who buys up the small little cottages for its workers so that it can keep its doors open? Why aren't we thinking about that in this community? I know that I suggested years ago a community housing trust. I think that that's one of many dozens of options that could be entertained, but I don't think that we should sit to think about it. I think we need to act. And I think the first step is this is capping the STRs. And I think the next can be an active and very urgent committee and dialogue on how to make steps happen. Now that's all I have to say. I really appreciate your time and your thoughtfulness. Thank you. Thank you. Hello.

My name is Key 682. Um, I was born in Canon Beach and I do have a correction of living in my town. Many of my co-workers do not. I do however also have that fear of finding a new home in Canada each forced to do so. Um I have witnessed firsthand my parents and friends struggle with housing insecurity. Um I was aware made aware of this meeting today. I would maybe be working doing something that wouldn't typically bring me here but I found a lot of things important today. I read over Michelle's flyer and I agree with a lot of the points. I see the importance of implementing all of them. Um, thank you for your time. Thank you.

Next. Andrew Pox 664. Uh, I haven't heard a bad idea tonight. I haven't heard anything I disagree with. Uh, I want to support all of it. And I think I I I echo what Amber said and Michelle said. I think we need to just start acting. If there's something we can all agree on, pass it. Don't stop into an omnibus bill where we get lost in the details forever. Uh the one thing I didn't hear mention today uh that I want to also advocate for is zoning changes. And I've been looking at these nice maps online and I'm so happy that Jeff has printed them up. Uh you can see on the map on the left there are different colors in little blocks. And those different colors are how many houses you can put on an acre. They range from very low where you can put one house on an acre up to 11. It seems like it it an easy increase. We shouldn't be constraining an acre of our buildable land to one home. So that's another arrow.

Thank you. Next fire district. I'm not here to talk about just want to throw that out. Um because um I want to talk uh very briefly about our incident Saturday. Um our uh unfortunately our duty uh vehicle that got stuck in the creek and uh yeah end up taking on water. Um just uh spend just a minute to dispel a little bit of social media rumor. Um that truck was uh the third vehicle going across the creek to go to a report surf rescue at Chapman Beach. Um two other vehicles went across that creek uh as we do 100 times a year. Um this is normal operation going to Chapman uh beach. Unfortunately when he went across um he found a hole and the front of that truck dropped in the hole and that was it. it was stuck uh seized motor sucked water the motor and that was it. Um he continued to sit there and run the incident while trying to get help to uh try to get him out. Um eventually the tide came in and that's where all the videos came from. It's looked like the drop was out in the ocean. It didn't start but that came in and now looks like it's in the ocean. Um we as fire district really want to thank S Beach's four-wheel drive club. Uh, they showed up. Uh, I made a couple phone calls and they showed up and got that truck out of there. Without them, we've been in a world of hurt. Um, also, uh, I want to dispel a little bit of our press release. Um, there was a little bit of, I guess, mistype. Um, not meaning what it said. U,

we, uh, stated in there that we crossed the creek because the left surely access is not usable. The access, the mercy vehicle access that the city is required to have is there and it is accessible. The problem is you can only get to right there at the creek and then you can't get all the way out to the beach because of what the creek has done. Has nothing to do with city's responsibility. It has to do what creek is doing. Uh so just to make that clear, this wasn't the city's not maintaining access. Yes, they're maintaining access, but the creek does its own thing. And so once again, we're stopped by the creek. Um, so thank you. I just wanted to clear a couple things.

Thank you. Thanks. Anybody else in the audience?

Okay. Is there anybody on Zoom? If people texted Oh, I was sorry. Um Jerry Sugremo lasts one through 72. Um I think the one thing that really concerns me and I agree with everybody there's an urgency in that I hear at a coffee shop I hear almost daily. Why aren't you open seven days a week? Ah we just love being here so much but aren't you open more? We can't. My baristas all work two jobs to live in this town. And where they live, I would have a hard time allowing one of my kids to live there. I mean, they're they're fine, but they are only fine. And for what they pay, almost $2,000 for under 600, 700 square ft of moldy old carpet in a water heater that heats water for 4 minutes. It's just it's so frustrating because I have a long history in this town and this town was a great way. This town was made by the people who work here and we all there's there's maybe two people well okay there's only a few people who can honestly say they are natives of Canon Beach. We can say we're locals. My neighbors who come two weeks a year say they're locals because they own your house. But you know in the winter time there's three of us who live on the entire street of Jackson from the ocean to Spruce. So those houses sit empty. And yeah, we're we're lucky if we get to own a house. I get that. But I'm concerned

that as far as I can find since 1979, we have been talking about we don't get affordable housing. My dad was on the planning commission when he was still alive. But if I've heard about this my whole life and everybody didn't used to have to only be over four or five days, but I'm willing to do that to keep my crew from burning out. And they commute, too. Not everybody lives in Candriage. Most of them don't. I'm just concerned. I'm concerned that we're talking and talking talking in circles without doing something. And these ideas are all so good and not Yes, they have an impact on the people have a short-term rental and I'm not without caring. I think it's wonderful when a family can come and rent a house for a weekend, bring their little kids, but you know what? There's very few families with little kids that can afford to do that anymore. And that's that's not your fault. I appreciate all of your time. I appreciate you guys, but I'm so tired of talk. I just I just care and I know you care too. I would be very supportive. We have customers that come from the R&B park and they love it. I don't want to take that away from people, but I would rather see the people who work here, who make our town so good, who know you when you come in and say, "Oh, it's vanilla latte Larry." You know, that means a lot to you to be known. It feels really good to know there are people, everybody in this community, we all help each other out. My business is successful because of the locals. I'm so fortunate. I'm so fortunate. But I hate seeing this

We We are not cruel. So, thank you for your time. Thank you. Anybody else in the audience? Okay. If there's anyone on Zoom, if you'd raise your hand, please. Anybody? Okay, one last chance. Okay, thanks very much everyone. Okay, so our first item on the agenda is an action item scope of review determination and yes,

thank you. Um, this is the scope of review termination from Michael Shelfield or planning commission decision uh double A2601 to uphold administrative decision DP2540 denying a type 2 development permit for an accessory structure of 231 East Monroe. Uh that little background at the March 23rd, 2026 public hearing, the city of Canon Beach Planning Commission rendered decision on 2601 to uphold administrative decision BP2540 to deny the placement of an accessory structure in the rear yard at 231 East Monroe Street within the 15 uh rear yard setback required by the park zoning district. On December 23rd, the applicant filed a type two development permit for approval. The accessory structure DP2540 was denied on December 30th, 2025 by can be staff and notes of bill were received on January 13. Uh the applicant subsequently requests and 120day rule and the city of Can Beach has until June 6, 2026 to render her final decision. Michael Shelton requested a review of the planning commission's decision AA2601, an appeal application received by the city on April 15, 2026 within the 14-day appeal period for the date of the order 2601 that was signed on April 1st, 2026. Uh, city council is to hold a scope of review meeting. That's why we're here tonight to discuss as a non-public hearing item the terms under which it wishes to review the matter according to 1718040 of the Canabish M code. City co council

shall use the application and in request for review under the guidance of 171850 and 171860 to inform the decision on whether to grant their review on the record or it deems additional materials are warranted or denovo. Uh applicant has requested the matter be reviewed on the record. Next available public hearing based on public meeting mean notice requirements will be May 12th, 2026. The recommendation is council has typically reviewed appeals on the record. Staff recommends that scope review on appeal uh be restricted to the record made on decision being appeal. Any questions? I move to review the uh appeal on the record. The shelter appeal on the record. Second.

Any further discussion? Okay. Roll call, please. Council President. Yes. Councelor. Yes. Councelor. Yes. Councelor H. Yes. Okay. Thank you. close the virtual meeting and open the work session. Okay. I mean, I think people Yeah, that's fine. All right. Uh yeah, pull up whenever you're ready.

Okay. Yeah. Anytime. Just saying. I did want to point out as Andrew said that I've made some maps there behind Rusty. Um and I'll have some more maps these and others uh at the next session we're going to hold. I think it's in June. Uh but you'll see there on that the one on the left is the different res residentially zoned properties there in the different colors. Uh the one in the middle would be the developed properties. Are those wided out or they kind of etched over the uh the one on the left which were in the zone district and then we'll get to all this when I go through my presentation but that third one over on the right that's all of the lands with constraints from the canon beach and so I'll go through this I didn't pass give you each one of these this is kind of your first handout uh it's a sheet that I want you to think of your house in the middle there and then around you. If you can as in Canon Beach, think of the names that uh make up those houses across the street or to your neighbor to the left, neighbor to the right, or as in Canon Beach terms, which pets can you name from each room? Which dogs are uh but I think it's a great way to kind of frame what we're talking about here today and to talk about STRs and other things. And so, um, I'm ready resting whenever you are. And I'm Jeff Adams. I'm community development director for Canon Beach. And uh, first off, I want to talk about some expectation. And then we'll talk about opportunity and constraints. And then we'll go into uh some

discussion about city- owned properties and allow our uh guest to speak about the various options on cityowned properties. And then uh Rusty any any need me to help? No, I'm ready. whatever is using that. So you can go down at the whole slide.

Yeah. Just Yeah. Right. Okay. And then if you'll go to the next one, that's the agenda. Yeah. So yeah. So when I when we talk about housing, you know, uh if I were to say public housing, I think we all have kind of expectations or what we've had from our past and and what we've dealt with with public housing. But since that time of public housing, we now we now have terms like affordable housing, workforce housing, social market rate, community, attainable, middle housing, naturally occurring affordable housing. Uh I can go on and these these uh these terms seem to be uh proliferating almost every day a new term for housing. But I want to focus on uh next slide please. uh these three which are affordable housing, workforce housing and mental housing. Affordable housing is generally known under HUD's guidelines which is 30% of the cost of a a housing for a normal family to provide uh and not be under and not have to dip into other things uh for their essential needs. Workforce housing is another term that is federally defined as 80% area median income to 120 area median income. affordable sometimes and depending on state or uh federal language will include both affordable and workforce uh and that goes so 120 down 80 for the workforce and then below that would be affordable housing and then the middle housing is a term that's often coupled with the term missing middle and missing

middle is is a term used in Oregon and it refers to a category of smaller four multi-unit residential buildings designed to blend into existing single family neighborhoods, typically duplexes, triplexes, quadplexes, hedge clusters, and counter. So, it's more of a form. It's a way to infiltr infill what was formally just designed in most cities. And in most cities across the US and in most states across the US, usually 50 to 70% of the residential lands are in R1 lands or restricted to one unit or as Andrew said, sometimes up to an acre. We have a few of those. Fortunately for ours, one unit is usually on a 5,000 square foot lot. So, next slide, please. So what I wanted to uh uh discuss at this meeting is that uh that we have uh across the region and across the state a very different picture different expectation to what housing is to Oregon. Uh I think this is the different uh slides. Uh is this following along in here packets?

It's every other package. It's skipping pages as opposed to scrolling to the bottom of each page. Ah, that's where it's going. Oh, yeah. Yeah, there's two slides on each page. Oh, okay. See, that's the problem there. Uh yeah. So maybe can you scroll down instead of uh

Okay. Well, if you can Yeah, that help us right there.

