Planning Commission - Regular Meeting

e e e e

e e e e

e e e e

all righty I'll call to order the 124th regular Planning Commission meeting for March 18th at 701 could you take roll call please yes one second commissioner Ivy present commissioner Valerio present commissioner Peters present commissioner rice Swig present and we have a quorum we have a quorum and we have excused absences for um commissioner tan and commissioner steer they called in and said they wouldn't be able to make it perfect thank you um as usual we do have a pness of fairness Doctrine on our um opening items we are not making any decisions tonight so I'll take us to opening public comment I don't see any public in the room is there any public online line there's not okay perfect so then we can consider the consent agenda there do you sorry do you want me to do a reading of what's in the consent agenda sure okay so we would be approving the minutes for March 8 um approve the agenda sorry for March 18th 2025 approve the minutes for February 18th of 2025 um are there any questions hearing that i' entertain a motion commissioner rwi motion to approve uh commissioner iy second thank you we have a first and a second is there any discussion all those in favor of

approving the consent agenda signify by saying I all hi hi any opposed sign and that takes us to our regular agenda item of the comprehensive plan periodic thank you uh commissioner um so we have been working with the county on the land Capacity Analysis methodology the last several months um and also the population allocation um since we last met we um I think we've come to a pretty close um finalization of what will be will be taken to the uh County Commissioners for uh ratification and then we'll have a final document basically that we can then run and do our land Capacity Analysis on we let met last month and kind of gave you a little crash course into that and um uh what's attached to the agenda tonight is is a memo from the county kind of outlining the we settled on a 73,000 population allocation um for the 2046 plan period um and then there's that ha uh tool um the the uh method c um that the County's filled out um we have um the opportunity to comment on this final draft um uh which is due March 25th which is this Friday and then um on the 28 uh the uh county is planning on take March 28th they're they're Distributing that for the final docket um to the board of County Commissioners and then

tentatively uh April 8th the County Commissioners would um would adopt the final methodology in the population targets um Justin barlocker with JB Engineers is on with us uh and he has a PowerPoint presentation that he's going to go through uh the kind of breakdown uh the spreadsheet that's in there um kind of high level breakdown of the spreadsheet for the land capacity um analysis and population allocation and um so with that I'll turn it over to Justin if you guys have any questions feel free to interrupt as we go through um we want this to be collaborative and um so Justin you there can you hear us yes I can awesome couldn't hear you at first and so that's why I had to log out and try try to log back in a different way so um do you have a copy of the PowerPoint or do you want me to go ahead and share my screen um we go ahead and share your screen I think that might be easier for you to roll through it than us moving trying to anticipate your pace okay sounds good get it opened up here

sorry about that okay can you see that now no we yep yep it's popping up now okay yeah so as John mentioned um tonight we're going to go through the the proposed line Capacity Analysis that um the county is is proposing we've met with the county I think three or four different times both the the County Planning uh staff the city of College Place staff city of um Wala and and Waitsburg as well as well as all of their Consultants um to discuss the land capacity methodology um what we had before what some new guidelines from the state are and then what the what the jurisdictions wanted to um use going forward for for this plan uh plan cycle so I'm just going to go through what what the process is from here on um that we're going to use to go through the landan Capacity Analysis um after we get final approval we'll get started on this I've done some preliminary um analysis that I'll show at the end of this presentation um but it's pretty high level at this point um kind of show you some of the things that um that are discussed throughout the methodology of issues that can come up and throughout the process so and as John said please let me know if you have any questions along the way um we did we talked about land

Capacity Analysis a little bit in in the last last month's meeting um but basically we have five different sections and and how the county is proposing it um I believe in your handout it has has the spreadsheet or you were emailed the spreadsheet with this U methodology and and we're going to summarize it today but there's a lot more detail in that spreadsheet um if you want to um get into the nuts and bolts of everything but they've broken it down into five different categories um one is Define the study area in the data set that's going to be used for analysis uh next we we'll go and calculate the developable area um within the city limits um and urban growth boundary for each parcel identify which Parcels are developable um then look at the land Capacity Analysis for different partial types um then determine your net developable area that you have within your current city limit boundary um and then looking at your um growth calculations and and employment calculations I ify what your total capacity is for growth within your uh existing Cindy limits and then from that you'll determine um where what um amount of of land is needed for future growth um so we'll just go into each each of these five categories um we have separate uh slide for each of them to kind of go into the different categories and um and things we'll be looking at to determine each each one so first we will

