Planning Commission - Regular Meeting

Okay, now order. Everyone uh stand for the pledge. I pledge algiance 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. Right. So, let's start out with a roll call. Connor Davis, present. Emmy Lodowski, here. Jenna Huxford, I am here. Thank you. Jennifer Davis, present. Bruce Morton is here. And Mike Dur here.

All right. And uh um let's see. Uh James Sauls, Commissioner Sauls is not here today because of illness. I I heard. Uh so could I hear a motion to excuse him? So moved. Second. Uh we'll uh those in favor I and any opposed? That was Huxford and doer. Thank you.

And uh let's see. We have um uh anybody online. So uh no one in the room. So, we'll skip over guest business. Uh, we uh don't have Oh, we do have minutes. That's not the end of it. I'll but I'll go ahead and Is there minutes from our last meeting? Has anyone uh had a chance has everyone had a chance to review the minutes and uh see any discrepancies or things that like to change? If not, uh, can we get a motion to, um, pass the minutes?

Yeah. Commissioner Connor Davis, motions to pass the minutes as written. Commissioner Jennifer Davis. Okay. Uh, all in favor? I. Opposed. All right. So, we are now at action item approved. Uh, oh yeah, commission remains. Okay, we did that. Okay. Discussion items. the draft comprehensive plan for uh 2025.

All right. Good evening, planning commission. Christy Schmidt, planning manager. Tonight, you have me as your presenter. Dave has the night off. So, I'm going to provide just a work session on a 2025 update to the comprehensive plan strictly for the purposes of updating the capital facilities plan and the transportation element in relation to updating the traffic impact fee. As you recall, this was a carryover from last year. It was put on hold for a little bit while we went back to look at the 20-year list with our traffic consultant. So tonight in your packet, we're we went back and now we're coming back to you with a fresh new packet. You have six items in your packet. There's quite a few things in here. We have the traffic impact fee cost basis, which is essentially the methodology and the foundation that we use for calculating the city's traffic impact fee. In addition, if you didn't want to read the full document, I included an AI summary with the source cited in it for you. That's only two pages long, I believe. So, hopefully you'll find that helpful versus 20some. Then, in addition, you have attachment three, which is the 20-year table, which is table um 9.2. You'll see that in there. And then we have attachment four, which is the eligibility. It's the portion of the projects that account and go towards um our TIFF fees. Then we have our updated developers worksheet. And then the last item we have a strike out of 9.1 which is our six-year CIP program.

Oh, okay.

So, as you're aware, we adopted the 2024 comprehensive plan. Then we went ahead and did the 2025 annual docket. So the RCW does allow cities to adopt and carry over a secondary comprehensive plan amendment annually. And so that is what this is because it is related to the budget and for the capital facilities element. They actually have a specific line item in the RCW to allow for that. So just to let you know we are protocol with our RCWs. We had we hired transpo to help us with our technical aspects of the traffic impact fees and the administrative document updates and looking at the process how this will work. We're starting here in square number one. I have already done the 60-day notice to department of commerce that was issued on March 10th. So looking at the third box, I would anticipate having our first study session before the city council on April 21st. Then after feedback from them, I would like to schedule a public hearing before the planning commission to get a recommendation to move to the city council for their public hearing and potential adoption before them. The idea is to have adoption hopefully by the end of May. That's our target date right now. So, as I just stated, the purpose is really just simply to update the impact fees in our project list within the transportation element and the capital facilities plan. So, both those lists were provided to you in the packet. What I did to make it easier is I just took the existing list and did a strikeout format so you could see what projects were coming off and what was being added onto each list. They're colorcoded. The

green is for the six year. The yellow is um projects that have been completed. So now we're going to talk about and go over our traffic impact fee zones. If you're not familiar that we do have three zones, the blue is zone one, green is two, and three is red obviously. And I would like to point out that the two zones two and three, they have been combined because they share the main highways and they connect. The traffic really flows through. So in looking at our methodology, it really made sense to combine them and to share costs for projects in those two areas. and it's consistent to what we've been doing in the past. And that's outlined in attachment five. And in addition, we have an updated traffic impact fee developers worksheet. I included a sample here. It's now fillable. It's really easy to use. Um, you can do it yourself if you do a project. You don't actually have to have a traffic engineer do it, which is how we wanted to do it. We wanted to make it user friendly for developers. And this is how we calculate the traffic impact fee that is paid to the city typically at the time of building permit issuance. So here's the meat and potatoes of the whole thing. It's the methodology document. The traffic impact fee cost basis hasn't been updated since 20 uh 12 which is long time long time. So we took a hard look at it and really we took the 2024 to 2044 targets incorporated those growth rates along with the PMP hour trips and the traffic volume projections those were broken up into the areas of the city and then the projects were also allocated based on