Uh yeah, if you can go up a little more. Yeah, that one. Okay. Yeah. So that one shows our regional housing across the class county and til counties and what that does is it shows you that although u short-term rentals are often blamed for a lot of housing issues it truly is our second homes that have uh really expanded especially since you know the last 10 years from 2010 to 2020. If you go to the next slide, uh we are about 10% of our homes right now in um SE short-term rentals. Whereas if we look at uh across that region I just showed you seaside, many of the those areas are approximately 10 to 15% but we have some like Banzanita and those that are over 25% of their housing in short-term rentals. Uh what we have seen a large increase of this is Oregon housing and you'll see the big red and the big blue are the blue is owner occupied units the percentage of owner occupied units red is the percentage of renter occupied units that minuscule 10 to 15% that's all of their seasonal housing and uh rental migrant workers housing and all the other categories. Uh if you go to the next slide, uh this is us 2010 compared to Oregon. Uh and you'll see ours is that 2010 is on the far left of Oregon against the 2010 which is the second column is olives and that bright green area that is seasonal second home housing. The only one to grow to that far right one is the seasonal second home housing

which increase from 54% to 58.7% in 10 years while the short-term rental actually decreased in the percentage. And so you can see that red and blue section the owner and rental occupied for us as opposed to the state of Oregon is a much different uh look. Okay, next. Okay. So, in this chart that I gave you, okay, next slide. This is Oregon. So, if I'm in Oregon around me, I can expect that those homes that are my neighbors to have three rental properties, four owner properties, and one box of the rest of those mixed in, those that are in transition being sold or uh in in the pipeline of being built and things like that. So, the next uh slide, this is Canon Beach. Uh, if I'm in the middle there and that's my home, I can have one short-term rental. I can have one renter and I can have one owner. I'll have four seasonal second homes around me and then that one box that's continually changing. So, it's a very different uh expectation I'll have walking out the door every day. So, next up, uh, so I'd like to talk about opportunities. Uh, one of the things we wanted to talk about tonight, it's called housing opportunities. Uh, I wanted to first tell you that my first housing opportunity, the first home ownership that I had was a workforce housing home 20 years ago, over 20 years ago today. I bought in the Sun Valley area a workforce housing unit that took these kinds of decisions and these kinds of actions which these folks are wanting

us to take uh to get that done and takes a lot of work to do that. But I wanted you to know from my experience it can be done and there's expectations that are out there and I wanted to share and I'll put a saline to everybody but in 2023 uh the Northwest Colorado Council of Governments those mountain town communities that I often compare us with because of our tourism makeup uh they've been working on this for 50 over 50 years and this workforce housing report that they did has the nice little graphics in the same type of details that I'm giving you on how many units they produce and the different programs and policies that they put in place to achieve that with links to all of their plans for doing that. And so it it serves as a good reference for us to move forward. So next up, please. So just to look at our opportunities, I think we need to look at that first map there on the left there, which is residential lands. What's the breakdown of residential lands? As I said, uh, R1 and R2, that makes up about twothirds. That's the purple and the green. That's twothirds of our properties in Ann Beach. Uh, with only 13.3% in R3 property. So, that's multif family property. What Andrew was saying up to 10 to 12 units per acre that can be done on those. All those other are pretty much two two units per lot. Okay. Um and and I don't want to discount that Canon Beach has a rare we'll see on the site coming up but most of our 5,000 square ft there are a very good percentage of them and so even if you were to do two units per acre I mean two units per that do the math on that that's about 12 to 16 units per acre right there by just doing full build out on that which

unfortunately we're almost at full buildout that Next. Okay. So, residentially zoned lands. What do those look like? Next up, and I'm going to be going quickly through these because this is just data I wanted you guys to have. I didn't want us to dwell on these. If you've got questions, interrupt me, but get so the north end, this is what that looks like. So, this is that first slice of that bar above Ruskin on the left, but you'll see that how it's broken down and how we broke down the zoning. maybe Mike and Remar did back in the days that when they did the zonings uh is that uh the R2 that green area makes up the core of kind of the more the developable lots where the RL and the RBL the yellow and the tannanish color. Uh those are the uh uh the larger size more difficult lands as we'll talk about. But that red, that's your hard free property. That's breaker form. And next one, uh downtown, you'll see uh is mainly commercial. So I don't really I'm not showing you really too much residential there in that one. Uh this is what I call the Midtown area or we call it the presidentials. Uh but that is the green and that's our two properties. But you'll see now as we transition down to the southern half and get into Hastack. Next slide please. You'll see that changes. Okay. So we start seeing now uh RL right through the S-curves in that area which are some of those difficult properties. But then almost the complete southern end is R1 properties. That's that purple area. So let's continue down the next slide. Uh purple that red stripe is the R3 properties. Keep going. That's Tobana. And then the south end down at the far

southern end and that big hunk of land there the eastern 101 that's south wind. So next slide please. Okay let's get into the what I call the multifamily zoned in those are R3 properties that I spoke to you guys about. The next step you'll see on the north end only uh only Breakers Point is the only uh multifamily zone land up north and you'll see the red means that is uh RV zone yellow means it's developed breaker point is all developed uh and that red the reason is why it's still red that's because it's common property so there's no development on that that's an east okay next up all developed in downtown area. All of the red is gone. Next, pretty much all developed here. That's the apartments up there on some common land. That's the red showing that. Sorry, that's an eastment. Next hack. Nothing there. Next. Some remain along the highway uh uh in the Tibana area, but those are all we'll see here coming up to compromise lots, but there's a few that still remain south of the Tibana Arts. Next, there it is. Okay. And so, next slide, please. uh this this is the summary and what I've talked about in middle housing uh I just discussed with you guys is that we have 13% in R3 of course and yet what is the c what is uh the cost of land and developing these things uh I point out here on this slide on the far right you'll see the states uh

requirements for middle housing so it says single family accessory dwelling units, duplex, triplex, quadruplex, the town homes, cottage clusters or mixed use, all different types of forms of mental housing. Uh, and then what are the requirements in Canon Beach in the R1, R2, R3 and the different districts? Uh, the P stands for permitted. So, ADUs are permitted throughout those uh different uh development uh districts. uh the this the lots need to be 5,000 square feet minimum in R1 through RAM. Uh in RL they have to be 10,000 square ft and then they have to be anacre in the RBL. uh and then uh whether they are allowed in the following duplex, triplex, quadrex and and the others. Uh it would it will be listed and you can see only duplexes are allowed in R2, R3 and R&M. R3 is only allowed the only word you can have a triplex and a quadlex. And as you see over there, I show you that Manzanita because of legislation in Tammo, all the communities in the county of Toma allow all of those mental housing forms and so does the state. Uh so next slide, please. So this is the building. So how much land is still available in each one of these zoning districts? You'll see there's quite a bit. It looks like over there in the RVL, the floor on the left. So, in the in the yellow, that's David properties. Uh blue is built properties. So, we're 90% pretty much or above built out in all of our residential properties. Uh that's not to say, I would put a

qualifier on that that are two zone lands. That does not mean they're fully built out. In other words, there's not two properties on each. And of course, we don't have ADUs. I remember. Okay. So, next up, city. Uh, so I was asked to bring also forward city owned properties, and that's really what we're talking about here tonight. So, next slide, please. Everything in yellow is city-owned properties. And I'm not going to really get into the details quite yet, but I think if you just were to look at this one slide, uh you can kind of look at those and say a lot of those are either in easements or they're along the waterfront or ocean front. Uh and probably not going to be developable lands. Next slide, please. Uh, and downtown looks like we have a ton of things we get going down here, but unfortunately those big blobs are weapons or uh sensitive lands. And so next up, Midtown areas. Uh, and we'll get to kind of each property or constraint. Can

I just ask you one question that's on page 18 of your packet? So that the So that'll be the next slide. No, right there. Yeah. Yeah. So that's the RV park. Yes. Okay. So the east section of the RV park that's there are no RVs there. Correct. That's the east side of the RV park. Uh so that we'll get to that when we get to that that slide next.

Oh. Okay. I'll we'll talk more about that. Okay. So next slide please. Uh, hast stack area very little u you know some park area next up to really very little until we talk about south end next slide which is that big yellow hump there okay next slide so constraints this is where I like to look at the what is this this This is something I get a question about at least once a week, maybe twice. What is this? Anybody?

Costco. Costco accessory structure. Okay. I got a shed. Jeff, I'd like to put a shed in my backyard. What do I need to do? Okay, besides that shed. Okay, next slide. Okay, these are our residential lands with every single one of our constraints on there. Okay. And so when I talk about constraints, I talk about that shed. Okay. So if I had a 10 by 12t shed and I want to put in my backyard, we don't add just our zoning district limitations of, you know, dimensional standards, setbacks, and things like that, which I know we're all familiar with from this room, but we also have ocean front, steep slopes, streams, stream buffers, stream erosion buffers, wetland, wetland lots of record, wetland buffers, and wetland erosion buffers, trees, heights not just for the we have accessory height limits and building height limits. So those are just just some of the constraints on building and developing property. And so when someone talks about affordable housing these things complicate okay and I don't think we can we can not we can't avoid that. Whenever somebody called me up and I say, "Well, you can do that, but you'll still have to go through this, this, this, or this, or maybe all of them." Uh, it's it that adds price, that adds complications, not just for them, but often for us and often for uh the community and for others. Okay. So, next slide, please. Just to point out one on this slide. So this is uh talking about wetlands for instance. Okay. So 9% of the properties

approximately 9% of approximately have wetlands on them. Okay. And uh 21 or so% of wetland lots of record. And yet if I want to put that shed on mine that's really more like 41% of the properties in Canon Beach are affected by wetlands. Because if I'm going to put an accessory structure on mine and I fall within a wetland buffer, I don't have any wetlands on my property, but I fall within a wetland buffer, I still have to come to you guys uh to the city to get a permit. Okay. So, anyhow, it's a constraint. So, next up, please. So, I wanted to take just one of our little slices, the north end, and show you what that does as far as constraints. Next slide, please. That's just the residential uh zone property. The blue right there is ocean front property. So all the lots that are affected by the ocean front which mean that they have developmental constraints of them. Next slide please. Uh the north end with a steep slope. So these are your steep every property in that kind of pinkish color has steep slopes. That means percentage of 20% or more. Okay. Not to say that our building official can require some homes. It's not that not less. They also might need to have some special study done for them for GL logic. Uh next up, okay. So then I continue through these slides by showing those that have streams uh in and stream buffers. Next, those that have not just stream stream buffer, but you know which lots are impacted by that, then stream erosion lots because if you're 100 ft from the stream, then you

and you're doing over a certain square footage of uh disturbance of land, you still need to get a permit. Okay. So, next up, uh I don't know if that one says we're on, but anyhow, keep going. I still go through the wetlands. Yep. This is wetlands and wetland lots. Next up, wetland buffer lots. Okay. And then finally, the next one with the white that shows you the in white overlaid all of those the developed lots in the residential properties. How many lots can you count that don't have anything on there? I think I counted maybe three three lots in the entire North Bend that don't have some type of constraint or not available. And I wouldn't even know if those are true. We might get out on the ground and say, you know, that there's more than that to be done. So anyhow, next slide, please. I just wanted to show you this. So when a developer is coming into a property and they're thinking about, you know, what's the cost and and Steph get into this a little bit is they're looking at land, labor, lumber, and legal. All that stuff I just showed you really down there is in the lending and legal portion of things is what I would consider that I heard all the the land use constraints. But you know, land use constraints aren't just in the cities. You know, they're they're also in county lands. any HOA and covenants and restrictions. Those are regulations. Those are land use things. But we are not even talking about how much the land costs. And that's what costs so much here and in the communities that we live in and what drives up uh development in these uh

destination communities, these mountain towns and the destination uh uh areas often called uh you know gateway communities. So, next up, uh I just popped that in because that's really what drives it is this uh how much real estate is price of land uh and development is for person as opposed to personal uh personal income. And so total value of residential real estate is 50% higher than it was just 20 uh years ago. And so that's what we face. Uh so the next step, city- owned properties with constraints. Okay, final brilliant slide I wanted to show you getting back to uh what commissioner Kerr was talking about. So which ones of those city properties, those yellow ones I showed you, what are their constraints? So I looked at wetland buffers, wetland lots, streams and buffer, the main ones uh form here. Uh and you can see if you go through each one of these um that's the north end really very little if any I don't think are developable in the north end will have one left at the end and I have a the final series of these will show what remains really to be considered. So, next one, downtown. Uh, very little land. Uh, the ones that I'll propose that in the end, uh, possibilities are already built on or we're using them for something else. Next up, um, which is the Midtown. Midtown. Same thing. Very little left. Next up,

