Planning Commission - Regular Meeting

Now it is now by ease of your chair.

Okay.

Hello, everyone. This is a regular meeting of the House of Planning Commission on March The meeting is now called to order, and it is 6PM. Staff, please call vote.

Chair Carla Torres Del Luna? Here. Vice chair Peter Hernandez?

Here.

Commissioner Demi Perez?

Here.

Commissioner Hugo Rodriguez?

Present.

Commissioner Steven Belong? Present.

And would anyone like to help us in need of the emergency? Okay.

Ready? So then I pledge allegiance to the flag of The United States Of America and to the republic for which it stands, one nation under God, indivisible, with liberty and justice for all.

Thank you. This is a public. This is a time for anyone in the audience to speak on any item not on the agenda and within the subject matter jurisdiction of the commission. Bigger points are available in the lobby and ought to be completed and given to staff before speaking. When the commission secretary calls your name, please come to the podium, state your name and city for the record, and speak to the commission.

If you're joining us by Zoom, please click on the bottom of your screen to raise your hand. If you're joining us by Zoom using a cell phone, please press 9. Each speaker will be muted in three minutes unless we see otherwise, we're actually waiting with a maximum of thirty minutes. Please note that state law prohibits the commission from discussing or taking action on any item. Do we have a public comment?

No public public comments on the same.

Thank you. And next, we have consent agenda. Do we have any questions from the commission on the items in consent agenda, or are there any items that the commission would like to pull over further discussion? Okay. Staff, do we have any public comments on items from the consent agenda?

No public comments on the consent agenda.

Thank you. Do we have a motion to approve the consent agenda?

So moved.

Second.

All in favor? Aye. Aye.

Aye. I abstain. Okay.

And any no? The motion carries. That was formless. And may we have item number 6.1, twenty forty general plan and revised climate action plan? May we have a staff report?

Good evening, madam chair. I'm Ron Powell, hopefully, team of new development director and assistant city manager. Tonight, before you, we'll include the bank board with six separate items in total for your consideration and recommendation to the city council regarding general plan update, housing element, and other supportive documents. As you will hear, there is some overlap in regards to these documents, and staff has structured them on an agenda to make the best sense of that complication and. Tonight's items will be presented by a very knowledgeable and familiar group of staff and consultants.

Each protagonist to answer any questions you have throughout the process. And with that, you know, we'll go ahead and introduce Mr. David Erli to present his general plan, and is also.

Good evening, commissioners. My name is David Early, and I am a principal consulting principal with PlaceWorks. My attorney has been working on this general plan with your staff. Your planning commissioners, your city council for actually about six years now, and we're very happy that we are here at what we believe to be the finish line. I'm ready for you to hopefully take action on this general plan as your first item tonight and on the five subsequent and related items that you'll be looking at as well. It's been a pleasure working with Eva, with Rod, and with the other staff here. I have been on this project for the entire time. My associate,

Greg Goodfellow, is here as

well, and he'll be talking about the last of the six items, the objective design standards as well. And we're available through the course of the meeting to help with other items if appropriate. I have put together a slideshow for this first item about the general plan itself and the climate action plan as well as the environmental review addendum that goes with those documents. And so I'll just dive in, and I will,

of course, be available at the end of my presentation to answer any questions you may have before you open it

up for public comment and your discussion. And I should probably say, and I I think you probably all understand this, it are they are six separate items, so you will be hearing six separate presentations followed by six separate comment periods followed by six separate actions. There won't it's it's not, like, six presentations and

then just one comment period. So you'll go through them in sequence and take action on each one before you go to next. You will take an action to determine my impression. Quick question. So I will take an action on them independently? Yes. In order. Right. So you'll you

will take action on the general plan before you then hear about the and so forth. If you have questions about how they fit together, I'm happy for both I and Eva and others will

be happy to to answer when the time come.

Alright. So let's have the next slide. Or am I oh, look. I'm in charge of my own destiny. Let me just put that. Alright. So I'm going to talk about the draft general plan, the climate action plan, give you an overview of community input that did occur over the six years, and talk about your steps this evening and moving forward along this both this project and the other five on your agenda. For the general plan itself, I think it's important to begin with just an overview of what is the general plan. Obviously, all of The US planning commissioners, people have been working with your existing general plan already. You're familiar with it, but I do wanna state for you and for the audience that the general plan in California is considered the blueprint for growth and development and conservation for every community within the state.

Every community, both cities and counties, are required by the state to have general plans. The courts have called the general plan the constitution for development and conservation within your jurisdiction. And just like our federal constitution, you don't have every rule in the general plan. You have the basic framework, and then you have subsidiary things like your climate action plan, your housing element, which is actually part of the general plan that has housing policies in it, your zoning code, which you'll be looking at tonight, the the development standard policies that staff needs, those are all subservient to the general plan. So the general plan is the document that establishes your community vision and supporting goals, policies, and actions.

It provides a consistent direction for future development. It's intended to balance growth, conservation, and quality of life, and it does also serve as a document about baseline environmental conditions so you can track change as it occurs over time. The general plan by law consists of a series of elements, and element is the word in the law. It's easy to think of them as chapters. That's element is kind of a fancy word for chapter.

The reason they're called element is that you're not required to put all of these elements into individual chapters. You can combine elements into a single chapter. You can organize the general plan however you want. In your case, pretty much every required element is its own chapter. So there's almost a one to one correspondence between the general plan elements as required and the chapters in the general plan.

And I should say at this juncture that your current general plan, which was last updated in 2005, is a very good and robust document. And what we're really doing here is amending it and changing it around the edges. We're not fundamentally rewriting it. So the overall structure of the general plan will remain the same from the one that was in effect, that was adopted in 2005. So you have a series of required elements within the general plan. You see those on the left hand slide here. Land use. In this case, it's called land use and design is required by the state. Circulation, housing, natural resources, and conservation, open space, and agriculture. Those two, the the state only requires conservation by name and open space by name.

But in your in your general plan, they have just slightly longer gains. And then there's a health and safety element. The state requires an element called safety, and the state also requires a noise element. And noise, in this case, is covered within your health and safety element. So that structure remains the same.

Your existing general plan already includes a community services and facilities element, and state law allows you to add any elements that you like, to that list of required elements from the state. So you would have you also have existing community services and facilities element that will be in place. And this general plan update adds three additional elements, an arts element, an economic development element, and an environmental justice element. And those are all added, new at risk document. The the general plan had a series of goals set for it when the update process began, and the city council articulated these goals.

The first was to engage a broad spectrum of the community and thinking about planning for Hollister's future to establish a community vision for Hollister in the year 2040, to maintain Hollister's small town and agricultural character, to manage growth consistent with overall community goals, to ensure high quality development, to support economic development, and to respond to state mandates and changes to the general plan guidelines that the state promulgates, all of which, had occurred since the year 2,005. So we are doing some things to just update to correspond to new changes in the law in the last twenty years, but we're also doing all fulfilling all the other goals that you see there as well. One of the key concepts about the general plan is that it has to cover a specific area, and there are actually four different areas, one nested within the other, that are all important to know about in this context. The area that's most directly affected by the general plan is the area inside of the city limits, and I think that makes sense. That's where you have actual legal authority to regulate land use is within your own city limits.

But there's also an area called the sphere of influence, and some of you are probably familiar with that. The sphere of influence is an area that the local agency formation commission, which exists at the county level, has identified as an area that we may add to the city in the future. And so your general plan talks about both your existing sphere of influence and changes to the sphere of influence that the city would like to see and would approach the LAFCO, the Local Agency Information Commission, about making those changes. So you have your city limit. You have slightly large large areas of the sphere of influence, which is the area expected to come into the city.

Your general plan also has an urban service area, which identifies areas that under some circumstances, the city might serve with services even if they're outside of that sphere of influence. And then finally, by state law, there is a larger area called the planning area, and that is the area which even though it's not in your jurisdiction, not in your sphere of influence, but still an area that you believe has an impact on what happens in Halls. I think we can all imagine this, that if the county makes certain changes outside city limits, those can affect the city of Hollis. So your general plan actually sets a boundary for that planning area, and what that does is it gives you the authority to make comments to the state or the county about changes that they might propose. They're outside of your authority, but you can say in your general plan, we believe this to be in our planning area.

We believe this to affect us, and therefore, we're giving these comments on. And you can see on the map that largest area, is the area of the planning. There have been a lot of opportunities for public involvement in this process. We were, of course, in COVID, but COVID started the COVID lockdown started, I believe, about a month before we started work on this project. It was quite unnerving at that time, but I think we still did a good job with public outreach.

We had nine separate workshops and events. Because of the lockdown, we did have two different sets of online activities. We had a general plan advisory committee, which met a total of eight times. We've had four meetings already, including this one with your planning commission. And by the time we get done in April with the city council, they will have had eight meetings as well. So there's been a lot of opportunities for public input on this process. We've also had a very robust website for the project. It's been up and running for this entire time period. It's called hollister2040.org. I'm sure all of you have been there already.

You can see the general plan documents on the on the website, and you can also see the history of this process over these past several years, and you can understand all the all the input and process that has gone into the project. So this, again, gives an overview of this process and a list here on the left of all the things we've done. You see on the graphic how staff, the city staff, the GPAC, the community, the planning commission, the city council have all given input to create this draft general plan. And the general plan includes an establishment of baseline conditions, understanding what's on the ground today. It created a twenty forty community wide vision, which I'll show you in just a few minutes.

It has we looked at a series of policy options that gave people ideas of alternatives as to what might be done in putting together this draft general plan, and then we prepare to draft general plan itself. We've now finalized that general plan in response to council direction. And I think you know that we the current draft of general plan is very similar to one that was done, several years ago. At that time, there was a council election. That council directed that we take a different approach.

When that was done, just as we had finished that, a council came in, and they directed that we go back to a general plan very similar to our first draft. So this third draft that you're seeing tonight is very similar to the first draft that was shown some years ago. There have been further updates primarily just to comprise of changes of state law since the time that that first general plan draft was done, But mostly at the council's direction, we've stuck to the very first draft that was put together, some years ago. So this, that's a lot of words, and I apologize, but this is the entire vision statement of the general plan. And I won't try and read the whole thing, but as you're looking at it, I think you can see it as a vision for the entire community for a fifteen year period.

It's actually twice the same. It fits on one page, and it does talk about call us for being a place that welcomes all sorts of people to come and live, work, and recreate, and that people really choose to be here because of the high quality of the community, because of the surrounding agricultural lands, and because of the many amenities that are here in the city. It talks about innovation of businesses in the downtown, the industrial park, and at the airport. It talks about recreation at places like the Pinnacles National Park and the Hollister Hills recreational vehicle area. It talks about transportation.

It talks about community life and and flourishing and particularly the historic buildings of the town, and it talks about how new growth will be accommodated and but accommodated responsibly. So this is these are the key issues that come up in this vision. And then in addition to that, the vision includes a series of four community values, and there's, text about each of those. You can see here that they include equity, diversity, innovation, and sustainability as key values that the city of Hollister through this general plan really believes in and is seeking to, realize. One of the key aspects of the general plan is what's called the land use map.

People are sometimes more familiar with a zoning map. The zoning map and the land use map are similar to each other. But as I said before, the general plan is at a higher level. It's more conceptual, and so some of the regulations about development might occur in the zoning ordinance. But the zoning ordinance and the zoning map are going to be consistent with the land use map, that you see here.

So the land use map, you can see, around the outside of the area, all that green. That's the planning area. Those are areas that are anticipated to be kept in agricultural uses. At the top of the map, you see the airport in blue and the airport industrial park around it in purple and gray, and then you see the the core of the city a little farther down. You've got sure can make out the downtown itself and the residential neighborhoods of the city.

So those land uses are shown in great detail. There's a whole table of land use designations that shows the types of development that occur can occur in every one of those designations. They're all there on the map before it is effective. And this is a summary of those land use designations. The residential designations are, the top ones here that is they go all the way from residential estate with quite large lots, low density, medium density, and high density residential, to accommodate apartments and townhouses, particularly in central areas of of the city.

And then there are several mixed use designations, a broad mixed use designation, one specifically for the downtown and one for the West Gateway. There's a North Gateway commercial that does allow residential that emphasizes commercial uses, and there's a home office designation. So these

are the

primary development designations within that entire general plan. So pretty simple list looking at the city as a whole. Mhmm. And that's it for the general plan. I see

If if it's acceptable, I don't know through the chairs. Yeah.

I just wanted to give you

a little. Oh, it is. DU to AC, the next slide. Yeah.

Are dwelling units per acre. Say that again? Dwelling units per acre.

How do you measure that?

You measure the land in acres, and you count the residential units, the dwelling units, and that's the number. So if you're allowed one dwelling unit per five acres, that means that if you have a 20 acre site, you can have four units because 20 divided by five is four. If you have 12 to 35 dwelling units per acre, that means if you have one acre of land, you can build between twelve and thirty five units on that one acre. If you have half an acre, you

can build half a cent. Well, obviously, because the acre is not changing, so they can always go high.

Right? Well, some of these densities are low enough that you can accomplish them with one story buildings. So you would expect in residential estate, low density, and probably even medium density that in almost every one of those cases, they could they could be accomplished with one building. It's true that what we get for the high density residential and some of the residential and the mixed uses that in order

to do builders, you have to build up on. Yeah. By default, the increasing number requires you to go up.

Well and, again, you will you don't have to go higher for the lower densities, but it is true that it it's very difficult to do more than I mean, you know, many resident many single family homes and many neighborhoods here are two stories tall to go you you can build two story residential developments up to about 12 to 15 units per acre. So the higher numbers that go above 12 to 15 are going

to go higher. How does the state measure that? It whether when whether that that density is even possible, whether it's the 12 to 35.