the level of service. So based on growth, if any of the intersections were going to drop below level service, that would trigger intersection improvements. So that way you can correlate growth and what's required to keep up with infrastructure to accommodate the growth. And this is what the methodology within the cost basis does essentially. I don't know if there's anything else you want to add to that at all. And there's and then what happens is we develop a six-year work plan to spend those funds and that's what ultimately will be looking for a recommendation from you and then the city council will look at that for adoption along with the 20-year project list. So the 20-year list is within your packet. I don't know if there's any questions. It's really here as a reference. It's just a laundry list of projects that realistically we need to keep up with growth in the city to accommodate it by 2044. Excuse me. What we did is we reduced the cost because I don't even know if you remember originally as an example the traffic impact fee in TIZ1 when we had first done our list we had a wish list of projects. Essentially, the impact fee rose. It went up to a little over $11,000. That is too much. So, we went back to the drawing board. We worked with public works and our consultant to see how could we really reduce the scope of our projects and still meet the level of service to accommodate growth. So, we did several things. We looked at road diets using existing infrastructure and how could we combine facilities on one side of the road and I don't know if there's anything else that came out of that. Those are kind of the primary ones

essentially. So that's really the major cost reduction that occurred in the 20-year plan. Any thoughts or questions? Christie. Um yes, Commissioner Connor Davis. the attachment three. Are these in any particular order? Is it in order of when they are anticipated to to launch? So they are not. Okay.

This has been a discussion among staff. I would I perhaps ideally next time would order them either by project number or maybe by location. But at this time they are not in an order. When I do go update the tables 9.1 and 9.2 two that I'll show you later here. I do plan to put them in project order for the actual final adoption document so it doesn't look just random here. One point clarity, this is the transportation. Yeah,

this is the transportation table. It's not the capital facilities table. though it is laid out better in the capital facilities table and it makes more sense as to your question. Um I think you were asking are these ranked was more the question and in when they go from the 20-year to the six-year that's when that ranking happens and we have a specific prioritization list that staff uses which is um essentially looking at the areas it affects to give it a weighted score. So is it connecting schools um to neighborhoods then it's going to score higher. Is it improving a safety factor? It's going to score higher. Does it connect neighborhoods to commercial? So, we do have a ranking and a rubric we use as we advance those from the 20 to the sixyear. And then there's always an X factor which is um do we have a legislature that wants to give us money and has a project that they like, you know, and maybe that moves up, you know, I'm saying that a little tongue and cheek, but there's always an X factor. Is it a priority of the council? Is there funding available that we might move that one ahead? Is it so? But most of the time we do have a a rubric that we use.

Okay. And one quick followup is the improvements to grade road. I see there's segment one, three, and four. Segment two. Oh, segment two, I believe, is going to be provided by the developer. Gotcha. Okay. which is why they they ended up breaking it up, which would be the grade road master plan proposed development. Gotcha. Okay. That's that's a larger development or that's just improvements to Great Road. It's a larger development that they're required as part of their development proposal to do frontage improvements.

Where is the the development then on grade road? So it is it would be approxim it's the vacant lot there south of I want to say I might get the road wrong 26 or 28. Yeah. This is like 15 acres there. Yeah. It's the the wedgie between Hartford and grade road. Okay. I didn't know that that was developable land. Only a portion of it is small portion. Yeah.

Small portion but it does impact. So they're required to do grade road frontage improvements. And Raid Road is really one of the projects we really looked at to scale back. The original price tag for that entire corridor was something like $30 million or something like that. And that's where we had to re-evaluate it and say, well, there's a lot of sidewalk there already and do we want to tear everything out and start over or how do we harmonize the existing road infrastructure out there and blend it? And so that's more the approach that we're we're taking. Yeah. Thank you.

Regarding the rubric, I feel like often we hear questions about why is the city choosing to do these sidewalks and not these or what have you. Would that be available to us or to the public? Yeah. Yes, it is. It is. And it is pretty long. I mean, that's one reason why I didn't display it this evening is because it's very long. So if you do have it, you'd want to look at it in a digital format. Just so you know, it doesn't lend itself to printing. You got digital, but it is available. And that is how we rate our projects for the comprehensive plan. And same with the multimodal, multimodal, excuse me, because that was added in this year. So that has its own rating criteria itself. Thanks.