you'll see almost all of them have are whited out, which means they're developed or they have some of these uh next slide please. Same thing total bottom line property I think identify to the bottom man one in the south end. So what are the potential sites next up in the north end? I call it the north end lot. It's a uh next slot. It's a halfacre lot that's right off of Oak Street there and ash and it is elevation around 55 ft uh in the tsunami medium to extra large tsunami zone. Uh landslide don't show any landslide but it's R2 zone. So there's a a small opportunity there in the north end. Next slide please. Uh next one would be in the downtown area. I identify three lots, three areas there. Uh if you'll go to the next slide. For one I'm calling it the public parking area. And the reason I say that it's possible is because they looked at it before uh I think around 2016 or so uh and putting affordable housing units above parking in that area. Next up uh city pond area where we currently at the uh our interim city hall area uh also affordable housing above parking possibility. Next one, the Spruce Park. Uh, it's been discussed before. It's currently not zoned, as you know, for any of that. Uh, next up, uh, is the RV park,

which we would say likely our best opportunity. It is approximately nine acres, elevation 45 ft, large extra-large uh in the tsunami t-shirt range and no landslide and zone MP. Okay. And one thing I did want everyone to note is that when I talk about these the Indians that we're talking about as possibilities, none of them are zoned for what we're talking residential or affordable housing. Okay, next up. All right. Uh let's see where we're at. Okay, I think there's nothing there. Hack area. Next, we should have one Kana Arts Center. Okay. Where I was just at a Arbor, not wasn't Arbor today. It was Earth Day. Should have been on Arbor Day because our day was beautiful. It was sunny and we couldn't plant trees. We were supposed to plant trees.

We planted yesterday.

All right. Okay. So, it did get done. So, anyhow, this is the uh tool arts area. It's 62 acres. which currently has a elementary school and a um commuting center there. Uh no landlide, but it's a hard zone. So it is the only one zone for u residential. And then next one. All right, that's south wind property. Uh I think that uh if you go to the next slide, you'll see it's 55 acres. How much is billable? That's questionable. Uh it's at 100 ft. So it's outside of any tsunami. Uh it's landslide. Yes. And uh as we know it has its challenges as far as development. Next slide please. That I have summarized all the city properties with all the different constraints, the acreage and um all the things that we have to do moving forward. So that's really it before I hand it over to related uh Northwest. Did you guys have any questions of me and just kind of this context of of residential affordable housing areas where we could actually So in the RV park there's a park that's developed,

you know, RV RVs and then there is some land to the east of that that is also city owned. And according to this, there's no constraints on that. I believe it is. It's wetlands. It is wetland. I do believe it's No. Oh, it's not. No. If you go back down, it's not the area, Mike. That's right behind It's the area behind behind coaster properties and it rises up uh towards towards the apartments up there. Two acres of of nonwet. Okay. way. It may Yeah, I know it does have some wetland, but just just in the bottom of

Yeah, they were going to that. So, it it's it's got wetlands, but there probably is some of them. So, two it sounds like two acres, something like that. I thought that they had identified eight building lots there is what I had heard. You say what? eight building lots in that area of 8 to 9. Yeah. So, it's not it's not divided. It's all a single chunk of land, right? But there's square footage for you at the bottom.

Where would it be accessed from? I guess my question. Yeah. Once we start, well, when it was discussed before, um, it would have to be accessed across that wetlands area next to where the the mini storage is. Storage. Yeah. Little little playground there, but it could be, you know, access could be. Okay. And no in there is no. No. Okay. Well, I mean all the buildings in front of it have, you know, have utilities. So, utilities. You talked about uh arts. Is that where the academy is?

Yeah. I don't think we do anything with our children. Well, I'm excited.

So, the other thing I want to impress upon you and I hope this does is that every single inch that we have is precious. Okay? We we don't have I mean we have places we can expand but it's going to be just as difficult to expand and it's going to be way more costly. And what I why I say that is because every single building and structure we can think about moving forward should involve affordable and workforce housing. above it, next to it, whatever. It has to have it. And I I we can't impress I', like I said, I've been dealing with this for 20 years. The reason I came back, the passion is for these folks that came in this evening. I know they had to leave, but that's the only reason I came back here. I mean, I love Canon Beach. I love you guys, but this is something I think we can do, and we have got to do it. We've got to move it forward. And I said, "It's still waiting to do." And I said, "That's what I'm gonna do with customer."

And I and I I appreciate what you're saying. Absolutely. Something has to happen. And there's some there's absolute urgency there. Um but we've we also heard those people talk about the children in this community. Yeah.

And we can't take away that account. What stops us from having children in school in the same building or same complex as housing or it moves to another city-owned area? That's what I'm saying. That has stopped us for so long. I believe that is why the RV park we couldn't when I was first here we couldn't talk about the RV park because it was making money for us and it was a great RV facility. Well, now I come back four years later and look now we have to do the argument part. We need to talk about all these things and all these things as a future possibility and that's what I'm I impress it on you as I talk about it at the beginning is that we need to prioritize them but we need to think of every every one of these is a very precious kind of thing to do. What can we you know it's like a Rubik's cube. What can we get in here? It may not, you know, that we want the academy. Yes. But we're It doesn't have to stay right where it is. It can't.

I would think that would be a last ditch effort. Yeah. Absolute last. But but Jeff, I remember when Chad was talking about all this these things quite a couple years ago. He said, "Why can't we right now start with a portion of the RV, not the whole park? Start with a portion of it. Start building some workforce housing in that area."

That is exactly what the next folks will be talking about. Exactly. That's why we brought these people in to talk about. And I'm glad you brought up, Lisa, because Eric brought up earlier Chad. We wanted Chad on this agenda. I left them on the agenda just so I would remember to say we invited both Chad and the Oregon housing uh Oregon Coast Housing Group Steven and Clayton uh were going to be on here but something urgent came up for both of them and they couldn't do it. Not to say that we're going to leave them off in the next month or two. We're going to try to get them both in here to talk to you guys to talk about just what you're saying, other possibilities, other ways that we can

just to start just to start the project. Okay. So, this is North End lot. That's that's there. Yeah. It's 0.57 acres that looks at lines up with four lots or possibly five lots. be divided in that way. That's 10 dwelling units and there are two zones. Could be could be or something even better. Yeah. Anyhow, I just want you to I wanted to just throw those out. Even the parking over parking whatever just to give you guys to say, yeah, I we can't limit our there's there's too much of a need right now. And so, uh I'm going to hand it off now. Uh Steph,

I had a question before. Yeah, sorry.

Uh I've always on paper I look at the zoning and it's like why do we have anything that's not R2 or allowed the other other building on them? Um but as you pointed out there's lots of restrictions in some of those areas or limitations. Uh are there any um you have any zoning recommendations? Are there any opportunities there in zoning? Yes, we will talk about that. I think Michelle said a great thing, you know. Yes, reszone. We've got to reszone. I mean there, you know, and that's these pathways we'll talk about at the end once we have them speak. I'm going to come back and talk about pathways for moving forward because that's really what we need to get into. How do we make those steps? And that is one of the keys that you got to res.

Okay. Thank you. I'm going to go there. Okay, we're going to work together. Yeah. So, I'm Stephor Youngable housing developer. I grew up in seaside Oregon graduated from seaside high school and uh I focused on doing that in the area of birth about 12 years in the Portland area so I um you want to go to the next slide I'm going to give you a little bit of a background about related so related I opened an office for related about eight years ago related is a national developer headquartered in for uh 40 years. Private uh development company that started out as a buildable housing. You can keep going. Uh they uh own 55,000 units nationally on the west coast. 16,000 units. I know it sounds big. It is big. Um my office is small and we really kind of work on local communities and focus on Oregon Washington where I develop. Um, prior to that I was the director of real estate development for an organization called Central City Concern which focused on homeless housing and eviction and recovery uh services. And the reason I wanted to open the office with for related uh was because I saw an opportunity and a deep need in Oregon and I was really confined to just doing development in Portland and I thought we need somebody to come in as a little more capacity to where I can partner with different organizations and expand what I'm capable of doing. And so I've been able to develop inhibit for a thousand units and I've got about

another thousand units in the pipeline. Next slide. Um these are just general um some pictures of different developments that I've developed over the years. And XY uh a lot of it's community based. So we do a lot of public private partnerships working with cities and housing authorities to kind of leverage some of their resources, leverage our expertise, our ability to get capital and funding, public funding. These are all publicly funded. It's different than public housing and we'll go into the nuances of the different types of affordable housing and kind of like just set up some of the the uh uh mysteries of affordable housing if you will. Okay, next slide. This is the team that I work with. I work with pretty much everyone in this group has worked at a nonprofit in housing. Uh related is a forprofit. And what that means is we do the same work as a nonprofit. We have a different tax status, but we always partner with the nonprofit in our business. So we work with a different nonprofit organization to do these partnerships. Um oftent times we have a service provider providing services on site and doing some community benefit space as you're talking about your art space. We often colllocate um uh different types of programs. We've done music recording studios after school u community centers fiber art studios um you name it. We do all kinds of things. So, we're always trying to be creative and understanding the spirit of the community um and really trying to understand what is lacking in the community whether it's um you know uh after school programs, preschools,

um senior services. It just depends on where who we're delivering the services to and what. Uh next slide. So, uh, our communities often integrate sustainable features. I think most of my properties are flat certified. So, a lot of solar PV systems, um, low VOC, really thinking about the constructibility and the sustainability for the long term. We also, um, have a lot of, you know, we're a long-term homer, so we don't just develop, we stay in the community. We operate the buildings and make sure that they're a long-term going concern. Next slide. Some more pretty pictures. Go there. This just gives you a sense of some of the design aesthetics and you know things to think about in that is depends on where we are. So there's urban settings that we work within and then we work in um smaller towns and we really are trying to match like the aesthetic of what the community is. So it just depends on where they are on the building. Next slide. Love to show like I said a lot of community partnerships, a lot of working with city council, a lot of working with u community members, stakeholders. We have a lot of what we call community informed design. So when we go in, we really like try to convene space where folks can give feedback about what their concerns are from anything from crime prevention, um, design, aesthetics, fixtures, finishes, services. So all of those things we kind of take in, you know, you're the area experts. We're just kind of the generalist that can kind of find the funding, get the builder, you know, get through permitting and all of that, but we really leverage like the local

expertise on what has worked historically, what isn't working, what do you like because it's really important to not have adversarial um development. It doesn't make sense. There's only so many projects I can do a year and I like to work for people want us um because it's very hard work and we work very hard. So, we want to know that it's something that is supported by city council and also community members. There's always going to be somebody, right? And we're okay with that. We know that it's our job to build the bridges and to be the kind of spokesperson on behalf of the project, but in general, where I go is places I care about and like to go. And my mom goes to seaside still and that makes her happy. Uh, next slide. partner with boys and girls club. We're working with classic community action and our bside project which I'll talk to you about here in a few minutes. But a lot of partnerships with a lot of different service providers that u really kind of support the communities that we're trying to develop. Next slide. Okay. So uh that was a little bit about related uh and what we're doing and this is I want to just talk to you generally um about affordable housing and how the sausage is made. So it'll give you some sense of um what affordable housing is when I'm speaking about it. you know, there's a lot of different terminology. Um, kind of the timeline of the deal and how the deal is put together and talking about, you know, services, what the financial looks like, the capital stack, um, some of the cost considerations that we have to think of. I think Jeff was talking about some of the constraints and you look at that when we're doing a physical and financial feasibility to make sure that it's a feasible project