Well, the state doesn't need to measure it, but just

sort of

the way planning works is that you count all the units. If you have an apartment building, say, with four floors, you still count all the units on all four floors, and then we look at the number of acres. So if you had a four story building with four units per story, that's 16 units. And if that was built on a one acre piece of land, that would be 16 units per acre.

I appreciate that. Yeah. No. And I I kind of assume that. My families they puts the burden on that soon at the moment. Right? Any implication felt that by default.

Right. Your staff would we review in every application to make sure that it

fit within those ranges. Yep.

Thank you. You're very welcome.

Other question?

Okay. So I'll go on and talk about the draft climate action plan, which is part of the same first action this evening. The climate action plan is a document that is not required by state law, but it is very close to required at this point. There are a number of very strong advantages to every jurisdiction for adopting a gen a climate action plan. And through a series of legal opinions, it's really become the norm that you can't really adopt a general plan without having a companion climate action plan because the state requires you to show how you're going to address the climate impacts of development of your general plan.

And really, the only easy way to do that is through a very extensive climate action plan. So while it's not strictly a required document, it is very closely aligned and almost required by state regulation and some re some court cases. The Climate Action Plan is a strategic plan that's intended to reduce the community's greenhouse gas emissions and increase resilience even as development occurs. And I'll talk about exactly what that means in a few minutes. But it is intended to support the general plan's goals and policies and to allow for development under the general plan despite the concerns about greenhouse gases that we have here in California.

And it includes both, a a calculation of existing greenhouse gas emissions. It includes, projections of future greenhouse gas emissions. It sets reduction targets for greenhouse gas emissions, set to the state standards. The state is trying to get down to a certain level. Every community has to do its part to get down to that same level.

And then it has strategies to reduce the greenhouse gas emissions and meet those targets that are set within the plan. So those are the key components of the climate action plan. We're talk about each of those in a little more detail. So the there was a, adopted you already have an adopted climate action plan. The council did adopt, both, as you know, the general plan and the climate action plan in December 2024 as one of its final actions, the, that council's final actions.

The general plan was rescinded. The cap was not the climate action plan. So you actually have an existing climate action plan that was not rescinded. However, because the climate action plan is tied to the city's growth projections, the new general plan requires amendments to the climate action plan as well. And it is a focused update then that replaces the growth projections to match this new general plan and then adjust the strategies to continue to achieve those targets that were set in that existing climate action plan that you already have.

It has a series of strategies within it. The there are only there's a total of 18 strategies. 16 are in the existing climate action plan. And of those sixteen, fifteen remain unchanged. Strategy 10 has been changed to include additional traffic reduction measures, and then we've added two more to make you more able to fulfill new goals that have come down from the state since 2024.

And those are strategy 17 to reduce truck idling and strategy 18 to promote infill development. In addition to that, the estimates of the greenhouse gas emission reductions have been updated to reflect the changes in the growth projections since this new general plan has been drafted. This shows you progress towards the targets that's anticipated in the climate action plan. A graph very similar to this one exists in your existing adopted climate action plan. And what you see in these lines, I I love these graphs, but I'm that kind of a nerd.

The red line at the top above the green area shows what would happen, what we forecast would happen if we do nothing. And and you can see that the green only starts the year 2024 because that's when that climate action plan was adopted. The land before that is a known set of factors that began in 2005 and went up through 2024. There's a single line there because that was history. There's no there's no forecasting there.

Once we get beyond today, we have the red line at the top forecasting what would happen if we do nothing. We have the middle line between the green and the blue forecasting what will happen if Hollister did nothing, but the state did what it's planning to do. And you can see that there's already quite a big drop. Most of the drop occurs through the state efforts, not through what Hollister to do. But there's still a gap to get down to where the state wants us to be.

The state wants us to be way down very close to zero, and to get to that number. And those the the desired number are the green dots. There are two green dots you can see quite well, and there's actually a green dot on 2045 where the lowest line hits 2045. And what that shows us is that with those city efforts from the climate action plan, we anticipate that you will get to that lower level that's needed to meet your requirements, your obligations for the state effort, and you get you get that through the 18 strategies that are included in the climate action plan. So that's what that teal area is.

It's the reduction created by the climate action plan that goes beyond what the state is already going to do. So it is a plan that gets you to exactly the level that you need to get to to meet state mandates. Your question? Yes. I'm sorry. Go ahead. Go ahead.

How do they come up with these molecules? Is it is it modeling, or is it

Yes. There's quite a bit of modeling involved.

And so how you you mentioned the state has moved their efforts with these greenhouse gases. Yes. What what efforts have they done to continue?

Well, some examples are that the what's called the fleet mix is changing. That is the the number of gas powered vehicles. The amount of emissions from those gas powered vehicles is going down. The number of gas powered vehicles is going down. Electric vehicles are going up. That's one way, and that's a pretty significant way. Another is that the the composition of gasoline and other fuels themselves is going has changed and is projected to be changed. The state is mandating that electrical power when it's when it's generated, is done through more environmentally sustainable ways. That's a bid reduction. So there's a whole host of things.

The state is doing many, many things. Those are three kind of commonly known ones that happen that are helping to lessen greenhouse gases through state regulation.

So where in that modeling does it include us buying foreign oil and the consumption of that? Well, it from a

greenhouse gas perspective, it doesn't actually matter whether the oil comes from another country or from here. There is the cost the the environmental cost of shipping the oil from a faraway location to here, so that would be included in those. But but the the bigger issue is the quantity of oil being used, not so much where it comes from, but but the quantity itself. Because I I just I mean, it's

my understanding is a lot dirtier, right, than

it's less regulated. I'm not the technical person on this. My understanding is that it might start out dirtier, and that's not because it's a fertile country or something. It's just that various grades of oil are more or less pure. But that once they get to this country and they're refined, they are refined to be to meet US standards and in California, the California standards. And that's where those state standards for the composition of fuel economy that the refining regulations require that it be made lesser.

Alright.

So let me just go on. I'm gonna very quickly mention, really, for the record, about a draft environmental impact report addendum. When the general plan was adopted in 2024, the general plan and climate action plan, a full environmental impact report was prepared. The environmental impact report is an informational document. It it discloses potential environmental effects. It identifies any mitigation measures that are needed. It describes feasible alternatives to the project. Certifying an EIR does not dictate project approval or deny. That's a state that's a step that a jurisdiction takes first to say, we understand the implications of this project we're going to do. We've we've certified that EIR.

Now we're going to take action. That certification process happened in 2024. What happened since then is that, the city council, having certified the EIR, then repealed the resolution that adopted the general plan and directed us to recreate this new draft, which, as I've already said, is similar to the first draft. So they adopted draft number two. The meeting now in draft number three have gone back to something very similar to draft number one.

The EIR is still certified from draft number two, so you don't need a whole new EIR. What we did have to do was an assessment of the new general plan, which, of course, is similar to the first general plan, but it is now considered new, draft number three. We had to compare it to draft number two and make sure that that environmental assessment that was done for draft number two still is valid. And we did that. And under state law, we might have found one of three things.

We might have found that we had to do a subsequent EIR or a supplemental EIR or an EIR addendum. The subsequent EIR and the supplemental EIR are both higher levels of review because either the project has changed very significantly from an environmental perspective or because conditions have changed on the ground. We found that neither of those was the case, and because of that, we only are required to prepare an addendum. And that addendum does not require formal public review nor formal city adoption. So you have an extensive EIR addendum in the files, but you are not asked to act on that tonight because it does not require city approval or adoption.

It's just in the file with a finding that the addendum is adequate. With that, I just wanted to wrap up by mentioning community input that we've received so far. I'm going to be summarizing a total of seven emails and letters that came in when the slideshow was prepared about three days ago. And, I believe that just today, we got five more, and those are being distributed to you on paper for your review. They are not what's summarized here.

So there's a total of 12 comment letters and emails. Seven, we have previously five we got today, and I won't be trying to speak to them. You have them in front of you. If you have questions about them, you or I could try and answer them. The ones that we did receive, of these seven, the first three are a request to change the designation of the Northwest corner of San Benito Street and Union Road for medium density residential to either commercial or mixed use.

This is from a property owner, obviously, who would like to see a commercial component on that site. A request to change a designation of at Hillcrest Road from mixed use to industrial, and a request to revise policy for LU Fort Land Use 14.1 to allow development in the Union Road area without requiring a specific plan to be prepared. In addition to that, the remaining comments ask that we revise policy natural resources 3.8 to replace a requirement for zero emissions operations to other measures that could be more directly controlled by the property order, revising policy land use 5.5, to, require regional distribution centers. It currently requires that regional distribution centers be located at least a thousand feet away from sensitive receptors. And this, by the way, is in keeping with recent state law.

And the re the request is to replace that with more with easily enforceable performance standards but without spatial separation. And then finally, to reboot reduce the themes of diversity, equity, and inclusion that are included in the draft general plan. So that gives you a sense of the comments that were received in those seven letters. Again, you have five more before you this evening that you can look at on your own. I apologize that we just don't have time.

Some I think the last two were received about an hour ago, so we didn't have time to put them into this slideshow. This last slide is just to talk about your current schedule and the next steps. Tonight, you will be hearing public comment on the general plan and the climate action plan, and then you'll be making a recommendation to the city council. Then you will have five more related items after this one. And then on April 20, that entire package of six items will go to the city council, and we hope to adoption at that council meeting.

So in summary, I just wanna, say again that it's it's been a pleasure to work on this project. I wanna make sure again that the audience and you all and I know you are aware of this, but make sure you're aware that this general plan is really very similar to draft number one that was originally created. We did our very best to reincorporate all the ideas from draft number one into this new draft number three. We believe we have fulfilled the city council's direction in that regard. And with that said, I'm available to answer any further questions you may have, and then we'll open it up, I think, for public comment. Any questions?

I have one follow on. You had to kinda boost through it. You mentioned the addendum. It sounded like it was an administrative process. So instead of sitting down to the, you have to adopt or. You need to do a lead legislation. So so this is a change that's not going through the legislative process. It bypasses the legislative process?

I I wouldn't say it's bypassing it, but the the the law state law allows staff to make a finding that the the conditions have not changed enough to require either a a full new EIR nor a supplement nor a subsequent EIR. And those words can get confusing. They sound so similar, but they're actually two different things. So staff has made a finding that you don't need a whole new EIR. You don't need a subsequent EIR.

You don't need a supplemental EIR. All you need is essentially a very long memo to file that explains why you don't need those other techniques, and that's what's happened to me. That's that's specific to the climate action plan? That's specific to the EIR, to the environmental impact. So the the environmental impact report covers both the climate action plan and the general plan, and it actually covers most of the other actions that she'll be taking this evening.

It it covers the housing element, which is part of the general plan. It covers your zoning code, which is subservient to the general plan. It covers the policies you'll look at because they're implementing the general plan, and it covers the objective design standards, which also implement the general plan. So that one EIR covers all of the actions you're taking tonight, and it's an EIR that all of these is.

And what's that to mean?

I mean, I don't have a. We're this is still gonna get whether it's considered by the clinician to adopt, it's gonna have an impact willing to move forward if we just go through that basically, we will bypass the rest, whether it's seen that way or not. I think another way to

look at it is that your commission I know most of you did not serve on it at the time, but this commission has already reviewed the impacts of this general plan in the environmental impact report that you recommended to be certified and that was ultimately certified at the 2024. So your commission has already reviewed the impacts of this general plan. You're not doing it tonight, but you did you collectively as a commission did it, and the city council did it in 2024. Yeah. I just have further request. We can move on. Anything else?

I just had one comment just for the record. It's my understanding that the greenhouse gases, you know, Market rate housing has a tremendous impact not only on the city but the county. And I don't think I think a simple jobs analysis, your job housing job analysis would show state that, you know, the more market rate housing that we're building probably increases renal muscle assets because it's correct me if I'm wrong. Most market rate housing providers can then be billed are to me, which is I

would love to let you finish your question. I think I know where you're going, and I can answer it now if you'd like. Yeah.

I I I what I'm saying is I

think you're on the right track at all.

So I would like to see, I guess, what what what this this comment's north of the state, the record looks like that, you know, every market rate housing is gonna have a a cumulative impact regardless of the gases that are all clean or whether or not they're electric, that there's some serious structural changes that need to happen in Sacramento because we cannot keep growing the way we are. And and the point I think the sphere of influence, how we will get to that, how we, shrunken sphere sphere of influence is also gonna have a positive impact. But either way, every market rate house that we build, it's gonna add to the tune out fast. And that that's kind of my point.

Yeah. And I I guess

I I would agree with

you, and I'd just like to clarify a couple things. The first thing I'd say is that generally speaking, that exact analysis is what's covered in the climate action plan. So those exact ideas are the basis for some of the calculations that go into the climate action plan for all the reasons you said. And that said, there is a difference between market rate housing and the size and type of house. So and both of those things have an impact.

So I think you're primarily speaking about single family homes and particularly large lot single family homes, which are more land intensive and that tend to, require people to make further trips because they're spread further apart. So you can't, for instance, walk to a grocery store because you're living so far from the grocery store. And that's a function really of the lot size and the density more than the the market the the financial situation. When we talk about market rate units, we're talking about units that are priced the highest within the range of housing types. And there are single family homes that are for moderate income, lower income, and very low income people.

There are also apartments and condominiums that are built for the higher income people where it's called market rate. So it's important not to confuse those. It is also true that people with higher incomes tend to generate more greenhouse gases than people with lower incomes, and that's because people with with higher incomes have more choices. They go more places. They buy more things.