I have one more follow-up question if I may.

Yeah, of course. um the fees collected in a certain area, a certain zone so to speak, are not necessarily allocated for that zone, yes or no. So zones two and three, yes, they're allocated in the zone and same with zone one. So zone one's fees are allocated to zone one for the area. And you'll see we have them broken down in the list even in each of the zones. And so those fees are for projects within those zones. Yeah, that's one reason why we combined zone two and three because it really made sense. You have 20th, you have highway 9, you have SR2, they really flow and connect. So breaking those apart, it was it was just not really feasible because they influence they influence each other too much when you

I remember the discussion and it was getting tested. So that's why I was asking the question. Yes. Yeah. Exactly. it was getting messy. So, we decided to simplify.

I just had a question about one of the things you had said about kind of the the initial costs and then the costing that would um uh that would go towards these fees and that uh because it was kind of an eyepopping number initially um that you looked at some options for scaling it back or bringing that cost down. Um, one of the things you mentioned was road diets or you know some other some other things. But is is not the purpose of this to help pave the way for you know for development to you know offset these additional trips to offset all this additional vehicle traffic and all that and wouldn't you know shunting down uh the amount of traffic that a road can take would that kind of be self-defeating? But we didn't reduce the capacity. We we didn't reduce the capacity. We literally looked at consolidating more of the pedestrian facilities and some of the widths and also not necessarily lighting but using shared facilities on one side where there are critical areas to reduce costs or use existing walkways to function or to have an open drainage system versus a covert things like that. And we're also updating our EDS. So it was very timely to have that discussion with public works to really look at how our roads can function, still serve the traffic volumes, but cost less and maybe less space, too. That's really what we looked at. I don't think you're going to see a sacrificed product, so to speak. I think you're going to see a more efficient product.

We wouldn't see something like trunking a a dual road down to one one. No. No, not at all. Because that would defeat the purpose of the traffic volume. When I hear road diets, that's often what I think of is moving lanes. Sure. Okay. No, it's like taking a 12ft lane to a 10 10 and a half foot lane, something like that. Okay. Thank you.

Um, one thing that we didn't talk about though as it relates to the impact fee. Um, in the prior version, our consultant had included a lot of projects that were not eligible. So, we've stripped out all of the ineligible projects. So, they still might be on the list that they need to be constructed, but they're not put into the calculus of what that impact fee is going to be. Only where we can show a direct nexus to the the level of service provided and at those intersections or multimodal features.

And that was one of the comments that master builders and we talked about with them. So, we went ahead and we met with them last week on Wednesday to update them on where we were at with our traffic impact fees because they'll be providing comment and following it because it's a concern for development growth. So, we met with them last week and I think everything went fairly well. Uh, Commissioner Morton, um, just I I really appreciate that the the fee uh, worksheet is just a single page. Looks simple, but uh, in trying to fill this out, it doesn't I don't have numbers really to fill in other than what it has here for the different zones. And so just for my sense of scale, what would be the impact fee for 3,000 foot single family home in zone one just in general? Like

Oh, the traffic impact fee. Yeah. Yeah, I will. That's coming up on one of my next slides. Oh, it is. I'm getting there. I'm almost there. Yes, that's a great question. I'll address that here in just a second. Was there anything else on the 20-year before I move on? No. Oh. Uh, yeah. Another Well, I did have another question along that line. Um, over time, as less land becomes available in the city limits,

I would expect that the number of homes built, number of developments coming that are developable will be reduced uh per year. And so I would think that the money coming in from these impact fees will be getting less and less every year as things move along. Is that what are you expecting that or is that going to be mitigated by the fact that uh there'll be um higher densities replacing? Yeah, we we actually done some preliminary math and I don't think it will really go down as far as this cycle, our 10-year update with our growth targets really. Um, if you do the math on how what we're supposed to accommodate for residential growth and then also employment, although in employment, we still collect traffic impact fees and same with residential, but we did all the reszones, the up zones to accommodate for step housing and our missing middle. So we really do think that we're going to see it's going to stay fairly stable basically equal wash out.