and different types of affordable housing like I was talking the umbrella of what is all the spectrum of housing that goes under that and um then I'll go into a little bit about related northwest projects. the next slide. So, you know, affordable housing, when I started in this business about 20 years ago, um affordable housing really focused on just kind of sticks and bricks in the housing. Uh it's no longer that as people's um needs have grown in um the economic positions that are as such oftent times colllocating um like food pantry uh English as the second language for school programs um permanent supportive housing which has case management services there's a multitude of supportive services that go into housing that years ago it was just the housing and maybe they would do a seasonal celebration and that was it. Um it's just so much more now. There's so much more need out there and so it's not just the real estate. Um these housing communities have a large social impact but also a convenient place. We often do big community centers like this where it's not just for the residents. It's also for community members to use that space to convene a Rotary meeting or you know you name it. Okay, next slide. Okay, well um I'm my readers are on here so I can read your book. So development timeline with pre-development funding. So usually it takes a couple of months to get into site control which could be in in a public setting that's like an exclusive negotiating agreement in a private acquisition where it's somebody that's got a market that would be an LOI. So those are the equivalents and um that ENA just kind of gives the the

rules of engagement you know am I buying the land is it a ground lease are you donating the land are we waving system development charges what are the things right what are the aspirations so in public private partnership there's an EMA and then you move into a DVA but in when you have the EMA you starting to look what we talk about the feasibility of the project the constraints with the site what is it zone is it permissible. What are the things that we're going to have to do to move through that to get it built? So, we're doing that. We're also working with a contractor of saying, "How much does it cost to build? What we can permissively build on this site?" And then we run it through what I like to call the panda machine. It's not really chain machine, but it's like a proarma. And you're putting all the numbers in and you're like, "Okay, we're using these types of funds to build it because we have a long-term restricted rent." Um, when you take funding from the state, these units stay affordable for 60 years. Okay? And it's dictated by unset service based on the county. Every year it changes, but not much. And that's what we agree to when we take these public funds. So, we're looking to see does this site work and then uh we have to go it's competitive process for these state funds. So, we put together an application that talks about the merits of the town and the community support and the site and why it's significant and the housing needs in the coastal community and all the things. And we submit that and we wait and while we're waiting, we're doing some design. Um, this is assuming we've been able to secure some pre-development money and our seaside site here Oregon was able to give us, I think, $500,000. um help us with the free development. So that means that we can be in design and looting while we're waiting for our

funding. So it takes depending on what's going on at the stage in the funding cycle. The best case scenario that I've been able to to basically get funded close to the city of Portland about eight seven years ago. Um, and now I was able to get 60 units built. Um, from the time I walked up the land, from the time we opened the door and had the first move in, it was like 24 months, which is pretty fast. What typically is happening probably to break ground will take us anywhere from, I'd say, 18 months to 24 months to be able to get to the groundbreaking, commencing construction. And then you know on a project it's like you'll say 100 units it'll probably take 17 months to so I'm just trying to give you an idea. It's not a shortterm endeavor. Uh it is a long-term commitment and everybody kind of needs to log into that to know that this is the long play not the short play. It takes time from the permitting process and the funding process. So next slide. Now, that's under the best case scenario without pre-development funding. What happens is we lock up the land in a contract. We submit for the funding. We put our hands down and we wait. And so that extends and now it's probably another year before you can even start like designing in there because we can't really go at risk because this the state is the one that gives the funding and it's not always a sure thing. can't just because we're spend a million dollars and hope it works out. So, we kind of have to have something. We will spend some pre-evailable money, but um not until we really are awarded. That's why a lot of these public private

partnerships like I'm doing a 13 acre project in the city of Milwaukee and they donated a million and a half dollars for pre-development. um we're doing about 500 units, you know, in phases and we've just recycled that money through the site on each field and we're in phase two right now. Okay, next slide. So the capital staff so the sources of money that pay for this um there's something called low income housing tax credits which is um federal tax credits that are issued through the state through organ not community services um conventional debt but it's actually taxes bonds but it looks just like a construction loan that converts to a permanent mortgage um deferred developer fee and then subsidies and that's kind of the percentages of the of how much goes into it as a percentage of so when we say subsidy what we're talking about um the types of subsidies it can be small grants but the lion share is the lift program through the state of Oregon and that's the related competitive comment um in places like Portland they have Portland housing bureau that does like um they've had Portland met um Portland housing bond and then in the metro area they have the metro housing bond and right now all of that money is deployed so everybody is competing for state funding. Now we have set aides for like small rural towns versus urban and so the pools are chopped up a little bit differently regionally and and by size of the cities. Okay. Excellent. blowing compounds and developers have more complicated and a restrictive process. So, you know, as an affordable developer, we deal with

all of the same constraints that a market rate developer does, right? Um that Jack had alluded to. We deal with all of those things, but then you add the complexity of tax credits and tax exempt laws and the competitive nature and the regulatory environment and it's um incredibly complex and competitive. Sometimes people are why does it cost so much? It's a great question. Um we have different prevailing news requirements because of the public funding. We have um MWSB COVID participation requirements which are like minority or womanowned or small business contracting requirements as a percentage. Um the amount that the attorneys make on this is astronomical um because of the complexity. So there's a lot of attorneys fees and bond fees and all of those things. Next slide. Um we talked about this. So that's why the costs go up and we also have like brains certification requirements and things which are you can go to the next slide. Um yeah so also the soft cost like I said attorney fees architectural engineering there's certain reserves and things um that are required. Next slide. Okay types of affordable housing. So Jeff was talking about workforce housing and he described it as 80 to 120%. I'm going to throw a wrench in this. I'm sorry Jeff. Um we also have what we characterize workforce housing but it's serving a different demographic 50 to 60% area median income. And that just basically means that these are lower income individuals that are working because to get these types of um rents that are at this level you have to be a working person. there has to be an

income. So, we have family affordable housing and that can be a spectrum of affordability that can be zero up to 60% could go up to 80%. Um, I'll take one step back. In the low-inccome housing tax credit program, under section 42 of the tax code, we are now allowed to be able to go to up to 80% AMI, so serving a higher income bracket. However, on a blended basis in that deal, you have to be at 60% annual. So, you have 80%, you have some 60%, you have some 50%, maybe some 40% to offset the 80% because on a blended basis, you have to pay 60% AMR. That's typically the rule of thumb for affordable housing under low income housing tax credits. Um, as we saw earlier, 25% of your capital stack comes from these tax credits. a lot of money that comes in. It's kind of the thing that makes these deals really work. So, when I talk about affordable housing in general, I'm talking about 60% area median income. I'm going to show you a graph like what that income looks like and what the rents look like or county in just a minute. But I want to like kind of like have like some setting some thinking here of like so when you're talking about workforce housing and 80% to 120%. There's no funding out there for that really. um that's a market rate developer and they make the deal work by you know maybe having an equity investor in a conventional debt and it's on the city to make sure it's longterm set at 80 to 120 um and those rents are considerably higher and may not be serving the workforce that you're intending to we can go on but anyway so family housing is usually two bedrooms three

bedroom or fourbedroom and that can be income level. Workforce usually is like one bedroom, two bedrooms, and it's 15 and 16% area median income. There's also senior affordable housing that's set at 55 and older. Um, and that's a protected class and we can do that. And so, we have senior affordable housing communities that we develop. We have something called permanent supportive housing. That's somebody that presents with higher acuity um at risk of homelessness or homeless. Uh, and when I say acing, I'm talking that they're presenting with a myriad of disabilities, um, behavioral health, mental health, kind of like a very meany population that usually has wraparound on-site case management services. Um, rapid housing, housing first is kind of along that. And then there's shelters. I don't do rapid housing. I don't do shelters. Um, I have done permanent supportive housing. And that's not what we're talking about today. Um, senior housing, we're always open for it. But I think what we're talking about for Beach is uh family and workforce housing. Next slide. I have

Yeah, of course. Because when you when you create housing, workforce housing, does the candidate have to be working in Canon Beach? I love that question. Thank you. Um, depends. So, doesn't have to. me.

So, in my seaside um development, it's in under construction on the old high school site right now in the north north 40 where the kind of the baseball field is. Do you know where that is? Yeah. Okay. Well, anyways, that's under construction right now. Ironic to be developing there. Um we put preference because that's what the city was interested in. So we said if you work in the city of seaside, if you live in the city of Seaside, if you lived in the city of Seaside in the last 5 years or if you are trying to get employment in the city of Seaside, you get extended housing issues. You can't say you not you, not you. It doesn't work that way. So you have to have a very wide net and a fair playing field because you don't want to be like um having like impacts on populations and creating barriers into housing that's unfair, right? That's kind of the but you can do preferences that is inclusive and thoughtful to the community um and just work with good parents. Okay. So

can you start? It's your pleasure. I'm gonna entertain questions from the audience. Oh. Oh. Oh. This is short. Please. Thank you. Can you share the per per unit cost of the North 40 project? I can get back to you on that. I don't know. Is it is it over 400,000 for I would say it's probably under and and it depends on what are you talking about cost. Are you talking total cost or cost?

I would say it's probably around there but I I don't know. It's been a little while. Um but yeah. Uh okay. Okay. Question. Yeah. How big are the um developments that you're doing? How many units generally? Yeah, great question. So, I will do as small of as 40 units and I'll do as many as I, you know, think is appropriate. And how much land do you need to put 40 units? It depends on the zoning. Depends on what kind of

So, oh, I'm going to go through um some examples to show you like and I can tell you the acreage and how many units and so you can get a density idea. Does that sound fair?

Yeah. Okay. Um, resident services. So, like I was talking about, who we are serving, how do we serve them? We're trying to usually leverage local resources. So, we're working on a seaside project with lots of community action and we also brought central because we know that there's a large black mass community in the east side area. So, having some culturally specific services made sense for that community massive. Okay. Now, we're gonna get right to your question, Yan. So this is 60 units on one acre. There was a lot of excess land at the end, three stories, a lot of ground floor unit. Um like this was a permanent supportive housing. Well, it stood but I don't um yeah. So there are this was like single room occupancy and studio. So very dense small units for homeless like So it's different because it depends on if we were to do three bedrooms on here would be so many less units because they take up such bigger space. So for context a studios maybe around 400 square ft. Um the single room occupancy units if you're like 175 to 200 ft. Now I know that's like mindblowing so small but some of this common population that's about as much as they can manage maintain. And so there's communal kitchens, communal bathrooms. It's a totally different typology. Next slide. But I think it's a nice it turned out really nice and it's, you know, an urban context downtown, not downtown Portland, but out southeast Portland. Okay. So next to Diper, we developed family housing, four stories, 138 units, studios, ones, twos, three bedrooms, and um a boy and girls club downstairs and some really good service days like a

community room and all of that jazz and big courtyard. I think we have 90 parking spaces on two acres. So that gives you context what four stories can get you two acres. Now, you have to think about this in an urban context. This makes sense, right? You would not put this in a seaside Oregon or a smaller community. The height is too high. I think the density is too much. You could maybe phase it. Um, and we do more like cottage clusters and really think about the design. This is an urban contest, so got to think about where you're at. Okay, next slide. You can see kind of the community space and what the interior port yards look like. We try to do playgrounds, bars. Next slide. Um, this is in the St. John's neighborhood with 110 units. I think this is 1.2 maybe 1.6 acres. Um, studios wants two, three bedrooms. It's u next to Cathedral Park, big music community. So, we did the recording music recording studio in here with an after school program that does some music for the kids and they really love it. Um, next slide. We did a big mural on the prime time to commemorate the the oldest jazz Mississippi is a cathedral park. So, we did the whole music by the murals. Next slide. 144 units next to Washington Square Mill and Tiger. Again, very urban context, four stories. We did studios up to four bedrooms, an after school arts program. This is an intergenerational community. So, we have families and seniors integrated with supportive services for them.