So they do generate more greenhouse gases also. But so it's really both. It's both providing lower income housing for people with lower means who do generate lower greenhouse gases per person. It's also providing housing that's a little more dense and more centrally located, like in this new general plan, to allow people to make shorter vehicle trips and even to walk and take bikes for a lot of their trips. And that can happen regardless of their income, whether they're higher income, living in a market rate unit, or lower income. Those are choices they make by virtue of the type of housing and the density of housing they live.

Right. And I I just would like

to finish off with with 100% agree with what you said, but I think it's advantageous for the city to to still do a analysis on their own that, you know, are these market these these these from a lower density or higher density, more compact units, are they attracting people from Hollister, or are they still attracting more commuters? Because if they're still attracting more commuters, then what you know, the cumulative impact is still the cumulative impact. And we're like, yes. We wanna get people off the road. Even even in apartment, people start you.

That's just the part I wanted to emphasize. Well, thank you for

it. I have a couple of questions from the public comments that we received that were not If you can't answer no, let me know, but I just wanna point them out. So a couple things that were glaring were that there was somebody who mentioned that a 100% of commercial projects could be approved, but that they would have to be required to include residential units or housing. Is that accurate?

It is accurate that in all but one of the mixed use designations that the general plan requires, both housing and commercial use. So, there is the North Gateway commercial, which allows residential and does not require it. But the other mixed use designation, the general mixed use, the downtown mixed use, and the West Gateway mixed use, they do require the residential component. And the the policy reason for that is that housing is very important. Affordable housing is very important.

Higher densities of housing are very important. And the development community here has had a revelation to build a 100% commercial projects, and we're trying to really make mixed use communities, particularly in the downtown and the West Gateway area. So it is true that even though they're called mixed use areas or precisely because they're called mixed use areas, they would be required to have truly mixed use of uses, and it wouldn't meet the spirit of those regulations if they ended up being a 100% promotion.

So so I think that's something for us to discuss, you know, considering that we do I think here in the city of Hollister, we do wanna encourage business, commercial. We have a lot of housing, probably too much for us to handle. So requiring that seems really, very fast, in my opinion. And then another, can you also speak to so there was another public comment that came in, and I wanna say this so that for everyone everyone's knowledge, and it came from San Benito High School District, Palm Springs School district or not Palm Springs. Palm Springs High School.

And so this was about the building of a second high school and providing support for I'll summarize it. It was lengthy, very well written letter, but I think the point to this is for our consideration as a city to think about the growth and the need for schools, whether it's a high school or elementary, and some of us served on, you know, school boards. And there is there has been an issue with the developments here not partnering with the city, I mean, county to build schools. So if there's a way, I don't know, to speak to that, to add that, because I think that is a piece. People we want people to come, like, to your point.

We want people to come and live here and those that are here, but we're busting at the seams in our schools. And so I think we need to

be thoughtful in that way.

I don't know. There's an I I can just respond by saying that the letter does also say that the school district supports the general plan as written, and it actually points out a series of policies that are included in the draft general plan that do exactly what you're saying. State law actually, unfortunately, has preempted cities from doing all they could imagine doing to support the schools. You know, there are limits that the state has placed, that the development community asked for twenty, thirty, forty years ago. Those those limitations are still in place, But this general plan does as much as legally possible to support the school district when the city approves development.

And I think the school district's letter reflects that and congratulates you on on putting those policies into the plan. And they ask for further support. Right?

Yeah. And then, the can you talk about explain so I'm very new to the planning commission. So I'm trying to understand the designation from high density residential to medium density residential. And because there's concerns from someone from the public about their parcels proposed to be designated high density under the draft post or general plan, and they're looking at potentially recommending to revise it to the media. Can you speak to what what the difference between the what how what would be the impact then? Well, I

think that that in my mind, Anita might wanna add more, but I think the simplest way to think about it is that the high density designation will probably primarily be townhouses and apartments. The medium density will be lower rise, zero lot lines, and small lot single family homes. And there are some property owners and developers in the community who prefer to build those small the the small lot single family, the very dense single family homes, the zero lot lines, and they they are somewhat concerned about apartments and townhouses. So because of that, you have some of these comments coming in. I just wanna let you know that what what the council directed us to do was to go back to the draft number one general plan and to not change land use designations, that were already in that draft number one.

And that's what we've done.

So this is at the request of our city council. Exactly. Yeah. Yeah. All

of the lanes designations with the exception and and I can talk to it because I apologize it wasn't in the presentation, but we did touch on it in the staff report. Staff has made two corrections and one proposal to put airport support around our airport on all sides, which was not in the January draft. But, otherwise, all the claims designations are exactly as they were in the 2023 plan, which was our directive from council.

So explain so even if we were to contemplate talking about this, this was, like, already directed from SageMath. Exactly. Madam Chair,

if I may, the mixed use is only applicable for the mixed use. I'm not sure you would probably we'd have this conversation about one of your mixed uses. Maybe it's not gonna be strictly. It'd be partial. Just with that. I remember.

I just wanna make sure, you know, we speak to what people come. And and I do wanna say, even I wanna add to this also, with what we've talked about at the staffing consultant level is that we know that there are property owners who didn't particularly like what was in that back number one. Because of that council direction, we felt that it was more appropriate to get this done, get it adopted. And if an individual property owner would like to see a change, they can come in and ask for a general plan amendment in the future, and it can be studied on its own merits rather than slowing down this process to look at what could be 10 or 15 or 20 individual requests and could add literally a year to this process. And I know the council really does not want that. So they could come back and request their own Their own amendment at any time.

And then one last if it's okay. There was. Is it also true that if someone has an application already in process and it's there's an impact with this general plan that they will now have to either read?

I can speak to that. Yes. This so it depends on the status of the application. It depends on the type of application. So as we've talked plenty of time, as well here in the housing online, housing projects in particular have certain rights.

There's also vested times. But from a incomplete application perspective, that's gonna be your most potentially effective type of application. We have a handful, and I will speak to them later as well. But incomplete applications at the time that the general plan becomes effective, which will be thirty days after its adoption by the council, could potentially be affected depending on their status in North and have to comply with this general plan with the housing onward ordinances, etcetera.

Okay. That's fine. Yeah. I I just had some further thoughts. I think, I mean, I would love to get addressed on this climate action plan because I know, you know, we're talking about community emissions with ultimately increasing public emissions.

Right? Secondly speaking, the biggest model makers, Highway 25 coming into our community. And I know that the state of California just asked, you know, a few years back, the BMT laws, which ultimately has a a whole measurement to to make it basically more expensive for any any infrastructure, any basically project that has a negative environmental impact. So that increases and you could actually make the argument that BMT on top of weather climate falls will literally make it more expensive for anybody to live in a home because of the cost that that's the the related cost of I mean, that should, you know, ultimately be fine. So aside from that, like, when it comes to '25, that BMT all literally shifted the cost of what was once considered $25,000,000 projects, a 125 to now from what I'm hearing, we need articles, board of supervisors going to move closer to 80,000,000, which cases out of budget.

Right? So we really don't have all the room to be able to actually get that done. But it's still moving forward because there is money there. Regardless of that fact, that's why I feel like these are more thorough conversations because, ultimately, the very thing that's proposing to to reduce carbon emissions is actually increasing carbon emissions. That being to us specifically, I would argue, negatively impacted the rural community. He said that literally makes us the bane of the existence of California. If you live in rural America, you're gonna be punished. We're living there because you guys have all the time. If you live here, you're gonna be traveling. You're to work.

Right? But 60% of our workforce are gonna be traveling a lot of town for their jobs. So for their life being completely. That's why I struggle with open movements. Supposed to have a positive effect, but in reality, we're actually having a very big. I

have a question about variable that go into the general plan. These are the same as it mentioned. The ratios are shown here in

the table, the general plan. How about, Patrick? How do

you determine the 30 units, which is the most intensive item here, probably? 30 units per minutes. Did that compound? 30

units per acre as a minimum for our high density and for our mixed use came from a change that happened with the census. In when we first kicked off the general plan in 2020, the population so the City Of Hollister is a part by the federal census of the Santa Clara, Sunnyvale, San Jose Metropolitan Area. San Bernardino County and City Of Hollister, we are lumped into their metropolitan area as a census data point. So we're not considered a rural county. We're not considered a rural jurisdiction.

We're actually a part of that metropolitan area, which into California law, when you're calculating the minimum density requirements for your housing element, because we're in a metropolitan area, it has a different calculation, and the minimum is either 20 or 30. And the way that the extension is divided is based on the metropolitan area population. And right now, that population is hovering about 30,000 below 2,000,000, but 2,000,000 is the trigger point. And when we kicked off the general plan and started doing the data analysis and running the numbers and then also started getting our RENED draft numbers from COG and the state in order to meet our housing, we were over 2,000,000 in Santa Clara County. The 2020 census data did drop us below 2,000,000 when it came out in the 2022.

So, technically, the minimum right now is 20. But every year, the American Community Survey data, which is an annual census survey, we have to getting closer and closer to that 2,000,000. And as soon as we tip over that, the minimum goes back up again to 30. And so it was staff's recommendation to the council originally when this person was happening to change our high densities to accommodate that 30 minimum so that we would not have to redraft our housing element at the census date of June. We would not have to redraft our general plan, and we do still have medium density and low density as an option for that middle and lower density housing.

But where we're seeing a lot of the contest in is that most of our vacant available parcels in town are redeveloping parcels in town have that mixed use designation currently or have that identity designation currently. And so there's not a lot of mixed medium density land available in the city that's right now. So it is a change to the existing use as a concept, but it's not we can't lower the density. We can't down zone because of housing all concerns. We would have to if we down zone all our mixed use that's current or all of our high density that's current to medium, we would have to find somewhere else to up zone.

So I think what we would see potentially in the future would be looking at medium density in the annexation, perhaps a medium and low area, looking at medium or a mix of medium and low and high density of each use. But inside the city, there's not a lot of changes to the designation that's downtown is downtown. We're upping the minimum point 25 to 30 to make sure we're meeting that housing requirement and not going for that housing problem in the middle of our citizens. So we'll help you to come back to this. So

the numbers that we're given, they're based on a lot metropolitan area, not just.

Right. Yes. So we're we're captured in that metropolitan area, and then state law says if you're in a metropolitan area that has over 2,000,000 population, the middle is third.

And is there a reason why mid seas projects have the same minimum requirement on those that are not mid seas? Just high density, medium density residential?

Yes. So high density residential is we are proposing to we're kind of expanding the medium and high density residential because what we found with the current medium density zoning is only eight to 12 units an acre, which is very narrow and doesn't accommodate a lot of projects. They're they're not really you're not seeing the diverse type of zoning. We're seeing a lot of single family homes in our community density residential. A lot of the developments we see now, new homes, the small at homes, those are actually zoned medium currently.

So out of subdivision and near Bella across the street from the school on Buenavista Road. They're all medium density. So that's the type of development you're seeing with the current eight to 12. It's very narrow. So this general plan is proposing to broaden the 11 pins an acre to 29, which is gonna see some of that smaller single family product on the low end, but, also, you can see more townhome, a little bit higher, maybe some low low scale apartments in medium, which is more of what you'd think when you think of medium type of housing. And then a high density at that 30 unit, like, very, very busy a park bench is is what is intended when you label something.

I think I'm seeing here, for example, high density residential as 30 to 65 around twelve minute breaker. But then, for example, there was a commercial, and then Seuss has the same number of minimum unit 30. Yeah. But they also have this commercial component. So, like, I'm just thinking, like, they have an additional factor here, which is what commercial would use. Is it expected for it to be on the brick

floor? Yes. That'd be great.

So it's not it's not a mandate for vertical mixed use. It's just where you see it Ground floor by central hub. That's certainly allowed. It also could potentially be a project where you have a what we call horizontal mixed use, which is where it'd be a separate commercial with some apartments on the other side. So both of those could be accommodated in the mixed use density designation.

The densities are coming from, again, the city map minimum to make sure that they're okay to be looked at for housing sites as we go through the the whole cycle and the whole life of this general plan. The goal is to make it live as long as possible for the city. But it's so it could be vertical or horizontal mixed use in those mixed use locations. But one of the goals of the general plan as well, you see a new economic development.

Yeah. I'm just seeing that And so

it was to to try to require commercial and not have to take away our mixed use estimations that were created in 2005 because of meeting housing requirements, not having to change the zoning of all our mixed use sites to a 100% housing site to make sure that we should still get that mixed use, get those commercial opportunities for the city. That was a that was a strong goal of where we're coming with the land use policies, the housing all in policies was trying to preserve as much commercial opportunity in those mixed use areas and kind of get that true mixed use. Otherwise, we would have probably had to change a lot of those to residential or even state mandates.

Yeah. I just see that I'd be, like, a little bit difficult to make both me track those items to residential phone meetings looking at. But then the commercial, which is you have the same number of housing environments, but you still have to plan for your your circulation for your commercial property as well. So that's not always possible on time with what Peter would want. There's a. That's the one that I think, like, what would happen if those RVs that makes you use Oracle, or if there's variance with granted or there's other code of the benefit instead of getting the 30, you know, number. Like, I'd say, like,

we don't involve an option with

the system at a time, little positives, and so forth. So I'm just wondering, like, are there other

I actually settled some supervisors, and we really went to dissolve this and had a press conference, well, press conference from both supervisors in Moderate County. They ultimately made the argument that the fact that they actually took us to go to Moderate County, which was actually where we first were established. And, we made us and think as ultimately first fourth county, we saw the writing on the wall. There is ultimately that the union departments are actually gonna create urban designation for the union departments. And urbanizing rural America just makes no sense to me.