Okay. So with the up zones assuming that those up zones occur then the impact fee income will be stable comparable. Yes. Just because the density increase that we had to accommodate. Good question. Very good question.

All right. So moving forward to the six-year plan. This is the list that actually gets constructed. So in attachment six, this is an example what the list looks like in the capital facilities element. So this is the list that is rated. And as you can see here, the project number is in chronological order for those that are approved for the six-year list. And you can see this is a 20-year list with the six-year ones highlighted. And this is only one sheet of it. There's obviously multiple multiple sheets in the packet that you'll see just for purposes of display. I only did the sample of the first page within there, but within the packet online that you have, it's all the projects in there. You can see the full markup for your review. We did discover I think I believe if you recall last fall we discovered a level of service discrepancy in our comprehensive plan between South Davies Road and Lake Stevens intersection. So we did have our traffic consultant go back and do an analysis of it. We are going to be correcting it and it's going to be coming back to the planning commission in the 2026 docket for a correction of that along with an intersection improvement to address that. Here you go, Commissioner Morton. Here is the fee. This is this is to answer your question. So, this is the proposed updates that's before you and will be coming back for you for a recommendation to move to the council. So, currently we have at the bottom here. This is our existing Whoops. I'm going to go back a slide. Our Let me move back up. Yeah, I know. Spoiler alert for sure.

Back up. It's not going up. Oh, there we go. Moving forward. So, here we go. Down here at the bottom. Careful not to touch it again. that you can see the existing fee here for TIS zone one, which is our downtown area here, about $2,800. It's going to about double for the downtown. We do have most of our projects identified within the downtown area for the next six years or so for major improvements for down here. So, that fee is going to increase to accommodate that. And you can see that the TIS zones two and three, it's only going to increase about $60. So that is the proposal. So if you had one trip, which is essentially what it is for a single family home in TIZ1, it would be that $5,600.

That's what you'd be looking at. That would be for a single family home. Okay. Correct. And that's typically a pass on cost from the developer to the purchaser. And that's if a new home is being built. Correct. And for every unit, correct? Yes.

And then ADUs are 50% discounted. So if if I may, so you have um uh the the permitting for downtown uh you feel solidified for the next period of time. So, is are these new fees to those developers or are these already negotiated fees? Are they able to to absorb this new fee structure? Um, or have they already gone through the permit process?

So, impact fees don't vest. They are what is in place at the time you pick up your building permit. So, at the time you pick up your building permit.

Correct. or it's submitted and you pay for it during that review, you have to have your building permit in. So, if someone doesn't have a building permit in and the fees were to change, they'd be subject to the new fees. So, the um um development that you're envisioning that you just commented on that is already um uh in in process. downtown for example, any other part of the city you can put into play at that point. Um those people have already vested with the current structure. Anybody coming behind them will be this new structure.

The one I described does not have building permits in place at this time. So they would not be vested. If you're referring to the grade road development, if that is your example, they don't have building permits in. So, they'd be subject to the new fee.

Thank you for the clarification. So, next steps are that I would like to ask and take a poll from the planning commission because I do plan to go to the city council for a work session on April 21st. But then the next steps would be to advertise for a public hearing to come back before the planning commission in order to get a recommendation to take back to the city council. So with that, um, I have a date of May 6th is a potential date. So I'd like to see if we could go around if that works, if we would have a quorum here at that particular meeting. That would be my request. Uh,

yes, I'll be here. Commissioner Martin will be here. Commissioner Jennifer Davis, I will be here. Okay. Um Amy Lwendowski will not. You will not. Okay. Amy's No. Okay. And then I have Commissioner Der LRI conference that week. Okay. So you're you're out. Okay. And Commissioner Connor Davis will be here. You will be.

We do. Do we have Oh, just waited. All right. Is there any further comments or anything that you see regarding consistency be between the currently adopted comprehensive plan and any revisions here? If you do notice anything, please let me know. You can always email me your comments or let me know. But really, that's what we're looking for is consistency between the proposed and what's adopted currently. And with that, that concludes my staff presentation this evening before 6:30. Thank you, planning commission. And have a wonderful spring break.

No. And I have your ducks in a row. Break into that. Your ducks are in a room. I do. I just took that last week. I never see them up there. And they were up there. I saw two ducks on the u the zitter building hit at London Park on the rooftop and I've never had I Yeah. Yeah. I was I was surprised. Is that an omen? Well, thank you and I wish you all a good evening.