Yeah. Do you have any slides of like the cottage clusters? Yep. We're getting there. Yep. Yep. Yep. Okay.

We can just keep clicking through. That's what some of the interiors look like. Keep going. Keep going. This one. Well, I'll tell you about this. And we did a a reading room, a library, fiber art studio. We built the preschool in the back of the site and um had Thunder Parking. This gives you a kind of a sense of the interior and what the kind of what it looks like. Next slide. Next slide. Next slide. This one here uh is part of the 13 acres. So, we can do things with infrastructure and lots of we're doing on the plaza. Um we're doing sports court and some interesting things. Next slide. That was the master plan. Okay. So, here's seaside. We're going to go a little deeper on seaside. Um so uh this 5 were awarded it was competitive process a request for proposal uh we were selected and um what we came up with on this site I can't remember which sites either got to almost two acres on this site we did some assemblage um there was a single family residence store and we decided to buy that and assemble it to the public property because the design aesthetic would be better. The egress would be better. We could get a whole another building. So, next slide. I'm going to walk you through what the site looks like. So, this might you know the TLC as you're going out of the seaside. It's right across from the TLC on the Hill High School side um north of the baseball field north of the track. It was publicly owned actually. The county conveyed the site to the city. They had a covenant that it needed to be

affordable housing and so they voted out for affordable housing. Next slide. Um we partnered with central uh practice community u uh association. Our architect was Amber Mo contract with Epic but so you know lots of community action been a very long-term partner we always work with the school district that's actually how I get all my brilliant ideas and calling the school district and understanding who's actually doing the great services for the families and kids the city of east side really wanted to address um family housing and workforce housing so we kind of describing have is serving um 60% uh units and um we have studios ones twos and some three bedrooms in there. Next slide. We brought in central cultural like you talked about. So we ended up doing three stories. Uh we got 69 units like we talked about. We have the rental preference policy. uh in place uh and you know that's something you have to get approved with the state although we use low-inccome housing tax credits and state funding you're competitively awarded and um permits have been issued we commence construction in November so we just buy it from our frames up and looking pretty good we got a solar gr so we're going to have a solar array on there to offset below the property um you're targeting platinum certification for green standards and create culturally specific services. Next slide. So you can go to the next slide. It's um kind of a so you know it's kind of a wonky shaped site. So you really are kind of like trying to figure it out.

But up here to the north, this this was zoned industrial. So, under I think it's House Bill 1537 and Senate Bill uh 2008, uh you're able if it's publicly owned land, um if it's like industrial or commercial use, you can it's permissible to build housing that's codified at the state level. So, we use some land use state laws with the city and their consent. we wouldn't do it without buy in but that was what allowed us to develop this without having to go through a whole land use piece process so to the north is like soft welding I don't know they've been there forever so there is like um you know a light industrial use going on there but we put the parking to b it to keep this up against the road and pesto towards the park we also you know this is holiday so this is all residential here and there was a lot of conration about this going in, but we thought the best thing to do is this in historically community building kind of like what we're in. It's going to have very similar vibes to that which will house the property management and an after school program and just a community center area. Um you can see right here this is like a top off. So there's a playground um some garden beds and the city of Seaside is actually planning for future kind of like parks and racks here and doing some like you know nicer park which is a great amenity for this. It's a very walkable. There's a sidewalk a long holiday that will take you all the way downtown. I didn't drive to get my license till it was a funny one. So that was very beneficial in the video but to be very walkable. I think we should end up with I want to say 74 parking spaces, but don't quote me on that. Um, next slide.

So, this you can see kind of how the units um lay out. It's a pretty efficient design. Uh, it's walk up, threetory walk up. 5% of the units are dedicated for ADA uh use here, which means accessible and the term ratios and all, you know, different things. Um but in order to like keep cost controls down didn't do elevator served for pretory project. Okay. So this was um kind of like our design like inspo page that we do. So we were really trying to capture kind of the the coastal vibe and um thinking about materials that have longevity but also fit in with the community. Next slide. So this is kind of an elevation. You can see it's kind of staggered because, you know, the the street kind of goes this way. We did a good B and fencing. We're adding the sidewalk. We're doing, you know, the lights and seaside that are very Yeah. So, we're putting in those kind of land posts going along there. And yeah, going next slide. This is just you can see. So this is just if you were going south towards like through seaside towards sand beach, right? And we're going to do these murals. There's four murals that um I don't know people know, but I was high school with her. She's a local artist. And so we commissioned her to do the design and then we'll bring in an actual artist that will get up on there. She didn't want to get up on the scaff but um it's going to turn out fantastic. We're really excited. We're doing something that's like kind of flora and fauna of the coast and I think it will be really nice and it's just a nice entrance into seaside if people are coming in. Um the clining is fiber cementitious board. It's um hard shingle. So

longevity everything that we use reflected in every design meeting. Is that going to rust? How is that going to wear? So, really thinking about the elements and making sure that the long term that it's going to look good. Next slide. So, you know, you can these are cottage clusters combined. So, you could decouple these and have like 12 unit pods basically. There's a lot of ways to do it. We combined them because there was some cost efficiencies in there and you could get more units and lay it out. I feel like 69 units is perfect for seaside. Like I think that is a a very good project that is very fundable. Um when you are sizing these things you're thinking about operational costs. You know you have fixed cost no matter what right. So when you can get a little more density that can offset and make the deal work a little better. Uh go next slide and see this kind of how it looks. Landers. Next slide. You can see um you know I think what I really love about this is it's it's in my opinion uh cost effective, durable, but still very pleasant and kind of has kind of like the merits of what I think seaside embodies with with respect to the aesthet I back to the question that I asked before. I mean, I think that we're not, of course, we're not seaside, different community, right?

Um, so where is there maybe this is a question Jack can answer. Um, where can we This is just two acres. This is two. We had nine at the RV park, but we haven't just completely discussed the RV park. And I know, but I'm saying that's just an example to give you someone trying to sell us a community. Um, and so no offense, but that's that's how I feel. We've been, you know, we've been here a while and we've got a while left to go. Um,

but but we haven't identified the RV park. And so I think I mean it's is it is it an option? Sure. But um I I just don't think that we need an apartment complex in town and that's what is going to happen. That's what that is. Um

well that's just that's an option, right? That's that's one option to look at and like she said you can break those apart into cottage clusters or you know or two story or two. But I I'm just saying if you scale that that is, you know, two 69 units per two acres on something like that. You ask about these others like a half acre and things like that that are in town. You know, how many units could you get on something like that? There's a variety of methods you can use to book that. Um, so what I maybe just to kind of context what I was asked to do today wasn't to sell you guys unrelated. It was to kind of give some context for affordable housing. I wanted to introduce myself to let you know what I do, give you context about how the deals come together with financing, how we look at deals, um, give you some examples of things that we've done. I wasn't asked to do a physical feasibility or design concept because I think that's premature

which is fair and you did give the same basic presentation to us a couple years ago when you were get ready. Oh yeah. So um that's kind of the impetus for this. So, you know, I think, you know, for your community, you know, you guys decide, right? You decide what kind of what it looks like, where it would go, and you could go put out a request for proposal. And in in that, it can tell you density, it can tell you height, it can tell you design aesthetic, it'll give you, you know, what inspiration. Um, so I think that's probably the natural next step for you all is to kind of figure out where and what. Well, and that's why I asked

and we may not be a fit. We may not have and that's why I asked what is what I mean you don't want to build something that's under 40 units if we don't have the space given all of our restrictions. I mean I understand the RV park but we don't know that we're going to use that whole thing. So so that that was the main reason for my question is where where are we where are we going with this and and you know what does that what does that look like? So I appreciate that.

Yeah. So, um, you know, I'm interested in developing on the coast. Like I said, I grew up here doing something in Seaside. It was very successful. They were wonderful to work with. It definitely takes a good strong public private partnership to put these together. Um, and so, you know, I think, you know, Jeff reached out because I've expressed interest in the past when they thought that this would be a good opportunity to educate not just, you know, city council, but also community members to talk about the process. Um, but yeah, I wouldn't do something under 40 units. I'm not interested in that, you know, but 40 units, I'm interested.

Well, and we would love to be able to put 40 units. We'd love to be able to put 100 units in if we could. I think we have the room. You know, that's all we can that was not what I mean. When we had the big housing committee with Marcy and they did a study of how many housing units we had with we needed was nowhere near 100. Well, I I'm just there was never a study. It was a consensus of what was needed community based on our population, based on the workforce. So block there was a number of thrown off definitely in the one of the first two meetings and it wasn't 100

but the I guess the question I had for you is I asked do you have an example of the cottage clusters?

Yeah I I can't find it. This was my house, but we can just keep on track. This interiors are what I said. Do you want to see the rents or affordability or not? Sure. Okay. Okay. Let's go. Um, so these rents are based on I think 2025 class AMI levels. So, our studios are 453 square ft. Our ones are 664. Our twos, this is on average, you know, get a blender, put it together, uh 866 uh or 868 for twos and 1223 for threebedroom unit. And so, under the 60% area median income, um you would pay I think I jump. No. Can you go to the next one? So this will show you here per person what the income level is. So for a single person income level is $40,500. So if it's a family of five you can make up to $62,50. Okay. So what we typically do um is we'll go on and look on website like Craigslist or we'll look on the city site and see who those people are, right? And try to do an analysis of who's making that because I think um that dispels some fears about you know what low income looks like when you realize that that's like people that you interact with every day. It kind of brings that barrier down like oh actually these are people that we really count on and I know Frank and Frank's a wonderful person and so that's helpful. So, for example, a studio of 60% would

be um the maximum allowable that you could charge is $1,12. And that's if I would pay all of their utility. I'm not going to get into the the math behind it, but um and a onebedroom would go for,85, a twobedroom 1302, and a three bedroom 1504. You back go back to the previous slide. So, we're not charging exactly that. We're doing less. Some of that is because they're going to pay their own electricity, pay for their hot water and their garbage. Um, and then also what the net market can bear. Just because you can charge that much for a 60% does not necessarily mean your community member is. So, we always are looking at like what market is able to spend. Can you go down two slides and you can just go down they're doing like a little like outdoor space for people. That's what the community building looks like. We're going to have a mosaic from a local artist that's doing mosaics on the front. I don't think you can see it for the keep going. Next slide. I'm gonna try to get you to This is what the community building look like inside this. Keep going. Yep. Yep. Keep going. So, this um is the RV park that we're talking about. I don't know if this is what you guys are going to end up going with or what not, but this is what was kind of given to me. And, you know, I think my my general thoughts on it, I drove it. I think it's beautiful and lovely and if I

had an RV, I would love to go there. It was amazing. So to me I would I would consider maybe just doing part of it because it is a revenue generator for you and it has nice amenities and so you know depending on your zoning from my perspective do I have next slide can you go to yeah so these are the clusters these are 12 units and again I didn't have a lot of direction on do two stories do three stories do four units so this was just me kind of running some stuff from another deal that we kind of looked at. But 12 units um are actually very efficient because of your systems that you have in the buildings and things. Um three stories is pretty typical. You could do garden style and do two stories kind of single story not interested in. There's no efficiency in it. You're not losing your land to the highest and best use from a cost perspective. it will not sold for affordable housing and tax credit. So to me when you guys want to focus on on three stories, maybe two stories and do small clusters and can you go to the next slide? The nice thing about these little cluster pods is it can really work with the topography of your land. It felt like there was some topography out there, some variation. So, you know, when you're doing like a longer building, you're going to have to change like your grade and stuff. So, this kind of account for, you know, being able to move them around and having space in between and having a nice aesthetic. So, it could be a lot of things. I think the thing you have to focus on when you do this is there should be community engagement. You should get community informed design. It's really hard sometimes in these RFPs that come out that you're like, well, it would actually be great if there was a