But regardless of that fact, that that's why I think these dental departments, although they sound good hypothetically, right, and it's no disrespect to the final staff, it's their their expertise. Regardless of that, it still doesn't play out, I would argue, necessarily, practically speaking. And I'm pretty sure you're aware of some of the attendees that especially when we have a bottle of. And he's a pretty financially I don't see how anybody would be jumping the floor for you to buy the one thing that's really easy to do at the time. That disciple, you know, with any kind of it, it makes a real sense.

I mean, just from a business standpoint, which you do not consider that reality. Is economic development is a part of the federal plan. That's what it's.

Okay. That's what mean. We still have the sixth cycle. We'll have basically, I think we'll be able to make calls to know about housing amenities.

You know? And I think that's what

I wanted to get at. Let's yeah. Not

as I speed it up,

but but, basically, I think it's all appropriate to Speed it up.

We got it. Not bad. Yeah. Okay.

Yeah. I'll speed it up.

Okay. Thank you. Thank you for

the presentation, and let's ahead and open public hearing at 07:02. And, staff, do we have any public comments on this item? Before

we go to the speaker cards, I just will note for the record, and it's been mentioned, we have received five written public comments on item 6.1. These are made available in the lobby and will be appended to the online agenda as well, but the written comments we received are from Christopher Nido, San Benito High School District, Victor Gomez, Alicia Nideen, and Alexeyla for the rest. Thank you.

Do we have other comment?

Yes. We have Chris Brientino in person. How many do we have so to determine three minutes? Or three minutes.

I'm Chris Dergantino,

and I'm a property owner within the Union Road special planning area. I'm concerned that the draft general plan effectively prohibits development in this area for an indefinite period of time. Policy l e fourteen one states that a specific plan must be created prior to approval of any new development projects in the area. As written, this language conditions all development approvals on some seasonal future planning drug doctrine. The general plan update process began in '2 in 2020.

Property owners have already waited more than six years for a document of this plan requiring an additional undefined waiting period before any application may even be considered is unreasonable. Critically, the draft provides no timeline, no initiation trigger, no responsible agency, no funding source, and no completion schedule. Without these elements, the requirement functions as a contractual moratorium on development in this area. Indefinite deferral of development rights freezes investments of finances, reduces property values, discourages job generated uses, undermines orderly market driven growth, and places a misappropriated burden on a small group of landowners. A general plan is intended to provide certainty and implementable land use direction.

It should not postpone all activity pending future studies with no defined schedule or accountability. If additional guidance is desired, the city can address design and infrastructure standards through zoning regulation, development agreements, or project level review requiring completion of a separate specific plan before any application. This process is necessary and counterproductive. I respectfully request that the city revise policy l u fourteen one to allow development consistent with adopted general PAM designations to proceed immediately. This is some suggested language.

Development within the Union Road special planning area may proceed consistent with adopt adopted general plan land use designations and zoning. Preparation of a specific plan shall not preclude or delay consideration or approval of individual development application. This approach preserves city oversight while restoring predictability, fairness,

and

the ability for property owners to respectfully invest in their land. Oh, perfect. So this letter was written by Michael Friantino and sent to you. I'm not sure if you guys have it, but if you'd like, I have a poppy for you. Would you like it? Yeah. Thank you. And I'll can I just make one other comment? The gentleman here, he made a comment that if you pass this, that a landowner could come in and make an attempt to make

an

addendum. To me, I'd like him to unders let let us know how much that's gonna cost It's and how how much time that would cost probably. I think it would be not an

applicable. Okay.

Thank you. Did we have any more?

Yes. Yep. We have several.

I'm gonna go to online with Chris Chris Hill.

Hi. Can you hear me?

Yes.

Hi. My name is Chris Pito, 1011 Camino Del Mar San Diego, and I attended the planning commission meeting on 02/26/2026. I was involved in the discussion on item 7.1. And our discussion during that study session is relevant to the items that I'll speak on tonight. I submitted a letter to the city of Hollister, included the clerk earlier this week, and I am requesting the planning commission choose option two in the list of options and make an amendment in your recommendation to the city council and not accept the language as presented.

I would ask that you please direct staff to make all required changes so APN 052090045 is general commercial in all necessary locations within the pertinent documents. The West Gateway requirements for housing density design, etcetera, should not apply to APN o 52090045, and staff should be directed so that the current planning applications, if if amended, will not be required to comply with the West Gateway changes. Additionally, as part of the place works presentation tonight, they showed an updated land use map slide showing the current housing density on the project to 20 to 25 units that would increase to 30 to 65 that require 75 units on a two and a half acre project, and that's not feasible. Staff further said that didn't have to be vertical, but before you tonight was also an item l u 8.8 that required three storey buildings adjacent to the street, and l u 8.1 requires commercial use on a ground floor. Staff further said it stated that if the zoning was not changed, we could go through a general plan amendment, which is true, except there's currently a ban on general plan amendments.

Then when general planets are allowed, there's only four allowed per year. This is a very simple request that would save over 60,000 in having to do a general plan amendment as the gentleman before me just stated. I think that you've been given some false information tonight. We have a real project that in July, or the city manager at the time was allowed to be commercial only. Then through a series of items in code references, zone changes, we've now been required to add residential to the project.

I disagree with the density requirement and to put the city on notice as such, but the simplest and cleanest way to resolve this is to make this a commercial project. The idea of this general plan is to look at hope in theory on what could happen. And what I have is a project with tenants who are financially committed to a development of the town that's going to create job opportunities, economic development, and amenities, and we can't even get an application in. And the reason the council didn't ask for changes is because I can't submit an application and get it to a hearing. So what I'm asking for is the opportunity to do that.

There are other items that are in here that will make our life difficult if it's not zoned commercial and if we don't remove the requirements in this West Gateway like the three story obligation. It is not feasible. General commercial allows residential, but it doesn't allow commercial and residential or even mixed use. I appreciate your time. I'll speak further on some of the items later. Thank you very much.

Our next, speaker is Lee Shaffeening.

Thank you. Good evening, planning commissioners and all of our planners. I I emailed the following information to commissioners actually yesterday, and I think Eva's supplied you with paper copies today because of the sudden difficulty with the emails. My family owns the vacant land in Hollister on San Felipe between Maple and Santa Ana bordered on three sides by Starbucks, McDonald's, and the DMV. Lots of money right now.

The proposed general plan 2040 zoning for this land is mixed use. As demonstrated by the following information, the required to have an advantage of 30 dwelling mills per acre does not work for Hollister. In 2022 and early twenty twenty three, Republic Urban Properties working with the city spent eighteen months designing a mixed use infill development for our land, including including commercial, which would keep residents in Hollisland. Unfortunately, they were forced to abandon this project after the April 2023. GP 2040 draft changed our zoning from $20,000,000,000 to $30,000,000,000 to the acre.

The appeals of the state were ignored, and they walked away with $350,000 in deposits. John Schultz, vice president of CDRE, represents our property. He has presented to dozens of developers, and none have been willing to work with 30 dwelling units per acre. They all state that a 30 dwelling unit at 30 dwelling units per acre, unit construction costs are much higher, and that there is no market in a holster for that housing dense housing density. In June 2023, Dennis Martin of the Bay Area Building Industry Association reported that densities above 20 buildings per acre would not work in Hollister.

To be clear, we did not solicit that opinion. Victor Victor Gomez, the former governor former mayor of Hollister, also feels that 30,000,000 units per acre will not work in Hollister. I will conduct questions, comments, and suggestions. Thank you for your attention to this matter. Thank you.

Also in person, we have Carson Power.

Good evening, commissioner. Thank you for the opportunity to speak today.

It's Carson Power. I'm with K2 Solutions, and I live in Ann Arbor area I am a registered lobbyist with the city of Hallsville. I'm here on behalf of mister Tim Johnson. Mister Johnson owns a property that's roughly three acres at the Southeast corner of the Fair Price Road in Road. He has an interesting property because twenty, thirty years ago, the county asked him to sell part of his property to provide space for a sewer investigation to accommodate a sewer line that goes directly down South Side Road so that low income housing could be built to the south of him.

He he agreed to do that, and then the units went in. Later on, I believe that the sewer system was set up with the migrant housing complex out there as well and units that are being built maybe two years ago that use the same system. In addition to that, there's two subdivisions that were built in the county using the same line and pumped sewer directly onto the station that it is on his old property there. And it's kind of a unique situation because when you combine your land use map with your policy decision, proposed policy policy decision to not provide out of air station sewer service, You've essentially created an island for mister property where he cannot develop to the like or density of the property to the south of him that his property was used to accommodate to the east of him that have been approved in the county. They're on so our district service.

And the future development to the directly to the north across the street will leave

a rental

property, which is gonna be mixed use. And if built at the density proposed, it would be multistory and probably a thousand units. So he'll have three acres there that he cannot develop in the city or in the county at the same densities because your proposed policy will not allow him to get sewer access to the sewer lines directly in the street in front of his property. And he is not in a position to be included in

his sphere even though in

the previous draft, he was included. If you were to look at the map, it might be easier later on if anyone was interested to pull it up. I can show you that really only about seven or eight acres in this area was left out of the sphere after the line has moved back up to Enterprise Road. In the first version, he wasn't included. In the second version, he was because the commission at the time and the council thought that it didn't make sense to essentially have a taking of somebody's value of their property in this way. So if anybody's interested, I'd like to have that conversation and kinda show you why it doesn't make sense. You have to really use kind of, like, a Google Earth view to see what's already built, and then use your proposed landing snap to show what could grow. Okay. Thank you so much, and I appreciate you listening.

Thank you.

Our next speaker is Mary Itzia Kwon.

Thank you for the opportunity to speak. Found it. It probably felt cold. So hope you can hear me. I was looking at the page 23 of the general plan, and it seems to me that it could be done better.

It's that was It was really hard. In fact, few of my friends are looking at this anywhere near these boundaries. The Hollister City Limit boundary, you can see it with the symbols that are done in the legend. The existence here in full to the proposed here in Florence are really hard to read because the boundary lines are the overlay on top of each other, you can't always tell where it is. So I would suggest that the gradient of the the mass, you know, you can still have that, but then break it out and and show what where each of those lines really are because you can't tell.

I mean, you have three lines on top of each other. You can't tell. Like, for example, the the proposed. It's a dash one. You can't tell where it is in many places because it's overplayed another line, which is, I think, the distance for influence. And so I would say that you guys may have difficulty enforcing all this because my two friends were like, maybe we're try to get it there. And they also couldn't tell because you you can't see the city streets. It's just you know, if you look at that map on page 14, they looked at it quite a bit. They couldn't tell exactly if they were going to be impacted. So I would suggest it's probably more difficult.

Just print another couple of maps that break you can have this combined one or break maps. We won't know, you know, how they're impacted. I suggested that they comment, but they said they were too shy to talk. So that's why I came here to help help them out. They would like to know if their property is inside with those near or not. That's it. My friend said. Thank you. Thank you.

Our next speaker is mister Joe Joe.

On the VNC, As of Monday or Tuesday, was in a meeting, I think it's changing for rural county for us where we're gonna be a dear group of BNC biocidus in metro area. So it's gonna give us a lot of money back for. We're making more funds available.

Okay.

I'm in the Northgate re product, and I've met with you a couple of times. I bought a piece of property with the intentions that when I bought it, I did the research on it. I could put employee housing on it. I checked with the city, checked with everybody. Yes. Yes. Yes. Yes. I bought a year and a half later, I go to the city. I wanna build Hawaii houses. They say, we'll get back to you. I wanna have that meeting. You know? Get back to me. No.

We can't do that because it's only if you have any solar. Now you guys are gonna give the Northgateway where I am housing, but at 30 units per acre. Figured out. There's 43,560 square feet per acre. If you did a a thousand thousand four foot house, that's 30 of them level. You can't fit it in. There's impossible. I don't wanna put employee housing in like that. This is a brand new one. I think you guys should be able to drop that to 20 at least, even 15 with something decent.

Where is the small town rural character that the the slide set up on the road? I hope every one of you went and matched the roof map up with what's on the property and what's in the neighborhood. And I doubt if you did drive around and look at that, but you should. You're gonna see some prime ag ground that's zoned for high density. You're gonna see infill like on Union Road project that should be done. I submitted a plan for that with the commercial and housing. I don't wanna build housing. I'm not a developer. I'm a damn farmer. But the community has forced me. That's it. Bill to me. But what did they do? They kicked it out. They kept my money.

They didn't even bother looking at my math. That's not right. I would have made a lot of written comments, and Eve knows this. But I thought you were gonna carry forward the comments from the previous one and two, but I guess they did. And one thing that's happened, there's sync there's some things happen. Now BMT is gonna change. 80 ADUs were not an issue back in 2021. Now we have them everywhere and even some places you can put 200 cost. So there's some issues that are going on that have happened even in the time that this thing has been changing. So things have changed out there, and I don't know if we're doing the right thing or not sometimes.

But something needs to be done. Highway 25 is your economic stream, and it's not gonna create any jobs. And I've been working with that to try to create jobs and bring that. With a group of farmers who are trying to preserve the farm ground out there. But we're trying to get the highway to come in at such an angle to give economic development to the county without affecting the roads. And we're all in favor of fixing the highway, maybe it's not the right place to bring that much more traffic in at. And

thank you. Thank you.

We have Sunny Flores also wanting to speak.

Good afternoon. Sunny Flores. 815 7th Street. I have a question. Does this general plan allow for 8,364 homes? Is that the toll number? No one mentioned the total number.