Okay. Um this is Commissioner Wharton. So, does let's let's put it this way. Is does anyone have any concerns? Uh I as far as I'm concerned I I I think it looks great. Uh I don't see anything not wrong with it. So I'm curious to see what it comes back from. Yeah. Okay. Okay. I'd love public comment. I hope for some.

Yeah. Uh I do have one other question. Um I think this list of um of all these projects I have seen bits and pieces of this before and this it's I'm sure a lot of people would be really interested in this. Is this like six-year plan? Is it available uh on the city's website? It is. Yes, the current one is on there. If you literally type in sixyear CIP, it will pop up. Okay, great. And it's the to 20 3031 currently. So then we would be updating it this year. Is that a moving window? So like every year every year every year it gets refreshed. Cool.

Yeah, because we definitely see things happening on the city, especially around here. Well, it is and that's why you see just the changes in level of service and growth and that's why they make it and they recognize that in the RCW. This is my love item that in the RCW for that annual adjustment is to update it. Yep. And uh I saw that there's the the sidewalks for the 117th are planned and much for much lower priority is the for 116th. So I'm assuming that the the idea of having the two one-way streets that's been abandoned.

Okay. All right. that can take their signs down. Quick question actually on uh the specifically the Hartford Drive connector, that neighborhood connector. Um that's one that I'm regularly on running or walk-in and uh the if there's a multi-use path that's going to be installed, will there be some kind of physical buffer because people drive very fast down there. um some kind of physical buffer for folks um to separate the multi-use path from like how it is in on 20th Street. Yeah. Uh is it 20? No, not 20th Street. South Lake. South Lake Stevens.

Thank you. South Lake Stevens Road. Yeah, that's another question I've got. So, I don't recall if there is or not because I know there's a multimodal path and then I know there's lighting proposed. I don't recall if there's a barrier. I can research that and let you know and come back at our next meeting if there is a barrier proposed.

Similar for a lot of those um these spots in Lake Stevens where there's quite a distance with any without any stop sign. Um 20th Street Northeast is another perfect example where people are flying down there um when they come up Mount Pillchuk as they're heading west um or they're heading east. So just a any um and you know take best practices from other municipalities uh that I know don't have those types of um of protective barriers in any in any way but there's just a lot of um public um say like you know just education of the public about like a the shift in um culture of the city more pedestrian friendly more bike friendly um instead of making these huge investments in different types and styles of of a multi-use path is because I don't think that people in Lake Stevens know that pedestrians have a right away. I'm pretty sure that they don't. Yeah, that is on the record. Pedestrians have it right.

Yes. Thank you. Okay, great. Um, so let's move on to the next item. Uh, I guess we'll go to commissioners reports and we'll start with Connor Davis.

Uh, yeah, just really comment that uh with Mayor Gaye um heading off to uh to Idaho. Uh, you know, it's been really a pleasure getting to know Mayor Gayy over the last handful of years. Um, you I mentioned it at our Rotary meeting last week. Uh, you know, I've worked in politics for a long time and I haven't met someone who is so like uniquely open to really any dialogue with any constituent. the number of people that I'd meet around town that have personally had coffee or had a text message responded to them. Uh it leaves me thinking that there are some pretty considerable shoes to fill in League Stevens when it comes to that sincere approach to uh to you know holding office and what it's all about. And it's uh that open the open lines of communication that uh I really hope uh as our city council has a decision to make uh that they ensure uh that that legacy I really think that Mayor Gaye established that that is seen you know with the the next mayor. But uh yeah just really appreciate his service uh to the city and that's all I got. Thank you.

Commissioner Lowki. My turn. Um, I had a chance to attend the North Cove Marina uh, community engagement night that was put on by the parks department last week. Um, it was well attended. There were great representatives from um, the designer team as well as fire and police and um, it look there's a lot of big decisions to make, but I'm so glad that they're taking the the good steps of engaging the community and things. Um, the same night actually, Commissioner Connor Davis, who are you? you're Connor David

and I attended um the Cavalero Middle School had a presentation put on by the teachers. It was called the power of one and it was just another great community event where everyone came together and we were able to listen to a public speaker who spoke about his father's encounter of um helping refugee children refugees um move into a different country to be safe and it was just really inspiring. I just love that our community um supports events like that. Um also um the YMCA of Snomish County is on record to raise $1.7 million for the county and to give back services. And um we're going to celebrate that accomplishment tomorrow night. So I'm really looking forward to that. And I guess go on record and just say it goes without saying that um yes, Mayor Gaye will be very well missed in this community. Commission Oxford.