request um for qualifications and you guys see the things that we do and then we come in and we have community meetings and we give feedback from council but also community members what they want to see in this and then we talk about I can't give everybody everything they want, right? It's there are certain physical and financial considerations that make the deal work or make the deal not work. So we try to take like okay here's some things that we think we can integrate. Here's some things that we can incorporate. You know what's permissible and really come up with a typology that hopefully everybody in race. It won't be 100% of everybody because it's probably everyone but getting a general consensus. So that is our approach typically uh to development. So thank you for your time and you know if you guys if you decide to go forward we would love to I would love to develop um housing. You know, like I said, I grew up here. Um, and it's remarkable how much things have changed, the demographics of change and who are priced out. Uh, and it's really hard. And I work in uh a number of kind of tourists based economies. And it's like the lady with the cafe saying you can't we have you can't have open hours. There's places in Tahoe that that are open just a few hours a day. they can't staff. It's becoming the norm and you got to get ahead of it. Like I showed you, it takes years for these things to deliver. So it's not months. You're talking delivery for something like this is probably three to four years out. Three to four years. How much further are you going to be? So you know, I encourage you guys to, you know, make the hard decisions, be brave. This is probably the service announcement announcement and um really try to move the ball forward. seaside, you know, be

competitive, but they were able to really move it up. Um, and it took a city council that was really supportive. It took leadership um from the mayor to make things happen. We were um given system development charges uh were waved. They um donated the land. We got full property tax exemption for the the property. Um, these are the things that are kind of standard in the tool bag that you get for doing affordable housing. And so those are considerations when you're thinking about this of what you have to give so you can get. But I was able to bring in millions of dollars from the state to invest in that community to have 60-year regulated long-term affordable commitments for the community bringing jobs to, you know, construction jobs and long-term jobs for property management on site services. So, it is a creative, but we have to see. Anyways, thank you. slide you're looking at. Is that the actual RV park site?

No, sir. Okay. No, no. I again just to say I wasn't asked to do a feasibility analysis. So, we just took something that have similar kind of, you know, vintage with a the low rise and said, "Okay, what could that be?"

Do you know how big of a site that is and how many units are? Um, okay. So, 12. This is probably 140 units and I would imagine that this was like a 20 acre site just based on how much spread out of it. Now, for let's hypothetically say RV park. I mean, I think if you're saying are you two stories or three stories? I can't say that. I'm not allowed. No, you know what? You know what I prefer? Yeah.

I mean, I think those are the things you guys have to come to terms with is the height and and and the impact of that. Uh certainly to do two stories, it's more efficient. Like I said, from a cost perspective, it's less efficient with finite land. And that 140 units you're talking about in a site like this is these are four story like 12.

These are three stories. These are three stories and what I would say is you would do it in a phased approach. So can we go back to that RV site uh slide which you think is too easy? Yeah. I don't know. Originally I was like oh the whole thing and then I don't know what we're doing. This is really cute. Maybe you just do like the back portion right here or something

and slow so it's not so impactful. and you do like you try to get to 60 units or something like that and you can do cottage doesn't have to be 12 units you guys let's just like that's why I don't like to bring anything because people get really latched on it's like there is no design imagine it in your mind we want it to be you want it to be two stories it could be two story I'm just saying for the amount of energy effort and cost that goes into these we don't do under 40 units they board the lite techch deals. Now remember the lite techch deals pay for like 60% of this to get up otherwise your rents have to go way up that that's that's the trade right and then you don't have restricted rents unless you do something in your DDA and you say the DA is funny but I don't think that the market here me out very highend right and yes on short-term rentals and whatnot you can get those rents but I don't think for the general population at a restricted rent from 80 to 120 you're getting 120% rent they can't afford them

I think they can afford maybe 80% and probably 60% we can't take in seaside obviously different demographic but they can afford 60% market is probably around 60 to 70% AMI do you know what I'm saying even if you know you could look on the around and say, "Oh, here's what 100% is. I can charge them." They can't pay it. They don't need that kind of money.

So, you still have to have your developer hat on of like what actually makes sense of what they can do. So, I would say parcel. I don't know exactly like I don't know where your storm. I don't know where your sewer connects in. I don't I don't know your here. You have to think through that because the infrastructure is a barrier and cost. But you could do a phased approach where you're doing like 50 units and maybe five years from now you come in and do another 50 units. But don't squander the land because doing two story you're really not meeting the density. You know, we don't have a lot of land. So here's your shot. Make it count.

Yeah. I think that's the balance we have to look at is uh uh you know how can we get a good bang for the buck in that space but also have it be something that fits with the community and you know that the community is comfortable with. So then you don't have to you don't something like like that you wouldn't have to use the whole RV park right you could still have that income the city could still have income from the RV park although the civil is going to be a spiny issue like what is the civil like what is your not much

it's an RV park so I think it's just waste water and I think doing a study to figure out like how the sewer lines run, how how it has to be upside, do you need a pump station, like all that stuff because you know, as Jeff said, those are the barriers, right? Infrastructure is one of the biggest barriers. All the site I'm like, wow, this is great piece of land that is connected to nothing that I have to bring everything into. There's a point where things become infeasible financially. But you get a developer in here. They go through the studies. You know, you're going to do your geotech, you're going to do your environmental, you're going to bring in a civil, you're going to bring in your architect, and you're going to study like here's what makes sense and here's why we do the layout like this. Every deal is a snowflake. The reason Seaside looks the way it does is because there are certain considerations and certain target goals for the city. You will have separate goals and separate constraints. and then we'll tell you, yeah, here's the kind of deal that we think makes sense that we can do or this deal doesn't work. Can't. It doesn't financially work. The the geotech the soils are too poor. The civil, you know, this is going to be a lot for infrastructure. And we say, well, it'll work, but we need a million dollars from the city to be able to upgrade some of this infrastructure. And that's times what happens. on the um this is on topic but further down the road. Um and thank you for that. That was Yeah. Um so does the city still own these properties and they manage them?

No. No. No. Okay. So there's different ways to do it. Um there's two ways to do it from an ownership perspective. Uh, one is a ground lease. You can retain the land long term. We don't care. You want to do that. It's a 99year uh, ground lease. We don't care. Our investors don't care. We do it with housing authorities and different eviction or it's just a DA where you convey the land to the partnership that we form. Um, and the and it's like an acquisition. Basically, the land goes to the partnership. So, and then that's just all then everything else is handled by the partnership. Yeah. It's not handled by the city.

City is out. So, either way, ground de or an acquisition, city's out. You're really just there to make sure that you get what you want through the DDA. So, regardless, we do do a DDA, which is a disposition and development agreement, and we can show you like a draft, a redacted draft. Here's what they look like. Typically, they will have affordability covenants in there like this has to be long-term restricted and they'll have um uh a number of different things, right? They'll talk about the permissibility of the site, what needs to go on, how many units, what all those that can also inve. You're out. If it's a ground lease, we're just making a payment to you. Uh if it's not a ground lease, then you're just out. We still connect with you and you know want you to like come and visit you know go to the groundbreaking go to the opening but from an operational perspective it's up sweet on it for longterm owner the be longterm

but the community has a say in how it looks.

Yeah I mean would go through and tightness you have probably your design would do a type two I would imagine. Yeah. um through that there's you know and it has to and I know beach has restrictive kind of like um design components and we would be cured to all of that but beyond kind of the permissibility and going through entitlements we also want community engagement to also give feedback and what we usually do is we bring up different boards and we do colored stickies and we say I like this one I like that one and we do it for interiors we do it for landscape caping. We do it for unit layouts. We'll do it for platting on the exterior. And so that gives us the sense of what what our community wants. But we also everything we're showing you is what we know financially will work and also everything we know that is legally permissible because there's no reason to get you excited about something that they're not. So it kind of looks that way.

That's good to know, too. Thank you. Okay, any other questions? Oh, so I think Marge is next. Thank you. Thank you. Good luck to you.

Thank you. So, she on Zoom. Yeah. Sure. I am still here. I was wondering if we could also make uh Drew Arta a presenter who's on. He's our director of product development and design. Okay, there he is. Now, are we able to share our screens?

Share your screen.

Okay, great. Um, I'm going to have Drew pull up uh our presentation that we sent Jeff. So, first of all, I want to thank all of you for taking the time to have this really important conversation. Uh, my name is Marge Caparelli. I'm the president of Lit Homes. Uh, Drew Armeta is joining me. Drew is our director of product development and design. We are a uh modular prefabricated products uh manufacturer in Portland, Oregon. We um my my background is 44 years as a real estate developer, a market rate developer. Uh very boutique developer in California. Um Drew spent nine years with Ginsler Architects uh in Chicago first and then San Francisco. And um we met I retired in 2021. uh went to the Poland Ukraine border to volunteer with World Central Kitchen and decided that I wasn't ready to retire. And so I joined a nonprofit developer to help them scale and left um after 18 months and joined LIT. Uh and then we lit workshop and we uh we uh created lit homes and lit homes was um uh started to uh design and manufacture housing uh for uh emergency housing as well as uh interim housing. So, emergency housing for disaster relief and

emergency occupancy, fire, flood, uh and also for homeless. We just um uh sent uh 38 units to the county of Molten uh for emergency housing. We also design and develop interim housing uh for emergency and homeless, but we also have an affordable housing product and a um a stacked housing product that would be for multifamily. How I was introduced to Jeff was the state of Oregon, uh, the governor in 2025, at the end of 2025, signed a bill called HB3145, which allocated $25 million for housing for workforce housing, middle housing, 60 to 80% of area median income. and you all got a uh very detailed education on uh uh AMI housing in Oregon tonight. So, I'm not going to I'm not going to delve into that. Um but it is it is the middle housing that is missing on the coast. And this bill was designed the coast of Oregon was one of the areas that was targeted for this bill. And I met Jeff. I really wanted to partner with the city of Canon Beach to apply for this funding. And the site that I wanted to use that we wanted to use was the RV park. And we actually laid out the IV park or the RV park in a low density using all of those RV sites. Uh because you already have infrastructure. You have water, sewer,

you have lots of infrastructure there. It's very infrastructurer rich. uh you would need to obviously improve the infrastructure if you were going to put housing, but it really lent itself to creating this middle housing, workforce housing for families. And it was what we what we designed was a lower density project, but you could take a portion of that and create higher density. Um, let's go to the next slide, Drew. So, we're Portland-based. Um, as I said, and our units come, uh, the the B series comes fully complete. So it comes on a truck, gets craned into place and uh gets uh you know gets uh hooked up to water power and uh foundations. Go ahead to the next slide, Drew. So this is kind of our rung our housing uh every rung of the housing ladder that we that we build. We have the G series as I said emergency and disaster relief. The A series which is supportive and transitional which is not what we're talking about tonight but the B series we are talking about. So studio efficiency dwelling units, onebedroom and twobedroom units that can also be um three and fourbedroom units by stitching the units together on site. So the the B series is for affordable and workforce housing. The C series is our stackable housing studio through three-bedroom units up to five stories and um you know really purpose-built to expand housing supply scale. We did partner with an