Can't respond to a comment, but I also don't have that number.

Okay. If I wrote the right document, it's allowing for 8,364 once. The safe requirements was 4,134. So it's double. It's a 100% buffer if I'm accurate. The safe doesn't require that they recommend going to 30%. So if this does get approved, you guys are approving up to 8,364 homes. That's opposite of what the council said they want. Right? And if that is accurate, it's seven hundred point six hundred and fourteen homes more than the original 24.

So if this gets approved badly, gravity will haunt you. Additionally, 30 units for high density is to left. San Diego County is part of metro area, but it is considered suburban by. So it should stay at 20. Yeah. We're trying

to keep our. But that's about it. I don't

think that's I mean, I am a local developer, and

I do not have any or anything already.

Thank you. We will go ahead and close the public hearing at 07:25. And now is there further discussion from the commission on this end? If you do, do you have

any? First of I wanna I understand. Well, I'll say, I don't understand how to land on it, but I know that this can be a very tumultuous process. And, you know, they never would this did start in 2020. And the former city council decided they wanted to expand the state of influence.

New city council got elected says that we don't want to expand the sphere of influence. This is an economic document. It's a plan, but it's an economic document. We do not want to expand the sphere of influence because it opens the gate for no one opens the wall. Now we're bringing it back to where it should have been. I understand that. It's frustrating because I think some people were kind of promised one thing and then it's kind of taken back. That was not the intention. The intention was to control the urban sprawl, the sprawl that that that we all we all wanna preserve, I think, farmland. That is why we are bringing this fear back.

I just wanted to highlight that because I think some people are missing some context. Then I'll I'll have more to say, but I'm

gonna I just had a question. Many other jurisdictions have updated their plan, including, you know, like, the rule area, basically, the the 30.

I don't know in relation to.

I I would like I mean, I know this is sounds like this is fairly new. I mean, not the plan, but ultimately, the the the now optimization of the of this environment. And I'm curious what what had been kind of reflexively. I I just ballpark mean, I'm almost not a developer, and I'm not a farmer either. But just based off of my understanding, it didn't seem like it was time to go to answer any dirty meals, especially in the rural community. I just that's just so weird. So I would say I'm I'm going with my my questions. So I just hope we can find out.

And to make possible? Yeah.

I can try and look into it. I think I'm not sure if I'd be able to locate another rural jurisdiction like ours that's also designated as a metro in a metropolitan area that I would be working to.

Well, I mean, ultimately too, because, you know, we we we're now gonna have to be tasked with the consequences of it. And I wanna understand, you know, ultimately, what how does this not actually have a negative impact cost wise for our little things? And what does that mean for for the small? Right? I mean, technically, we're not small enough. Right? The metadryte kind of was and then also metadryte of the the last year of influence is just higher. So you're really almost close to this, you know, moving upwards kind of scenario. I was moving. Just gonna raise your hand and say I'll do it first.

Do you have comments?

I have more confidence in the health

and health and which is the next item. Okay. But it also I don't know if I'm able to take action without or without.

I was curious about the same thing. Can you clarify if we're because I have some budget concerns. If we do we have to approve, not approve, do some an action on this? But then what if the other is intact? Yes. So we do have to

take action on this item, but the general plan, all of the other items, including the nausea element, build off of This. This general plan. So I think and I'd be happy to ask your like, hear your questions and and answer them to the best of my ability. If I think it's something that really is, like, a housing element policy question that isn't necessarily impacted, then I can let you know. But I think that especially when these these types of things are perfectly valid suspensions for the general plan. The housing element is built off of this general plan existing as proposed. Okay.

Okay. So, I mean, for consideration, I I I think the themes here, right, preserving farmland. We've heard some people talking about this requirement of commercial and forced to build residential, which I think is it goes to the conversation we're saying. So then someone with a commercial area, now you have to have residential, and we already can't deal with the growth that we have. I I just I don't I don't think that that's good.

Listening to the landowners or local business owners, writing the applications is also when we had our joint city city council and planning commission meeting. This was the theme that came up about applications and changing the rules of the game and waiting, and then we heard fees. And somebody mentioned fees. What's it gonna cost to have an amendment? So I think all of those questions are still unanswered. And to the person who talked about the maps, thank you for saying that because I felt the same. And I was, you know, feeling like your your neighbors, like, should I ask? Because I don't see street names, and I'm not sure. You know? So thank you for saying that.

I felt the same, and

I it's a valid question. Right? What where what streets are those? So so I think that would be something that I would wanna see. And then to the speaker, landowner who was talking about employee housing, wow. Something we need, and it wasn't possible. So what are we you know, I just feel like what are we doing? How are we not helping each other, who have read, who wanna do good for our community, and instead of these, you know, high density units? I don't I don't think that's what

we want. Yeah. I mean, my my understanding, especially with the stomach acid plans and the state requirements, they're intentionally broad, so they don't necessarily have you know, it's like they're they're they're guideline driven, they don't actually give specificity to the application. Granted, for obvious reasons, it's too hard. Right? Because everything is so different even if the way that it's actually gonna work itself out. Personally, I feel like there's too many questions. Because I don't know. And and, I mean, I I definitely have a question with how how is it that we didn't even have this requirement for someone to build something Mhmm. Outside of where their interests are.

Right? They're they're they're they're ultimately an investor, right, a business owner. Mhmm. And if they're gonna invest, why would they say, okay. I'll build what you want me to make When, ultimately, that's not their their ultimate idea. Right? That's not the intention of of of so you might take a lot of pause. Right? You might take a lot of even visibility. And I know for me when I was on the board of supervisors, things couldn't require a school I mean, a developer to build a school. Right? There's requirements on commercial, and I'm trying to understand how this doesn't have the violation, you know, because there's not some sort of violation by forcing someone to build houses. Right? I get it. The state of California is obviously very clear.

They want they want more houses everywhere, But that doesn't necessarily play out. So I think there's too many questions personally, and I would argue I I can't support this. I I would rather table this for a further discussion about food that needs to go in. Mhmm.

And, yeah, and to to add to your point about the business owner, I think that it was in a public comment. There's someone who wants to build wait. Right? And then sign oh, and but you have to build residential. I don't understand. That's probably But it's not

what they wanna do. So how do

we keep attracting business? We're not gonna. So, anyway okay. Anything else? You didn't wanna other comments, or do

you wanna make the whole thing? I just wanna make an emphasis that or let me ask that if this doesn't get approved by us, city council could still approve. Correct?

That's correct. So tonight, we're looking for the recommendation of the council or of the commission, and we'll take forward your recommendation. How much time will it delay if if we don't if we don't recognize? If you would like to make a recommendation that the council deny it, that would be it's not my recommendation to you and stuff, but if that is what you would like to recommend to the council, you do that. It will still be going

forward with your recommendation. I I just wanna emphasize that we have state mandates. When I say state mandates, that would in other words, we have to approve this housing element or else we we start to lose local control. That that was the whole that was the whole thing. I think there's a mix up between mixed use and commercial. There's commercial, and there's mixed use. Mixed use, you have to do both. But commercial, you just do commercial. I just wanna emphasize that I don't think we should be getting held up on what makes you.

Well, that should to be fair, we've already we've already losing local football. Technically speaking, state law forces us to do something outside of the the local communities of intention. Right? The general plan, which my understanding is the authority of the local community, we're ultimately the government body of that community with the constituents in consideration. So we're we're literally violating their will if by by implementing something that is not even tenable.

And here's the reality is because it's a high level, the implications of it being we deal with the collateral damage of any kind of takings, anything that violates individual property rights, and ultimately forces the public out of out of hopefully, their ability to fund it. There's all these negative consequences, and we're gonna deal with it. Not the state of

law firm. Right. I understand that, but we've had a discussion about the mixed use. We all believe that these areas should be mixed use, so we wanna keep the spirit. Otherwise, we get the problem that we had on what was it that was the Dollar General? Remember the hope that there was there was, like, Merck, there was these the apartment complex, then there was the Dollar General. That is not the spirit of mixed use. The spirit was kind of this bohemian, kind of living downtown. That was the spirit. We all agreed on that, and then now it seems like we're kind of, like, we're we're changing. I get it. There's some property owners who are upset. They feel like they're gonna change, but but we we have to be consistent on on what we we gave staff direction. They came back, and I can kind

of put this. My understanding is The the problem was a pain to put. So it was actually this with the their willingness to do it. Right? And this is about this is the opposite. Right? Because this is also fraud. It doesn't just apply to that. It requires it. It's it's not every topic. It's correct me

if I'm wrong, Ella. It's just mixed uses of whatever's being done is mixed use. Correct?

That's correct. So we Within the city. Yeah.

Yes. So so the general plan has policies surrounding the requirement for commercial on mixed use properties. And then recently, in October, which came for the council and by the commission in September, the council adopted an ordinance which requires both commercial and residential to preserve that spirit of mixed use, but it is applicable to all of our mixed use designations. So under this general plan, it is the downtown mixed use, West Gateway mixed use mixed use, which translates to our neighborhood mixed use zoning designation currently. Those are our three current mixed use designations.

And with this general plan, there's also the North Gateway, although staff and and us in the staff report later tonight with the zoning ordinance, but for North Gateway, though the council gave us directive that we could propose residential because we were looking for sites for our housing element, we did not have enough sites in the current agencies and agencies we've had to allow mixed use in North Gateway, but they were quite hesitant and wanted to preserve commercial. So staff is proposing to that's kind of new. It never was intended with the same spirit of mixed use, and so that's going to allow mixed use residential and commercial. But there are four mixed use destinations in general plan,

and that is what would require in only those locations. Right. No. No for mixed use. This isn't every commercial parcel visit.

We have general commercial as well office that are 100% commercial where 100% commercial projects are required, and then we also have all of our residential designations where 100% residential is required. Okay. But the

excuse is for where if you were found doing something, both are I'm just trying to go and do the weekly part of

the class. This it's just this this is not like there's there's a cost to it. Right? So by designating it,

we might just completely fill

in an opportunity for that property to be used at all. So I personally believe, as in with other things, there should be an amendment process to allow economic development to be a priority. And you don't know. Right? You might you might try try to split up a pen and fill all all these opportunities because they're gonna say, well, I can't do it. And that's that's it.

I think this is but this is that would be more appropriate discussion for the Wendy's portion, not the

Yeah. What? No. What is the where do

we want them? We're on

We're on 6.1.

No. No. 6.1 General plan. Climate action.

We're on

the climate action. Correct?

No. No. 6.1 is both the general plan and the financial plan. Okay. So we are discussing both.

Okay. Do we have a motion on this item?

I'll make a motion to accept the general plan as staff recommendation.

I make you opposing motion to

I think we have to do the first. So you

can have a second motion, and the way that they'll be heard is the second motion. If it gets a second, we'll go first. So I think I think I think yeah. So I think you would need a second on a motion on the floor, and then you could also make another motion. And if it gets a second, then you would

do that. Okay. Do we have a second?

One

second. And this

would justify by this would be a second on the. Thank you. I'll take

6.1. Yep. I'd like to know. We to the afterwards after, honestly. I think it's a better idea so we better understand the application. Can we have a second?

Maybe it's the opposite of authority unless you're exactly

Just fine. Let's let's proceed with the conversation, but not say yesterday.

It was getting get staffed for an accident. Sadly, was. I wanna better understand because,

one, there's not enough clarity on the requirement for a commercial project in the mixed use area, so now I'll have to force that force literally to have the, like, make use of the differential liability of that. Anything. I mean, there's always other impacts. Right? So we just. But I wanna better understand this. But, I mean, how is it even gonna impact you? Properties are there already. Yeah. People own those properties.

Mhmm. What is it gonna happen? I mean, the the fact that you're requiring it is when we don't even know what the market's gonna actually demand, and it's just an assumption. And, also, this is just a designation that doesn't necessarily have

So really quickly, just ask me.

I've been asked to provide some clarification once I can about how that item will still proceed to

To the city council. Correct. With your recommendation of whatever monthly. Right. Regardless. Yes. Yeah. I think we understand that, and thank you. But I appreciate that. Yeah. That's So even if we say, for example, we're gonna table this, it's still gonna go to city council as scheduled. They can decide either whatever they decide. Exactly. But we wanna be very clear at our articulate what your medicine is. Okay.

Can we go till the end of

the session plan? The design design? Oh,

that's a good It's a good be table to the end of the discussion. And that's

a good sign. Because then

Yeah.

Or could that be the most? And and I could add potentially as well if that what we could be doing is forwarding this with the concerns about the mixed use requirement. So that could be motion as well. Okay. That's what you wanted to do and let the council know that you're recommending revisions to that section or recommending Got it. Obtained or recommending a denial because of that concern, whatever that might be, that could also be So approval with revisions to agency? Approval with revisions or or or considering changes to that. Yes. And what

I respect that, and I appreciate pointing directly to Kelly mentioning that. Regardless,

the questions I think need to be

one, what are the the potential issues or concerns right, of this designation? And two, really, because there's not, I think, clarity on our end or at least, there we're not confident in leadership go to the legislature, it's the city council or the legislature. We're advisory. Right? So we're not necessarily we're the policy. Right? So all we're doing is saying we sit you with confusion. We're gonna see potential positive negative consequences. Let the the Okay. Decide. Let the legislators find us.

So do we have a motion before that you want? There another one?

With

potential concerns about issues, we move it. We we consider this item for adoption.

We consider doing go ahead.

I would I would consider Yes. Recommendations to. The third I have Oh, okay. Next item. So yeah. So That's good. Be a more public comment. Right.