Thank you. Very briefly, um I would commend the uh neighborhood um on 116th 117th for being so diligent in uh speaking up for their community. Uh there was a cost that the city incurred to bring in uh consultants to do that. Um, I think that they were very vocal in their opposition and why. And I would I would love to see more involvement like that. I thought they were organized and respectful and um I encourage them to keep any signs that they want to keep up as long as they want to keep them up. Okay.

Um on a second note, uh there was a newspaper article that came out in the Herald over the weekend. I returned home to read through it. It was informative. It was disturbing. It talks about some of the um development that's going on in Snomish County, certainly not in our city. Um but is a um lead into our discussion tonight and how these fees and nuances and small details somehow um uh get slipped through the process. I would encourage anybody who wants to go back and read that. Um, it's not an indictment necessarily, although sometimes it is, but it's a cautionary tale and I don't want to be there. I don't want to be listed there. I don't want to be a commission that ever has a stain of anything that is being conveyed in Snomish County. With that, I concur with you. Mayor Gaye will be missed. Commissioner Jennifer Dwis.

Um, I don't really have a report, but I did want to make a comment on the how exciting the six-year CIP is to view. And I think I would encourage all of us to I want to say social networks, but I don't mean actual social online or maybe online, but sort of like push that information out to our spheres of influence. Um, I know a lot of people uh in my um daily life, we often talk about what's going on in terms of planning and development in Lake Stevens because they know that I sit on the commission and this is just such a great way to talk about all the exciting things that are on the horizon. I cannot wait to have a sidewalk where I jog. So great.

Yeah. Well, speaking of things on the horizon, I uh I'm very excited about the uh the announcement today about draining the lake and pulling out the you know, I uh I saw that today and I told my wife and she actually believed it. Parks did a great job. But yeah, I think that was that was great. Uh, you know what's funny is, uh, looking at the comments on Facebook is, um, you know, it's it's a joke about draining the lake, but it's true about the train being in there, and people didn't some people a lot of people still know that there is a train in the lake laying on its side. Yeah.

Yeah. But it's it's under like 20 or 30 feet of muck. Yeah. So, there's no Even if you drain the lake, it ain't going to come out. But they did radar. Well, they did. Yeah, they did. They did radar or sonar or something years ago. The Navy did and confirmed that it's down there. So, yeah, you can't dive down there. You couldn't find it. Too bad. But yeah, other than that, that's all I got. Looking forward to it.

All right. I just wanted to uh share my appreciation of Mayor Gaye. I had the good fortune to work with him uh uh in his previous uh life um as well as here at the city. and uh I know wherever he goes uh his vision and his tenacity will be appreciated and I'll certainly miss him around here. So I wish him all the best in his next adventures. All right. Thank you. So right, director. Yeah. Thank you.

Um I don't have a lot for you tonight. Just we're trying to um plan out what your schedule's going to look like for the next few months. So, what our goal is is to work through the sub area plan updates first. So, you'll be hopefully seeing one sub area per meeting like we've done when we go through the comprehensive plan. Um, as we get finished with that, getting into summer, Dave should be all geared up to bring the 2026 comp plan to you for your evaluations. First part of that is going to be the pros plan um to update our parks and recreation element. Then you will see uh the next update for the capital facilities and we'll also have the school districts um updating their facility plans that we then integrate by reference into ours. So that's kind of the cadence on the comprehensive plan. Uh the next code amendment we hope to bring back to you is the critical areas ordinance. Um I think we have some pretty good direction at this point. So wanting to get that to hearing um sooner than later and then we have to start the kickoff of our various other code amendments that are on your your work program. But I think that's what's going to take us through at least into into June.

So I have a follow My apologies. I haven't followed County. Have they solidified their critical areas yet? Um, they are under appeal for their critical areas ordinance. Okay. And we are not Well, okay. I answered my own question before I asked it. Thank you so much. Are we anticipating a meeting in two weeks? Christine, where are we at? I will have to check with David and see if he's prepared. He wanted to bring you just an update on the critical areas update. So I would anticipate it would be a study session for that. Okay. See if Troy is ready.

Sub areas. Yeah. Just just curious. All right. Um do we have a motion to adjurnn? So moved. Mr. Connor Davis seconds. All in favor? I. Any opposed? We are ajourned.