employer in Kuz Bay Bay Area Hospital. Uh we applied for this housing grant through the state of Oregon. Well, we applied to be selected to apply. Um, and we have uh designed a project on the hospital's property for workforce housing, 60 units in two buildings, five stories each building. We um were going to we were going to uh move forward with three-story buildings which would have yield uh around 36 units but the hospital the CEO of the hospital really wanted the density because they have such a demand for workforce housing for the folks that work at the hospital. people that work in the cafeteria, in housekeeping, um, in maintenance, that are commuting, you know, an hour to get to work, or are being priced out of the market and, as it's been told to me, have to choose between putting food on the table or paying their rent. Um, so this this project is for 60% of AMI. Drew, go ahead and go to the next slide. So, this is our emergency housing. I'm not going to dwell on this, but this just to show you kind of a site layout. Uh, all designed and developed with non-combustible materials. Uh, meets ADA. And go ahead, Drew. Go to the next one. It has to be separated by 6 ft. This is our interim housing. All 1 hour fire resistant rated meets wildland urban interface and ADA. So they can be put side to side and back to back. Go ahead and go to the next slide. And this is our affordable housing. So in listening to the discussion that

happened earlier, I know that uh one of the council members was asking about cottage cluster. This is a 1 acre site that was designed to meet the state's cottage cluster requirements. This is a 1acre site with 24 units on it. This is these units are are side to side and back to back and we provide 400 square ft per outdoor space per unit. The goal in in my opinion in a community like Canon Beach is because you are so uh sight constrained with uh city-owned property is really to encourage um private property owners to come to the table to to collaborate and partner to build this housing. We did a project with the county of Alama which was to take remnant sites, parking lots, all of these remnant sites that are scattered throughout the county that weren't owned by the county but were owned by private land owners and to create density. And if you were to take these sites, you know, you can add 20 units here, 10 units there, five units here, you know, 25 units there. Then you now you're adding a meaningful amount of affordable housing scattered throughout the community. These units can come with different skin. Um, this is just being shown with a particular, you know, type of skin. They can also come solar ready. They do come volutric. They are 1 hour fire

resistant rated so you can put them back to back and uh they do meet a wildland urban interface uh standards and um they uh as I said they come volumetric so they're completely built 100% kitchen bath everything is already in in the unit and they as I said we uh they are efficiency studio onebedroom one bath, two-bedroom, one bath. And then we have a community dining sort of shared kitchen and dining that could be on a site as well. Um, but we can also stitch the units together to create three-bedroom, two bath or four bedroomedroom, 2 and 1/2 bath units. Okay, let's go to the next slide. So, our stackable residential units, again, we can go um you know, up to five levels. You can go twotory, you can go threetory, four or five. If you go two to three, it's a one stair building with no elevator. Uh if you go four and fivetory, it's two stairs with an elevator. And the the uh the modules come, you know, volutric, so they come in a module, but they come more complete than most uh modular modules would come to a site. Um the skin needs to be put on on site. The roof needs to become it needs to be uh put on on site. We'll go to the next slide. So this is a threetory example and a fivetory example. And then this site plan is the site plan uh that um we submitted to the state at 60 units with Bay Area Hospital um for uh Bay Area

Hospital workforce housing. We are trying to nestle it within the trees. So the tree line uh is on the street uh and then the the street below the site plan is hospital way. So that's the the hospital's property. This is all hospital property. Um let's go to the next slide. So we you know what I've experienced in my career uh of working in of you know the affordable housing realm. As I said I was a market rate developer. I did not build affordable housing in my uh in my development career. When I retired and went to work for a nonprofit developer, I learned a completely new language. And what I learned was uh cost effectiveness and speed are com are key. And so partnering modular units with you know uh site development will get you a project in 12 to 14 months. Um site work is being done while modular units are being built in the factory. Site work is completed. the pre-fabricated units are being brought to the site, installed, and now you've got a project. And what I heard tonight, not only from the residents, but also from uh the elected officials in Canon Beach was we need to put a stake in the ground. We need to do this and we need to do it fast and this is a way to get that done. Go ahead, Drew.

So again, these are emergency. This is Multma County on the left. This is San Jose, California on the right. Interim, but this is not what we're talking about. So we'll go to the next slide. And then these are some projects that are in development in Tieleook. Um there's a a a site, four units of the B series. It's a rural infill project. This is it at the top. um that's going through the process getting grants through Tielemok. The city of Tieleok is very excited about it. It's privately owned. We've been working with this uh land owner to add these four units to for 80% of area median income. On the right is the Kuz Bay Workforce Housing. Again, that's five stories, but you know, uh I I understand and have heard this tonight. You definitely want to build projects that are contextual to your community and you have a small uh you know beach uh community that you can't just have you know four, five and six story buildings floating around. So how do you how do you do that? And and you know the RV park you could you could do a couple of things. You know, you could do some single family cluster uh cottage cluster development and you could do some two and threetory, you know, clustered pro, you know, product as well and get 30 40 units. Um, and see how it goes and then do it. maybe take another part of the R RV park and build, you know, 30 units. Um because I think

if you do this work in Canon Beach, just from the information that we've um derived from employers and folks that live there, they will rent immediately. The bottom is a Bay Area small infill lot. That's three units. And then uh to the right another Bay Area corner lot infill, eight units. So these are small sites, you know, these are like between I think the I think the Bay Area small lot infill was 5,000 square ft and the 8 units I think was what 9,000 square feet. Drew, I think that's right. Um so you you can have smaller sites that you can infill. um you know to to begin to get this housing in in sight constrained communities like yours. Let's go to the next slide. So this is you know let's build it together. What we want to do is not just be a vendor but we'd like to be a partner to help you think about how uh you can do this in your community. Um, every community is different and we bring the ability to do site planning, work alongside your team, um, to really look at sites. I mean, we've laid out a couple of sites. Uh, Jeff had uh, thrown out a site um, and I don't really I can't think of the name of it right now, but it was it didn't really it had like a sort of a dirt road. It was up above. We laid out a couple of different products up there. We laid out um the uh the RV park. Drew, do you have a rendering of the RV park? What we did um it and and this was this was not this was not density. This was

taking those RV sites. We could densify it. Um and you know, we just took every RV site and we put um a twobedroom, a onebedroom or a studio. And we have playgrounds in the middle. We we kept, you know, we added some parking. Um, we don't show any solar panels on on these the skin, you know, we just we were just this was kind of a blocking exercise to see, you know, what we could do. But we wanted to use, you know, the integrity of the site, the trees, keeping it as intact as possible. But um you know there are lots of different ways you could go about it and it's a it's a it's a great site for uh creating the workforce housing in in our opinion. Um so that's it. Um you've you've heard a lot. This is a an elevation of of one of our two-bedroom uh units, an interior elevation um of the kitchen and the living room. Um, you've heard a lot tonight and we uh, you know, we're here to be a think partner and um, see how we can help you. So, thank you for the time.

All right. Thank you, Marge. Any questions? Well, I have I'd like to make a comment and and I don't think it's disrespectful to anybody who came in tonight. I think that um, everything they do is is great, but Mr. Adams, I feel like I just sat here for an hour and a half and listened to the sales pitches.

And I've had several community members reach out to me via text that are either zoomed in or YouTubed in exactly the same way. We've got some things that we need to discuss. Um, and I did read the packet, but um, and it's it's not that it's not good information, but we we've got more work to do before we get here. I just wanted you to see a range of opportunity out there so that you would know pathway you wanted to move forward, which one you wanted to move through. Uh yeah, Jeff. Yeah,

I I just I just wanted to say one thing. Um we are not developers. Um we are de we are uh going to uh work with uh Bay Area Hospital to to develop that site if we do get the grant. But I'm I'm not trying to sell you modular units. I just want you to know that this is a modular units, pre-fabricated units are a way for you to really expedite the development of these projects. And that's why the the bill was signed at at the end of 2025 to use pre-fabricated structures was it is a way to create housing fast and um meet the needs of the communities. So um that that's all I I just wanted to kind of add that to the you know why why we are talking about um you know modular and we we wouldn't come in and do what related does. We're not going to finance the project. We would be a a think partner and work with uh developers that you would choose. And one of the reasons we spoke with Marge in her group is because there is funding out there from the state of Oregon project that could conceivably if they were to get we were to land such a a grant or fund that would cost very little for us to to build those types of Um, thank you, Mayor. I totally

understand the frustration, but I think what Jeff is trying to do is to help us to solve a huge problem. And not all of us have a vocabulary that's already been built up that can go ahead and have a conversation about these different things. I don't I guess I don't I don't think I need an explanation. I needed to say what I said

and that's exactly how I feel. I think the work that everyone does is is great work and I understand um I understand where you're trying to go with this. It just it it I think that the intention fell very flat this and is it March March

March thank you for expediting. I know you were rushing through your your presentation and that's appreciated but I just the first couple hours of this meeting were very painful. not the first half hour. That was public comment and we got a lot of good information on it. So that's it. I just needed to say what I said. Thank you. All right.

And I just wonder so the two groups that you brought in. I'm curious, are there other um developers out there that were more attentive to developing in the small community? I mean, well, those were very like very urbanized. This is not We don't live in I think she showed you seaside and we have one the other one was that that did one at Manzan, right? Seaside and it was um it's a big property that is right on Highway 101. Right.

So, the the areas we're talking about are are very different. There's neighbors you have to consider not about who lives next to them. I don't think anyone would mind having, you know, a workforce housing next to them because the people would be like them. But I'm talking about the way it looks. Yeah. I don't think the people in the RV park who live around the RV park would be very happy with their stuff construction of story. So any first off I would just do you all have any more questions of margin that their team so they we can let them go.

Thank you. Thank you all.

All right. So, uh, yeah, and so the other team that should be coming is the from the Oregon Coast Hen Group, Stew and Manzanas complex. And so, you know, I think I can't I can't get you anything probably closer. I mean that that those are pretty darn close and and pretty good examples of the type that need to be done to get this kind of lit funding because all of these projects we're talking about is that if you don't decide to go the litec model and that's what we're going to be talking about in this pathways kind of discussion and the kind of your homework for your next session which will then get into well what can we do and how are we going to do it is to look at these different strategies for moving forward and and and embracing, you know, what what are the most important things that we need to focus on to move forward because there's going to be saves a lot of work to do for us. And so when we look at these, what we saw examples of each one of those, they told you it's going to be about $400,000 per unit of total cost for immunities. Okay? If you look at this, which I'll send you the link to, you can look at all of these communities, that's their average cost, too, $400 to $500,000 per unit. And so if you're going to go in that route and you need the and you need to get that that type of pro these projects done whether it's 40 units whether it's 120 units or 300 units each one of those are going to cost that and the smaller it is the more cost per unit it's going to be. And so those are some of kind of the scale and the math that you have to consider about when you do this because if you don't and and what what I think the first presenter was

speaking to is that if you don't go that route and you decide to go it yourself and you will then have to have a fund. You know, a lot of mountain town communities, they have a bond or a fund or somewhere they're they're subsidizing all those units to pay for that difference. uh in the gaps that you create in what you're having to pay out for affordable law enforcement rates. And so these types of projects are state and federally uh competitive grant funings. And that's why that it cost it looks big at 400 500,000, but you're not paying all that. You're getting 60 70 or more percent paid by the federal and state funds. And so these other any of some of these other measures we're going to be pay for local. And so that's why we bring those in to give you those examples and what the kind of scale you would have to do to get those examples because they're competitive. You're competing against other communities to get those. And the reason I can't bring you a lot of rural is because they're hard to get. They're very difficult. They don't give a lot out. And so I'm getting you as close as I can in kind of examples and you know we can I can look around and ask for more uh for the next one but I just wanted to give you examples from various different we also ask Jeff to come and give his exam. The examples are good, but explaining what you just explained now at the very beginning of your conversation with us

and explaining to your presenters that that's the what the ball you wanted to hit home would I mean they gave good information but that would have I sat here for a long time and I could be maybe I'm by myself wondering where are we going with this? That's where we were. We could have gotten there and then we would have had a little bit better idea right at 7 o'lock or 710 when you got done talking before we started with presenters we would have had a better idea of what is the purpose of this so that would have been helpful for

what I'm curious about is all the work that you know uh the housing group did with Marcy and she had all these co-in proposals that did go through the planning commission. Yes. So that is if you look at this the next slide that's what we're that's what we're talking about. So uh I group them into free market affordable workforce and public benefits. And that's what this sheet tells you. So those will be coming to you uh in in uh your next meeting. That's what we're going to be talking about. the code changes. Yes, code changes

density on individuals. So that is uh number one outing size area ratio gaps. Two develop public benefit policies. uh three public benefit dwelling exemptions for from F. Uh public benefit tree relief, increase size of ADU use, parking allowances for ADUs and duplexes, remove DRB requirements, and then other extensions because remember we asked uh the uh land use attorney if we can amend and go further uh on language. That's what we're bringing you at the next meeting to talk about those discussions.