That's great. That's good. So to your motion Motion to

Table until the end of the to end of the

night shift. Oh, is there

a second one? I'll second. Okay. All in favor? Aye. All opposed? I'm saying okay. That's all. Thank you. Thank you. Thank you for your patience, everyone. We're not taking it lightly. So 6.2. Six cycle housing element adoption. Mary. Mary, we have the staff report. Okay. Good evening. We'll move

on to the second item, which is the disease. Current draft of the suicidal housing. We have Brian from our consulting firm to inform. Miss Kelly, and we may also have.

Thank you. Good evening. My name is Brian. Associates with Citi's consultant.

So we'll get this

but, yeah, we'll keep this off in 2023. So it's also a long process similar to the job plan. We'll assume that they have color. Yeah. So I'll go into kinda where we're at with the housing element, what the housing element is, and go into what what the implications are for the city.

So the housing element is a top one section, one element of the general plan to previous item. It's the only section of the general plan that has to be up to date on regular schedule, so it's every eight years. And it's also the only section that we see the the new and certified by so it'll apply with with state housing law. The reason for the update was really to stay up to date housing law. I'm trying to use things up equally, but it really is to set goals, policies, and programs to address the housing need of the city.

Housing elements, they're updated, and to ensure that we're we're up to date and safe off, and we need to demonstrate that we can sufficiently address the housing need with its own capacity within the city. A huge part of the process is also to be able to do workshops, various surveys, and all different things of this. What it means to be certified differently for HGB so that the state department of housing community development, so you can clean this document against all statutes, and they are ultimately the ones that are gonna return. Is it sufficient? Does it sufficiently adjust state law?

The benefits certification is it maybe allows the city to be eligible for grants or funding all various types of funding. Most funding sources require either an adopted housing element or certified housing element, So you can choose really that biggest one, but also a structure time is part of that. Having a certified housing, that also flows the key to a really a lot of the penalties that I don't wanna sit here. The biggest penalty here, the biggest cost of financing is really lack of access to safe funding. So if you'll have doctor certified housing on it, would be eligible for for a lot of these funding sources.

Again, CDG is at Hughes one. Like, it's a huge funding source for the safety, for for instance, but also for infrastructure funding. But there's a variety of funding sources that would see the ineligible. You know? The second is not highly certified as an.

So those two actions. So it's a symptom from, you know, private party, which really, in general, really really need to open to to a lot of that. And these can result in monster fines, suspension of both control, or certain projects going directly to the or. Most concerning consequence is the loss of local control. So under global friendly, certain qualifying projects can, you know, essentially not comply with open zoning or general plan.

There's certain requirements that we send to follow, but, generally speaking, they don't have to comply with the existing zoning or work at the time of any. I think the big takeaway from this is that the housing element doesn't approve projects. It doesn't guarantee development or fail to do so. It does ensure that we use that work. The housing element is kind of broken down into six work features here.

I'm not gonna go through all of these. I'm gonna go through that in a second. But, generally, this is how the section organized or the resection type of things that I wanted to stop. I'm gonna refer to regional housing needs allocation at RENE. But, really, what Reno is, it's the regional housing needs allocation, and this is the statewide determination.

So this one's from states from each city determines what the statewide housing need is. What these totals do is they initiate the housing element process. So it quantifies the unique statewide, also breaks it down by category for every for the entire state. And these projections, its methodology, which has the published in. But generally speaking, it comes from projections about the future growth and population.

Then has a it was a bit it will, like, big driver. Sabrina, again, comes from HGB. HGB assigns regional allocations. So this goes to council governance. So here, it goes to the senate council government, and it's a the SD card that establishes their own methodology. Of how this unit's built for the city's land. So that determination, that process, determining that the city also is gonna be allocated for about six units. And, again, this is not an adequate to build these housing units. This is to have planned capacity. So how's the capacity to be able accommodate 400 4,000.

This is kind of big picture of of how these keywords are broken down by the income category. So you'll see there's five income categories from the stream alone kind of all the way to about moderate income, which is almost what we would consider a lot moderate when we although some range in moderate. So we consider. Breakdown on far right side, you'll see our the breakdown for each category. The second column there, you'll see that's the range of incomes there, and that would it would look at the range columns there.

I'm not sure what that range looks like for the area we can come sit with the area we can come see all asleep. And for that, income category, area we will income, it ranges up to $20.25, those people limits. And for the median income, it's 140,200 for. So that's just meant to show. But I think the big thing to note here is that approximately 40% fall in two is lower So that kind of shows What percentage is this? 40? 40 approximately 40%. So 39.6.

Oh, those are folks that work here? Correct. Yeah. That's just for cities.

So we'll see if there's a significant jump in outpatient of this cycle. It's over three times it's almost three times as much as the last cycle. This is not, you know, we need to all the stress just when we process the. For example, that's far from here in the suicide previously. A lot of times, they're they're allocation.

It was really this increase is driven by the methodology in which we use to really identify the the capacity that wasn't built in past cycles, and we kind of build that into this cycle so that city's not a real aspiration to to develop that house and then post in the city. Again, this project is adopted in April 2023. We kicked off with series of workshops, study sessions from April 2023 to January 2024. It was just a series of drafts and then shooter drafts, outreach that kind of shape our plan to to to what it ultimately develop into. But the first draft was public review draft was published in January 2024.

There was a sixty day review period. City received received comments. The draft was updated. They saw the those comments, deduction from this body, the city council, you know, in March 2024, the first submitted to the city. That was in March 2024.

From then until February, we've seen submittals. So there's three submittals, a couple of internal submittals. So they kind of supplements to that original submittal to address medicines and comments that you should have within that period. But in February, so last last month, February 13, the city received the statutory compliance letter. The event services of the city complies with old statutes, but cannot be certified until the recent settlement, which is.

Thank you. Certainly to but we'll kick off more. Process was so we can also kick off in April 2023. We've been doing two workshops. There's been a there's a new survey that was available for at least seven or eight months.

That was an online form. And then there's also social media, both on the safe website, all the information available. There's two joint study sessions. So that was the client commission and the state council just so everyone can discuss some of this without having to wait for the other body to follow the recommendation and support. And, yeah, so now we we have the final public food period, but only snow is a little fire public food period.

First one is thirty sixty days. Sorry. And every subsequent snow is second. During every one of those submittal service, a notification at the city. While we're on the preengagement part, we do wanna note that there was a request.

I believe in the first item, the owner of this property just brought this issue up, but now there's a request to remove one of the sites along Forge Street in the West Stapley area. And the removal of the site will not create an issue with the buffer. The city intentionally creates or or establishes a buffer for situations like this. This site may not work out or anything we remove for one reason or another. So removal of the site doesn't cause the city to no longer it's it's renal activation or to the thyroid.

The removal of the site is policy decision or city consent. The hobby element we have is two chapters. Just the intro, which generally sets the stage for what the house number is, but then we go to tweak of the plans with his chapter two, which is the house and finances. But the rest of the sections are embassy's. Permanency is further extended housing, which is an outflow.

I'll just keep the same. I don't have to be time forsters. This is a relatively not a new concept, but a new state requirement in this cycle. So what AFFH really, what it means for the city, for all cities, all jurisdiction in California, it means that through the housing on the we address, you know, any disparities in housing needs on an access opportunity. So this means if we should break any concentration or segregation.

We we don't want all of them compiled in one area. We don't want all market compiled in one area. So we really like that really makes for for. And the city through this plan addresses and affirms it with purpose for housing through this policy. The policy plan, this is where we establish the policy programs and objectives to meet the housing needs.

So there's five overarching goals within the top of the housing element, and each one of those programs, you know, actions fall into addressing one of these goals. The policy plan takes into into consideration the feedback that was received throughout the whole process or feedback from client commission and city council and also complies with all or is meant to comply with all local state federal laws. So a lot of the actions you'll see within the housing permit are just actions to update, say, zoning code to get up to date with. So it may not currently, you can the zoning code may not currently be compliant with state law, but, you know, the the actions. Goals and the policies within the policy plans address their housing goals, housing opportunity for other income categories, affordable housing access, institutional support housing, and housing for sessions.

So special needs groups really there. There's, I think, six different special needs groups that are addressed within the plan, especially.

So what how do these programs do?

What they will do is reflect the community input or feedback from from you all and from city council, and they adjust the analysis that that's completed within how the element how the element addresses any constraints and gaps maybe within the existing plan, We also identify as the resources for both financial and land resources and also identify as to some of these insurance. The housing elements have specific action. We'll go into an example and sit. We'll also include the time frame and funding source, and then who is the stock for for. So here we'll see this is a real act real action, real program.

So on development. This is the reasonable accommodation. The reasonable accommodation is really for any persons with disabilities asking for a deviation from what the zoning code allows so they can live comfortably in their home with ramps, We need the lift so that they can get into their home. So the zoning code may not allow or may not explicitly call out, but if through the various federal and state acts, cities, jurisdictions must allow this. So this action specifically so I was what the action is is just to make sure that it was compliant.

So every so often, we review state laws to ensure it's And, also, it includes an action to identify, you know, any resources for persons with disabilities so that they can help them achieve these reasonable conditions. So every action has a geographic target. Sometimes it's identified with. Sometimes it's high resource areas, high output areas, some of that. We probably with the disability.

It's that time frame is an option by, yeah, amendment to reasonable foundation procedures, which is right on the corner. And that responsible agency could plan this out, could plan the original plan that. Other actions may be or other. So now we're going to site selection. I think this is a part that that was already kinda put on on the previous item.

I think it's more appropriate to discuss with this item. But, again, literally, the city is not required to develop housing. But cities still have the development age to build housing, but you are required to identify enough capacity. So it's only not capacity for the person. So within the safe cycle, we went into, you know, the safe cycle acknowledging that and also acknowledging that housing should be integrated with different resources, services.

We don't kinda want housing just isolated, especially if it's gonna be that that low to no impound where people don't have access to a card or or readily have access to a or or or particularly public transitway. So we make sure that so the best

of our ability, that's I'd

say, identify those significant sources, services, public transport, and have either existing or potential access. Again, there's the act of appropriately public housing, which also affected the. Early in the analysis of the zone the existing zoning, we determined that the city does have enough zoning capacity to to identify sites or to. So if we were to identify, you know, the exact same sites we have now with the existing zoning, we wouldn't we wouldn't be able to. So that that's kinda where that rezoning effort kind of puts in picture.

But, again, it's also was meant to be consistent with the general function. So the proposed. So let's say all the fires is that all all all general plan elements are internally consistent, same with the zoning code. So we we with coordination with the general plan team, we identify that, you know, these parcels built in the zones with system with both. We decided for also consider the base of the parcel side and per acre of slaves. Vacancies, access to resources. We can put We can go up. We can We can go

up. Up.

Capacity that we identify on existing, but existing residentially and mixed use of parcels, but also pipeline projects. So this includes projects that were already approved and titled, but permits haven't been for them. So we can take advantage of those projects. Pipeline projects also consider these projects that have active complete applications that are going through the process that'll make it. Meaningfully, as a pipeline project doesn't approve those applications, it just acknowledges that they're in the pipeline.

They they may be approved at some time. Then we have the recent strategies that we received at sites identified, but I wanna show that the total capacity is 800 8,600 and sorry. 8,364 units, and that's including all of the strategies. So existing capacity and the. That gives us a healthy surplus of units so that in case one or, you know, a dozen of these sites don't actually develop the way, you know, it was anticipated.

You still have a doctor in place so we don't have to go back and update the outside every time we come into that that situation or you might have a negative, you know, to your. That's considered a net loss. Here, I'm gonna kinda fly by through these, but we can during the session, if you want to submit on this, we can go into them. But here, we're looking at pipeline projects. These are projects that we already approved and entitled, but haven't had from all the permits pulled or projects that were currently. Here are the downtown and

the sewage areas. You'll see what kind

of all generally around the downtown area. These the parcels are proposed to be used on February to a Hundred And 75 Building 23. So at the end of the street, there's the there was renovation of the building, and now there's twelve minutes about the commercial. That that project, I believe, is 144 going on strictly?

It's yes. So the 500 centimeter going above forgive me if it's I don't think it's Cosmos anymore, but the old Hollister House, both units, that is developed at a 125,000,000 units an acre. So that type of project in our downtown is what this general plan and how we want to support. And the 400 block is about 98 units a week. So that kind

of three, four story, and this project is what it is for. Yeah. So these soles,

they they look huge. But when we look at real projects, you know, that's kind of what what we can look like. And it's not regulated. It just looked like that. Can get some project, but that was just. But through this rezone strategy, we projected a net I think, yeah, unit allocation of 755. I know we have

the high

residential zones. So these parcels are projected to have 2,266 units. The Missouri zones, this is a 118 units. The West Gateway, Louisiana area is 871 units, and then the North Gateway area is 960 units. So now we get to the next steps.

So on February 12, this year, so last month, we got the statutory compliance letter. So that's what should be saying. The housing element as is confides about statutes, but we can't certify legal until all of the proposed. So once the housing element is down here, rezones are complete, we can resubmit or submit the final package of all the sections, and every, and they have sixty days to review that, provide a note of silence, which if adopted as as proposed, would be a. So here, twenty sixth, March.

Next item are the public hearing that was city council would be on April 20. And once a decision is made, whatever that is, senile pack final senile pack will be sensitive to doing sixty days. But I do wanna note that that's not the only road. There's still implementation of the action from Poznan. So every Poznan action has its own implementation schedule within the. So that's what things with with that, the recommendation, I'll pass back to you.

Yes. So thank you, Brian. And our recommendation tonight is to update the resolution, the approval of this and adoption of the. Thank you. Do we have any questions from the patient?

Nope. Do you can now open the public hearing at 08:09. Staff, and we have public comments on this item. And we'll

just note again for the record, these are the same comment letters, but two of the letters that we received for the general plan also addressed the housing element. So for the record, can comment voice receipt from Pittsburgh PO as well as San Diego High School District. Thank you. Because we have a speaker online, please press on.

Good evening. My name Chris Pito. 1011 Camino Del Mar, San Diego. As, shown in the staff report, there was a request, that we remove R Z Dash W Dash 8, which is a P N 052090045 from the six cycle housing element in its entirety. As staff noted, we've had multiple conversations by removing this property from the six cycle housing element.

There's enough buffer in place that it will not cause any delays, penalties, otherwise. We recommend that removing we we request that removing this be added to the staff report or to the item that's gonna be voted on this evening with the recommendation going to the city council. This will tie into the other requests that we've made. And as the next step slide noted, part of what they're doing is the rezone, making sure that everything is compliant, and this is in line with the tabled item one and our request to rezone that, general commercial, which would allow the, proposed project to proceed. That's it for me. Thank you very much.

Okay. Do you have more?

Yes. We have it. Our

next speaker is, Carson Kaller.

Hi. Again, Carson Flower, registered lobbyist with the city of Paulosphere. Not speaking that in regards to half. Wasn't final speaking on this item, but with beer soda when I

was open to talk about some facts and things.

It's gonna be a weird comment because I think you should just opt in. But the whole thing is a charade because you're being forced to comply with the state's rules. And roughly eight or ten years of housing policy means that you don't have enough sites to actually plan for units that you need.

I think we need to

be able to hold two truths

in our mind at the same time. One is you have infrastructure problems, specifically the road. And the second is you have a housing affordability crisis. It's been like that for probably fifteen years. And any housing affordability crisis stems from a lack of supply. We all had to take economics in high school. If you don't have enough houses, they get more expensive. Rina, the n in Rina is needs. Your community needs more units. This plan is not going to give them the units that they need.

The city doesn't build. The city plans are hypothetical units. People don't live like hypothetical units. So if your plan does not actually allow for units to be built, it's not worth the paper that it's written on. This has been going on for a long time. I don't blame staff. I don't blame the consultants. I don't even blame you guys. But this is the actual situation that it's a paper unit of 8,000 potential units. They could zone it in a way that it cannot feasibly be built. The community does not want that type of project. It's very unlikely that it'll be built. I believe you have a policy a draft policy in here that says that you don't get units. You have to look for more sites. This is kind of my first warning.

You're gonna have to come back and look for more sites because you are not going to see the numbers of the units that your community needs. It you gotta look at it holistically. I'm not gonna tell you exactly how to do it, but this is not it. I did a search for somebody for a rental unit. The smallest least desirable units are $2,000 a month. A normal house is $3,500 a month. If you wanna buy a Mercury house, it's 5 to $6,000 for your mortgage per month. That is a supply problem. It's not the only problem with it, but it's a supply problem. Just as an example, the slide said 755 potential units in the downtown mixed use area.

I would be very surprised if you have a 100 now, and that's after a hundred and fifty years of planning and construction. Probably not a 100 units downtown.

I probably don't need to

go into specifics on this, but a lot of those sites most likely are not cleared for apples of fiola. So those sites are not going to be built on because somebody would have to spend a $100,000 to find out that

they can't build on them.

The other part is that are all those sites in the downtown parking district? If they're not, you have to plan for the parking lot involved with that. So there's there's a lot of problems here. And adopt it, but it's not gonna solve your problems.

Our next speaker is.

Hi, again. I would I would agree with what was said about not mental palsy. I think the developer has spoke earlier and all the results that we've spoken to, they will not build it 30 units break at. The property project, which is about 90 units on a four and a half acres there with some commercial they've been commercial too. The kids people in Hollister.

Those were all good. And it would have been economically integrated project. I've been talking about the need for it. If you go to thirty minutes away, that's where I was coming to. But when you go to 30, the costs go up a unit. You have to have to higher elevation of more storage, Different construction budget completely. And so it starts as very few units, it starts not to fit the house. Not doesn't start. It does not fit the house in. So that's the reality.

These are numbers on paper, and I think there's the calculations I look at, you can you can make the state happy enough without having to have artificial numbers on paper, but that's a good seriousness breaker. It doesn't doesn't work. You what? That's not my opinion. That's it for me. I don't know who to talk to. Thank you.

The next speaker is Chris Quisentino.

Hi. I so I just would like to reiterate that regarding the Union Road special planning area that this be part of your what you're gonna hold on today is a a revision of that l u fourteen one and adopt and and we're adopt something that's consistent with the general plan designation. And in the letter that I gave you, it it has the language which we're offering as is health, which and I'm just gonna reiterate it real quick. Development within the Union Road special planning area may proceed consistent with the adopted ZERRA plan land use designations and zoning. Preparation of a specific plan shall not prelude or delay considerations or approval of individual development application.

And I really feel that this would solve a lot of future problems with this, with how it's sitting out.

I also have a card for.

Morning, guys. It's your lucky day. This is why you line up a pair of cups and just keep shooting all day. You walk on every one. I was just curious.

Couple questions maybe you can ask when you guys go back to discussion. Is, on the housing element, does the property have to be in the city limits, or if you include property, I I assume, the sphere of influence too. I say this because the gentleman that just spoke ahead of me about the Union Road area probably should have been put in this housing element or these housing units that you're looking for and not some of the other stuff that's on better ground and not surrounded by housing. Again, I'm gonna you guys need to get a map out, drive around, and look at what these things are. It doesn't matter if it's this thing or anything else that happens in life in the city.

And I would hope that you would go to your city council person that you're representing in your district and tell them about what happened here tonight. I have to say one thing about the slideshow. On one of the slide, it says assumes 20 acres per 20 units per acre for low income. But you guys won't you put in the general plan with 30. You know?

So and this is a paper deal. You gotta do it to get the state money. But you got a problem. This is an indirect way, and I'm gonna go on to Carson's comment, a way of controlling growth. So the no growth is controlling growth by doing this. But let's just hypothetically say the world changes. And all of a sudden, you got a housing element that allows you to build 8,000 how units. Yeah. We got a buffer, baby. But what happens if somebody comes in here with enough money and says, hey.

I want I want I want I want what's to stop them? The state's not gonna stop them. It's you gotta be careful what you ask for. That is hellacious number. And you you the people that are trying to do this might be kicking themselves in their own, you know, what area. And you don't need a bigger sphere of influence to do what we need to do. That that I would say. The sphere of influence on the general fund is perfectly fine to do is 4,000 units. It's just how it's being done. There's a question. Just for for paper. You better be careful to do this for paper. Thank you. You

don't have any more sleepers?

Thank you. We will close the bloodless hearing at 08:21. Mark, any other discussion from the commission?

Was there any quantitative analysis that probably did in the

last size problem type one? Wanna oh, that's not their performance, so you can follow through them. I

can do get those numbers for you. We did not we definitively exceeded our market rate. I wanna say we built about 2,200 market rate units, so pulling our numbers over at about our renal was 13 o eight total, and market rate was only a portion of that. And then but we did not meet any of our affordability requirements in the. I could also answer the question if if the commission pleases on the does the property have the limits?

Yes. It does. So we cannot be we cannot look into the county. We cannot look into the general plan See, there the land use is proposed in the Hibble Plan. That is part of why there was a challenge for finding sites because we are required to have sites in the currently. You can't use a potential annexation.

Only question is probably

I have a question. It's my understanding that the county is also struggling with the housing element. Is that correct? They're not gonna be terrible. They're not gonna be Yeah. It's also my understanding. I think one of the speakers said this. It's very clear that we're gonna need our market rate possibly our market rate bills. Correct?

I would say that that that's starting to

be feasible again. So so in in my my understanding is we're gonna need to mark your rate, but we've never, I don't think, ever hit the affordable housing rate. Like, the super low, the low. And I think that just comes to the point, like, like, but the market's not going to the the market will not produce before the. That's just historic. Is that is that would you agree? I don't know

if that's where has that occurred? Definitely more difficult. Yeah. Like, naturally occurring for the.

Okay. That's technically why they have the programs to to try

to subsidize that. I just wanna contextualize this for the crowd that someone said that this plan is to kind of forward house. And there were there were a lot of people who who did not want agricultural land, us building on, you know, sprawling out. You know, Rancho Santana, not so big on anymore. That's a perfect example of a of a parcel that probably should not have been done. It was outside of city limits. It was a massive project. I don't wanna take a 100 more particular projects, but that is the goal of this of this housing. It was to say, look. We don't want more single family development.

We want to bring we wanna hire that city. Trust me. I I 8,000 were were to come in tomorrow, I wouldn't want that either. I don't think people would want this. I I think realistically, like someone said, it's not gonna be done.

But but the I'm sorry. This is David, that's bad. Look. What I'm saying is the goal of this, I think, is is is is just that, is to stop the urban sprawl. And I think it achieves that goal. Whether the units get built, that's up to the market, I guess.

I think to add to what you're saying, and I I mean, like No. No. No. I was to clarify. But to add to what you were saying, I think that also in the numbers that were shown, there were less for low income, right, versus the higher income.

Yeah. And I did receive a question about that, and it it's an important question. So when we identify sites, we can't, like, select one site to be a 100% total. Although we did do that with two sites because there was the intent, I believe, filled up on the site. Yes. Yeah. So they had an intent to develop that 100% portal. So we can't do that for, you know, a random, not a random parcel, like, parcel identifying. So you have to have essentially a ratio. So for most reasonable areas, that ratio is 20% is congregate for lower income, and then the rest, the other 8% for the other income categories.

So, naturally, you're only gonna have 20% of every site is gonna be lower income. So that's why you see the buffer is lower for lower income. And as we get higher from the income categories, because it's more realistic for those different categories to develop, those offers are gonna be high. Mhmm.

Yep. It it it it plays into what we're talking about. Right? It's it's the there was some of that numbers game, and and it doesn't have the people that are living here, and you can't afford it.

It doesn't help us, you

know, to say it was only it's not your fault. I think everybody's it's not anyone's fault. Everyone's gotta mandate. Right? And we have a responsibility to do this, but it is true with the comments that they're saying. We're like, I think it's better start with Sacramento. Yeah. Or you know, because it's it's unrealistic. But it it is

that is that emotional? I think 37% of

the plan units are volatile. Right?

It's on the slide. I don't remember.

40% of families are Oh, correct. Yeah. 40% of the distribution of the allocation is about 37%. It's all of them. When it's on the the economy, they're planning for the population,

The only way you would switch is to. And my concern is I'm not a. It's just a commercial kind of we need economic development, and we also have to affordable housing. Mhmm. And trying to

do both in one or two, it's like we're gonna lose the. So if and looking at the origins that, you know, have been allocated, even if all these projects were having if the right now work throughout, they will still be

an overage. Right? But it will come at a cost, probably the

same for those cities. And I'm just gonna be along with they're always gonna they they get rezoned. It's all this work for. So I I don't know. I feel like the the their units is. Right? Mhmm. But it's really dropping. It's you know, if I

don't do much, so I'm a

hold this up for that. Maybe there is a resolution. Again, I have thoughts. But there's a resolution for those positives. Does was it fair to rezone something? Probably, know, the requirement for how we process someone that wants to rezone and they Someone's to Yes.

So so there is a process to amend the general plan and then the zoning map. You do both, and it's a project. So, individually, any property owner could come to the council first and then, ultimately, like

There's no requirements that it would be approved or not approved or regoing?

No. So so a project that is not discretionary, if you will, like, we see psychiatric doctor reviews come before you. What we're reviewing is or consistency with the general plan and the code as they are. But a project proponent could also propose, I'd like to propose this project to you, Citi, and it requires you to amend your general plan. Could be a different zoning, and that is an application that we can process.

And that is something that could be approved if the city wants to make that policy document change to support that. Are we limited four for here or for several? You're limited to four general plan amendments per year, but the city could if we got a lot of applications at once, we could bring them forward and then group them. So, you know, five to become one general plan amendment. Okay.

So there is a path to life further that we'll be finding. Let's make that. And

even if we could we've had I think the what you said before, we could approve with consideration for, like, the 30 or the offering opportunities for amendments or

You always Yes. So so, definitely, the planning commission could make a recommendation of the council that is to approve this with a change or to approve it, but we have concerns about this for you to consider. But maybe, you know, it's a complicated issue, and maybe we don't have the exact right answer, and maybe it's something to consider in the future after an approval. Or we can definitely bring forward as staff and through your motion what it is that you would like to portray to the council about your feedback on this stuff that that's your implication.

I know this is just, like, But, I mean, I one, I think we gotta realize that the people that are gonna be invested in in these developments are gonna be able to do it at their bottom line. And that's why, I mean, I remember what we're discussing on, even 5% become an issue or five to 10%, I think it was. They wanted to move up to 10% requirement rolling from Bright Face off to the public side of the. And, ultimately, it's like, you do that. I'm investing.

Right? It's like that's too much. I mean, there's a reason why Momentum gets put at the back of the line. So my point is if one, I think commercially screwed up. I I I think one that can send a message, I firmly believe, to know they're gonna invest in infrastructure, you know, because it's you're only gonna get one time impact from.

And you're not gonna send any part of the message to the business community. You you welcome to business. But, two, if you if you don't wanna adopt this, I really do believe there should be some kind of a process in all against the staff, but I think it's better to have a little bit more of of, you know, the the public meeting, then city council will having more engagement in the process for us, Our rate works out, but where there's a little bit more a check and balance from a public standpoint. Right now, it's just supposed to be administrative just like that one element. It was the client actually what was it?