And included in that would would also be one of the big things we talked about at the meeting was you don't get rid of the DRB requirements unless you pony up the the um requ the building requirements the the constraints for building. Exactly. The number of a porch or a kula or a shed door. All those things that make the community look nice, right? I mean, just because you have workforce housing doesn't mean it should look like a ghetto. Doesn't have to.

Yeah. Kind of feel like that's what's where we're going. sort of like just shove all the workforce, thousand people to these, you know, fivetory buildings that look, you know,

getting the ghetto feeling. I think the uh you know the path we were talking about with the uh rewrite of the housing code is a long process uh and it kind of it incentivizes the future building of the kinds of things that we'd like to see. It's not going to be any kind of quick fix. And I feel like what Jeff is trying to present tonight is there are other parents like I think we told him we need to be attacking this on all fronts. Yeah.

And you know I think it was important that we're talking about the inventory of lands that we've got and potential different you know approaches to using that. Yeah. So this is just you know the beginning of that conversation

for instance the workforce the next slide she talked about what we have to do as far as a city to align our capital improvement plans and growth plans. In other words that infrastructure and utilities to service whatever we decide to do. So, we have got to make sure we do that along with reszoning the public lands. Uh either develop or partner with a land trust. If we're if we're not going to hand it over like the LITC model, what we have to do is find a land trust or develop a land trust or work with our housing authority to ma uh manage and maintain those properties. explore affordable and moderate income revolving loan programs or another tool that's in the state uh funding and inclusionary zoning is another uh idea. Next slide is affordable for affordable homes we need to retain the existing affordable homes. You guys said saw how much that's going to cost just to maintain those existing units at El Creek Terrace. But we have sear and shore shore departments. Uh we can talk about a historic district overlay. No one has said anything about that. Four years ago that was one of your priorities was not just uh house sizes but also what can we do about saving the colleges that we already have. And so that is the historic district overlay transfer development program that can work with that. There's a lot of tools here and different pathways that we need to get going and talking about. And it's my understanding and my uh belief for tonight was just for you guys to watch these opportunities for different uh uh for city own land. You know what could be done on our city own land. That was my mission or what was told to me was

what expected for tonight. So, I apologize for uh you know, letting these people talk and giving them an opportunity to tell what they could do. I apologize. That was interesting.

But but I just wanted you know that was that was my understanding going into it. If I knew you wanted to do more of this what we're talking about right now, I would have been happy to spend a couple hours on that because these are the things that we've proposed Marcel and I for the next one. And when we talk about these things, you prioritize when I I gave you a little handy dandy scoring sheet. You can prioritize, make notes, say, you know, give me a one for the things that you really want to advance and these are the things we need to do immediately. Uh in other words, right after we do these uh I didn't even put the uh public b the the first pathway the public benefits on this scoring sheet because we are doing those in the next meeting. This is to score which are the next one we want to move forward with and I would project we do that in the fall. I mean that's how quickly we need to get going on this. We need to keep this going. But every six months, and that's the timeline on the back. Every six months, we're putting a new package together of things to go to public notice and get done. Now there would is there a way to start off by deciding as a council that we want to take part of the RV park to do whatever project we want to do to identify the land and then move forward. That's the next slides. Okay. So I'm going to be asking this is what we did four years ago or or more. I came to you guys asking about this very thing what we should be talking about and we talked about in the resiliency thing but we were talking about um the tsunamis and all that stuff as well. Next slide. Okay. And and so I wanted to think of

it, like I said, packaging it with all of the things that with the little city own land that we have, we need to look at improvement priorities. So this where I talk about infrastructure and that's uh funding streams in other words can this can whatever we build affordable workforce housing can it be paired with other things that might be either re revenue generating or might serve one of our next slide instead of trying to get too far ahead of what we're going to talk about the next time. Yeah. Why don't we call it

this is this the last Yeah. the next step. So that's what we're doing at the next meeting. They're going to be uh talking about prioritizing those things and moving forward which which if we want to move a if we want to go with the city own land project what type it is and then you know which city own land project and then next one I think we're doing this thing but yeah that was just showing the time

for me I can tell you right now my first priority is make the decision that we are going to use part of whatever I I would do for the RV park but I'm only one person but to use a portion of that land as long as start there and and also count short-term men you heard hear that yeah over and over again yeah and that's the other thing we just haven't done it well I don't know why that is definitely what we're suggesting for the next next faculty fair um

I think this list is a list of things that we've um we've all talked about and I think we probably pretty much all agree on.

Uh and uh it's just a matter of starting to see these things happen. The capping STRs, the reducing fees for AUS, the uh you know, we already have uh move more money into the affordable housing fund. Uh, so I I feel like those things are are things we're working on. I have mixed feelings. I think we do need to talk about city own land and uh and potential YouTube store. I have motivations about the idea of setting aside a portion of the RV park um just because I would like to see whatever was in there really be a well conceived plant that improves that area for for everybody for the people who live there for the people who live around there. Uh, and I I don't think we would do this, but I just have that fear that, okay, we're going to slam up, you know, some uh higher density buildings in there that aren't part of a of really a good plan of what we want to see happen there. Yeah, before before you respond, um, and I hope you will, uh, the piece that I still feel like is missing here is it sounds where things might be where we got tonight that um, you know, where we may be able to a couple of parcels. What are our options there? uh you know I I see you know I I was visualizing some options with you know in the modular uh realm

how something uh along those lines could be used but what kind of costs was the process for making something like that happen and as part uh the land trust I believe um but I mean is there someone that will take on a project like that that's just a a few units. Uh where you know we're talking about

taking a portion of the RV park. That was his design. He it all laid out for us. Also, you would have loved Marcy's original design. She had a complete design for the RV park with even a little coffee shop and all, you know, I mean, it was I could I could see it was a village. I could see that. So, there was really a plan that said, well, here's the here's the first step of it. U you know, here's phase one of that kind of

she had that all laid out. I mean, I I can't say it was, you know, uh in particularly received because people were still sort of stunned by the idea of of converting the whole RV park into a community actually with trees, you know, lots and lots of trees and amenities and lots house different kinds of housing. um you know affordable middle I don't specifically recall it but a parklike setting with you know housing

in a pilot fashion I mean like you said it doesn't have to be for the whole property or everything but those are discussions I'd like to have because I I saw the resolution that you did you guys did for the lease for locals things with class counties and you know that pling fell into class of county but we have asked at least for local if they could scale that model down and give us a alternative version and they scaled it down. They gave us a 10 unit type of uh program for uh because the story is still interested in it and class of county is also speaking with their commission about it. So there are still members of that classic original that would like to pursue that. And so I would just like to ask if you guys are still open to that if we scale that down and bring that back to you.

I I am 100% okay. I I that was literally my question had a chance where where we at resolution and so that's that we need to do it. Yeah. And that would be at the next um classif and so you know if if it's okay I mean that's what I we would like to do next week and talk about these pathways forwards and how jacket into uh six month increments with the first one starting uh

I just would say if we don't do something about the SDR cap we've talked about it's becoming embarrassing It is. It's not doing embarrassing. It may be embarrassing, but it's not doing anything. So, I don't I don't think about I I don't think we need to, you know, capping the STRs. If we I love that. Yes. if we have the ST

and and um and we look at um restrictions on the east side of the highway is what is what actually some of these little things that don't seem like they're big things is going to do. And every realtor that's listening and anybody that invested in property here is probably going to cringe a little bit, but it actually will start bringing our housing prices. it'll start shrinking them a little bit more where more people that are in maybe the higher mid-level housing bracket could afford to buy a home here, right?

Um, you know, we went from a $400,000 house now to now is in the $800,000 range or more. And um that has happened that happened with COVID. And so some of these little things are going to make a difference. And we I agree with Lisa that we just need to make some decisions. It isn't that it isn't going to Yes. Don't worry. It's coming to So, uh that's the thing. We we will get it to you. We want to package it with housekeeping and some of these other changes that you're going to be deciding when we provide. So that

we're talking I don't see us making a lot of progress and I think they spend three hours of first and I just have to see if there's consensus and trying to um look at part of the army park as a pilot project. Yeah. I I I think at a bare minimum look looking at it getting getting RFP getting something together to start making progress on that because we've talked about it. We've talked about the whole thing just a little portion of it. It's we keep talking and talking and talking. That's what I mean there's

about this this project this this site that we've identified as some portion that we could use or some portion we couldn't use instead of just actually getting feasibility study done of what whether what what somebody can provide some developer could provide for that site conversation we should have and I just wanted to express my concerns that I wanted it to be part of an overall plan and I It absolutely can be. It's it's and that's something for a developer to be presented with like as part of the RFP like this needs to blend with the neighbor the neighbors and the existing short-term use of the so that's something that could I very easily see being designed into something.

Yeah. Like well I think I think it should be on the table and we should be moving the conversation forward. Well, I don't even think it should. I think we should do something. I think we should have a general consensus to have somebody come back with some kind of a plan. I'd like to hear Chad's point. We also have southern land that we have no infrastructure and now we have infrastructure there and I know that it was dicey space but I think we should we should I think we should look at that as well in addition to there there was a request for looking at feasibility of right the week we requested that's in your 26 27 budget

yeah so it's kind of kind theater. And I'm still also not clear about potential paths forward on uh on us maybe using the affordable housing fund to purchase lots to to make some progress on that smaller scale. Yeah. What does that look like? Right. It's a house. Yeah. So, yeah. So you mean on on other emergency like other smaller.

Yeah. So that that's our that other launch. Yeah. We can you know bring that that's one of the examples. I guess where I'm just unclear about it is how does something like that get managed?

Yeah. Exactly. be a land trust. Like I said, the the affordable housing part, what's the name of the the town's affordable housing? I just I just haven't heard anybody say, "Oh, yeah, you know, we would apply for all the money that it would take and you know, for a four unit cottage cluster on a lot."

Right. Right. So it would be somebody like Chad or a group like that that could put that together. But then again uh that is usually managed or maintained then by an affordable housing group for just like we do with Cart we maintain that price. Yeah. And so the STR I'm sorry I keep going back on this. It's just driving me crazy. So the SDR cap is going to come back to us as in as something to adopt. Uh yes, when when

they will uh we're hoping and this is in our discussion with you at your next meeting with Morrison. is our hope that we're going to package those up with the housing housekeeping STR and any other changes that you don't feel comfortable with expanding the package that's already appointed before you about that all the public benefit ones those those things are already packaged and coming for your decision because they've already gone through the planning commission all the public notice requirements everything else will then come to you just following that. So as soon as you give us a

Yeah, we we we told the um we told the planning commission likely July is when uh we have that package together for their workshop. So okay, anything else? Anybody have anything for good of the order?