Conversation having to do with being an only administrative procedure. That means we're completely out of the picture. So if things fall apart, we don't know. That's part of the reason why separate point that relates to this. I have made a recommendation that, technically, there should be a shorter time frame for any kind of project that have been a field process and not be triggered by just the denial. It should actually be more where the applicant has a a right to say, let me present my case to the fire commission, give me some real time evidence of why this is a bad idea or Give us an opportunity to embed it at the beginning of the project versus two years of late before you know what? They're they're long gone, right, they don't care about it, and we're we're struggling to address our.

Do do we have a motion? It's One more question.

Is there a minimum overage that we're thinking we have to have at

the time? So in state law, there's no specific it doesn't speak to what that specific need would be, like overage. But there is a SPD off top of my head. I can't remember it now, but it's a no net loss law. So, essentially, if you if one or more of your sites looks would be in the negative for LUNA, you have to you have hundred and eighty days to come back and add your sites. So that essentially means you have to unmet your asthma. Okay. So that's why we think that buffer. General guidance that we proceed from this is usually about 30%, but it it really depends on your decision to decision. And

I'm sorry. On. Fun question. The overages on

the bid side both, were they considered an backlit with me for six cycles? No. Generally not. No.

There's no there's no dumb question.

Thank you.

I have one more just clarification from the public speaker. They talked about 8PN052090045. Mhmm. If that was identified to be removed?

Yes. So this is the site at the Southwest Corner Of 4th Street in Rainbrook. It's the same speaker Okay. We got a letter. Their request is to remove the site. So that's ultimately a policy decision, but the planning commission could recommend to the council to to consider that. And we've we've done the numbers as and the applicant's team has also submitted numbers. But it's within the buffer, so it it could be removed. Okay. And then that would support a potential rezone project submitted by them that would not require us to further amend the housing loan.

Thank you for

clarifying. Is there a motion?

I'll make a motion to accept the 6.26 cycle housing element.

Did you guys say that?

It was good. I'll make

a motion to approve the six cycle housing element to item 6.2.

Is there any what? Is there a second? I think you're. But but I think I have to ask for a second report. So it so no. It looks like you don't have a second. So is there another motion?

Motion to adopt the element. 6.2.

With with

revision? With revision, and then you and what is the prior revisions?

I would like to if I can do it with this one, to to remove APM 052Dash090Dash045.

Would you accept that friendly amendment, commissioner Prince?

Yes.

And I'll set it to.

And do we wanna add anything about the commercial? Is this appropriate in this housing? This is just housing. This is housing. Okay. And all in favor? Aye. Aye. Anyone opposed? Abstain? Okay. We're good. Move on to 6.3, zoning ordinance 2026 dash two to repeal and replace the zoning map consistent with the 2040 dental plan.

Good evening. Miss Kelly, we'll once again, hopefully, you approve of an outline of what is being refilled and replaced. This setting map is relevant to the general plan to move to the end, but we feel that

you could still consider it as to fill up.

Yes. In here, I'll I'll take the sodium. Sorry. I've finished a couple of items. So, yes, item 6.3 is a the first of several ordinances related to the zoning, and then there's an ordinance, and there's a map to be consistent with the supposed 2040 general plan.

The reason that we brought these forward all together is due to the timelines of our housing element, and then we need to get certification as soon as possible. And part of that certification is to do the rezones, which is both this item, which is our zoning map of amendment, and also text you in rezones to our ordinances to make sure that those sites accommodate the. So this is zoning ordinance amendment twenty three six dash two, which is specifically related to the deal and the placement of the official zoning map with the city of Hollister. As mentioned, we have prepared the draft 2040 general plan, which was an item we heard earlier. And there are several land use changes proposed in the general plan for properties that are located in the city limits.

We have some changes to, residential and a few changes throughout. And so this item tonight replaces the official zoning map and a Doxo need zoning map that has weaknesses that are all consistent with our agenda plan, and we do so. So we are proposing as staff, and this will also be reflected in the tax amendments we're proposing to make a few technical changes to the zoning designations to clarify it and go with all of our zoning amendments that we've been working towards to make things easier. One of the things that we have proposing is to change all of our residential zones to have a fleet type starting with our dash. We currently have a couple of old town, medium, and old town high density resolutions that are OTM, OTH.

They don't really indicate that they're residential. So those are just across the board, our dash, and then their related abbreviation to make our residential assumptions look a little bit more consistent and clear with their resident. We also currently have the r two, which is a two family residential zoning district. There's not very many properties, but it is essentially a duplex only zoning district. Staff, we are recommending to eliminate this zoning designation.

It's actually zoned over properties that permanently are both low density residential and medium density residential in our general plan. So it's not it's not even consistent with one general plan designation in our current general plan. And some of the amendments that the planning commission has seen before with the updated use tables is to already allow the duplex as a type of unit in our density and duplex as a type of unit in our medium density. So there's no reason to have in a duplex specific zoning district. It's quite restrictive, and density and land use use tables kind of model as opposed to making this between arrow zoning.

So we're proposing to eliminate this land use designation in the zoning map and simply keep our low density residential or new density residential map to the down. We are also proposing to eliminate the current r four twenty zoning designation that we have, which is called high density multifamily residential. There are currently no parcels with this zone. This was a fifth cycle housing element creation to up the minimum density to 20 units an acre in the fifth cycle to accommodate affordable housing on particular projects. With the twenty forty general plan readiness designations, there's a change to our medium, as we kinda talked about, expanding medium density with your, like, 29 units an acre and high density residential fee for 30 to 65.

And so this r four twenty doesn't really match with either of those designations, and so we're just proposing a medium density residential and a high density residential as opposed to two high density residential zones. We are also making a change that you may have heard about or or may recall coming forward when we amended in September 2023 development ordinance to allow and expand fund developments to not just move the residential to give a little bit of a minor setback with SCUP, but now it's a liaisoning process that allows for a lot more flexibility, and it allows for commercial to become a fund development. And the plan was always to come forward with a map amendment that changed our performance overlay zoning districts, which are these TZ is the current zoning designation. And it's kind of a general designation that said there's this opportunity for a flexible with this zoning map staff of opposing to designate all of the former plan unit development projects in the city with their specific reference numbers to help us find documents for those projects because they're just generally called our three MPs here. They'll tell you what the project you were to find in resolution.

And then in the future, as new plan developments come online, they would take a second referential plan development. So I've been working with GIS with Huntington a little bit to assign zoning districts by parcel for this in alignment with this zone map and to align these plan development numbers with each parcel that's within them. And we are able to, I believe, if that's something we're working on, actually link all of the resolution doc documents for these plan developments so that you can click in the GIS and click in the design and design through that and so the property. So we are proposing no PZ zoning anymore. Everything was PD with a number directly referencing the project with the most likely having special.

As I mentioned, I've been working with our San Diego County GIS staff to create this zoning layer and the general plan layer in our GIS portal. The full plan would be to go live when this ordinance becomes effective. We currently do not have accurate zoning in GIS, which is very difficult. So while you look at a paper map and the SPDF map, that'll be the official zoning map of the city. But from a technical perspective, each car, so when you click on it, will now have its zoning. It'll have its one forty general plan designation to make for staff, for applicants, for property owners a lot easier to find here. So I've been working with GIS to make these sliders.

Just This

another example. I kinda overwrite them because I wanted to make sure you could maybe see, but this is the general plan GIS layer or the zoning layer. On the left, you can see that city hall, It's downtown excuse. You can see the second line. It's zoning down from excuse. It's got the abbreviation DN view. It's got the '24 general plan when you're ready. And then on the right, this is the West Of Fairview plan development. And so you can see it says twenty three two dash seven, and we'd be able to link documents 23 dash seven right here. Yes.

With that, I'm recommending to you tonight to adopt a resolution by recommending approval of zoning ordinance ordinance amended twenty six dash two. It would cancel us, but focus on the.

Thank you. Did we have any questions?

How often would it be updated?

It would only be updated if there was a rezoning for folks or general plan amendment and a rezoning for the folks.

So this currently doesn't change or alter any commercial investment It

doesn't alter any of the distinctions. It may it does have land use partial changes, but they are exactly the same. They all match them to one with the different according and the specifications that are missing that.

Okay. Thank you. And can we open the public hearing at 08:46? And do we have any public comments? We do

not have any speakers on the seventh.

Alright. Then we will go ahead and close this public hearing at 08:46. Is there any further discussion from the commission? Do we have a motion? The commission is copied. We have a portion package. Second? I'll second. All in favor? I'll be correct.

Any one any one opposed? Abstain. Okay. Motion carries. Six four, amendments to the zoning ordinance related to implementation of the goals and policies.

And as you can see, Ms. Kelly will once again present this. This is a supportive item to the implementation of the.

Do you have the staff report? No? Yes. So

this item is in similar fashion to the zoning map that we just saw. The text amendments to the zoning ordinance.

The other that

we are making to implement the housing element rezones. So this is zoning ordinances the planning commission has not seen before, but we are proposing all the tax amendments that are necessary in order to achieve certification compliance from the state for our housing element. We this is a list of some of the immediate actionable housing element policies that we need to do in order to achieve compliance. The big one is gonna be h 1.3, that first one, which is our six cycle business strategy. So we actually have to put the zonings on the map.

We have to put the zonings so we can fit the zoning boardedness to meet the arena. But we also need to adopt, objectives design standards. We need to remove development constraints. We need to accommodate some particular types of housing, like agriculture and employee housing, extrinsic support of housing that are not currently in

our code. We need to

make some changes, like reasonable accommodation. We talked about that example policy. That's one of the ones that we need to adopt to to get certification. And, again, Theragun is a use type that we need to make sure we have. Excellent.

It's a little bit small, but this is kind of what we were just talking about with the zoning map. We are proposing to eliminate the two family residential from our seventeen oh four table of uses and table of zoning districts that we have, and we're proposing to eliminate the items of the multi family that are four twenty as a designee designation in this code. But we are also proposing set those r dash abbreviations. So because we're eliminating r two, we're proposing that median density becomes r M instead of R 3. There's no more high density with the R H.

We get those old towns as ROTM, ROCH. We have West Of Fairview specific brand, which has its own designation currently, and we're adding the residential mobile home, which is currently on our zoning map, but it doesn't have any textual alignments or references. So we're adding some mobile home park designations and reference into our residential zone districts to make sure that that's a. We are proposing to add supportive housing and transitional housing to all of our residential zoning districts. It's permitted by right use.

This is required by state law and is implemented by two of our policy actions in housing element. And you're also modifying tables 17 o four dash two, which is the development standards for residential zoning districts to make some changes to address some of our constraints that we have and also to accommodate any densities that are modified by the general plan. So we are proposing to eliminate minimum lot size and lot depth because those are quite restrictive even currently and don't allow for a lot of the use types that we have, a lot of the densities we currently have, and we certainly need to be able to accommodate potentially the revisions to the density. And so what we are going for as staff to help things be easier and to give more flexibility to development is to eliminate these unnecessary constraints and let use types and densities guide development pattern as opposed to know, you if you say that it has to be a 10,000 square foot lot, it's gonna be hard to accommodate a potential small, single family housing development. We are proposing to amend the same fashion rock coverage for the old town zoning districts to match their high density zoning districts that's already currently allowed and adjusting some height requirements for just reading a type PCB to those natural lead density requirements.

We are also clarifying some language in the West Of Fairview Road, zoning district, which aligns directly with the West Of Ferry specific plan. And we've removed quite a bit of subjective language about design standards, which I'll talk a little

bit more about. But we have

a lot of subjective things. And as we've discussed with the commission many times, state law has pretty much eliminated the end subjectivity when considering design of any type of housing. And so in order to get certified in our housing element, we need to remove that subjective requirements. We are proposing, and I'll talk about it a little bit, a design standards chapter, pulling those design standards out of all of our zoning districts and putting them in. And we are also proposing the same thing for open space requirements.

All of this is about removing these about making sure that are currently in our code, which is part of our requirements. We are proposing to add a new chapter 17 o seven for mixed use residential and commercial zoning districts. Currently, our chapter 17 o eight is commercial and mixed use. So we have our general commercial office and our downtown. They're all mushed into one chapter.

We think it'll be easier for staff for planning permission for applicants to have mixed use requirements in one chapter, general commercial break commercial only zones requirements in another chapter. So it wasn't adding chapter 17 o seven. That is a new chapter just about mixed use. It does add more mixed use, which is reflective of the change that's proposed in general plan. But, otherwise, it's outlined in the same kind of regular order as our other.

So if you've got a use table, you've got a design or a requirements table that have densities and setbacks and those types of things, And then we've added single room occupancy. Transitional housing has permitted uses in our mixed use districts. We did not add single room occupancy to residential. We got mixed use, especially as it's supposed to be a high density type development. Next week, a hotel transformed or something like that into a single room occupancy type facility. We thought adding in as a permitted use. State requirements and use facility. And

then again,

With this being said, our current chapter 70 seem to know they were out which gives this will just be our general commercial and the commercial office commercial chapter. So we've added in these tables to reflect just those two designations, evidently, to go for requirements of setbacks and things like that. It just has these two designations in it. Staff are proposing to do minor modifications to our land use tables for our commercial zoning districts. The first is we are proposing to change minor vehicle repair facilities that are currently not permitted in general commercial.

We're proposing to change that to move it. We currently have a lot of our facilities like, you know, Chevron and the RSV. They're in general commercial, which currently does not have limited use, and it causes a lot of problems for our owners, for business owners, for transitioning these businesses. And a lot of these new home repairs are currently in this destination. They're not considered conforming.