Define the study area of the data set so this is determined um we'll be using the current city limits and and urban growth boundary um of the city for our for our uh analysis and then the the base point in time um so as as communities grow every year we do um zone changes and land use changes and so for this analysis we're making a cut off point of December 31st of 2024 so anything that's um was approved at that point is what we'll use forward um in this analysis and that's the first the first box the second um stage is then the calculate the developable area um what we'll be using is parcel data from the county um and this parcel data has has a lot of information in it from valuation Improvement value of a property um zoning designations lot sizes um partial legal descriptions ownership we'll be using a lot of that information that's within the assessor data to help uh make some informed decisions about which Parcels should be in or shouldn't be out the next stage will be looking at pipeline development and pipeline development is kind of defined as any any development that's been proposed that's either um that's been vested um between 2020 and 202 25 so if that's a short plat or a long plat uh subdivision um or you sorry a preliminary plat

that's been that's been submitted and approved um but they haven't done a final plat on it yet those those lots and and the development strategy for that site is still going to be vested and and it's considered as a pipeline development um we've also added a section in there that's um gives a jurisdiction the ability to to look at pre-application projects so um if a developer is actively been talking to the city and meeting with them and and knows a project that they want to have maybe even has some conceptual designs um densities for that development those can be considered a pipeline project too so an example of a pipeline project that we've been working on is with the the Lakeside uh group um out of this postf Spokane area they they have the um uh mckernan property um which is south of M um near that lift station uh near where the new School site would be um there's about 130 Acres that they have there that they want to do 924 units on um so that's about seven units to the acre overall but they want to they're doing planning on like a mix of uh different housing types so single family and multif family town home and duplex so so those we would we would include that in a pipeline development um the this The Villages of Garrison Creek the phase that's being built out right now would be in that pipeline development um for vested property projects already um we can also uh consider pipe BL uh commercial projects that we've

that we might have um a An approved um site plan on or approved PUD like uh the development up off of Whitman south of of Home Depot we have the 180 unit apartment complex but the other half of that 20 Acre Site is a mixture of different commercial uses so we can we can also factor that in okay all right yeah so then um next we look at any easements um or any other incumbrances on on properties um that would that would not be developable um and so those those those areas and Parcels would be not necessarily the the whole parcel but specific the areas of the easements would be removed um from that parcel as far as uh being developable see Sor um after that we would look at publicly owned land and tax exempt properties um and those would be considered as a non-developed non-developable parcel as well so that would include parks schools um the university property um would also uh fall into that category as well as the likelihood of of development of those Parcels are are are low um any any other type of Maintenance or or city-owned property um would be removed um or if the um the state or utility company had had property as well those

could be removed from the analys is um then there's a there's a section in there that allows you to look at lands other lands that could be removed um that would include um gas stations and Condominiums um and then any other specific types of developments that that are unlikely to develop or redevelop um some of the reasons for adding the gas stations and Condominiums um in the literature says um and we'll get into it a little later but the value of those units are is typically not as high as as the land especially at a gas station the land value is sometimes is higher than than what the the structure value is and so but the Redevelopment potential is is pretty low the next item that that is looked at for removal is critical areas so any steep slope Wetland floodway areas um those would be removed from a parcel um and it would just be the specific area that of the critical area that encumbers the parcel that would be removed um from analysis a question about that last part about the term floodway how do you define that like what um what severity of flood are we looking at here these would be items and John you can clarify this but what's identified in your critical areas ordinance um as far as blood way I don't know if wala wala has a specific blood way um designated or a college place I'm sorry

um we have I don't we have some most of ours are in either a 500 or an area C which which is not mapped or impacted by floodway um so I yeah there's very very small area that might we might have a really tiny area that's in 100 year but it's so the 500 year you can usually build in it's the it's a 100 year that is usually but we would follow what the critical areas ordinance um has identified and mapped for those um and then in addition to critical areas um depending on your regulations um there's a there's a buffer area um beyond what the critical area covers um that could be removed as well um and then as we identify all those um vacant parcels and and and Parcels that would be removed then we can identify what the actual developable area um and developable potential is for each parcel um by Zone within the within the city so that would complete this step and the next step is to go through and identify whether a parcel is considered

vacant partially used under utilized or is fully developed um a vacant parcel is a parcel that doesn't have any development on it or has a building value that's less than 5,000 5,000 so the structure on there is is as a low value um the next category is partially used um these are Parcels that are a larger parcel with um typically a single family home on it that potentially could be um subdivided or or short platted into in into multiple Lots um and they've identified this there's two different type of categories [Music] um one is the small small lot partially used and and that's a partial that could be based on zoning requirements of minimum lot size but it could be developed into um 3 to eight additional Lots um and then there's also a cavey out there that some of these larger homeside or larger Lots might have a a really nice house on it or you know more um which would make it more unlikely to develop uh to redevelop and so they they did give a caveat of removing Parcels that have an improvement value that's greater than the 93rd percentile of the jurisdiction's Improvement values um so that could um take out some of those those higher higher use um Parcels that that are on a larger

lot um and then we have partially used um large lot and that is a a large lot with an existing use on it um but the the size of the lot would allow for eight times or more um additional Lots based on the minimum lot size um there is a little bit of we we did have a lot of discussion with the county um to be able to make some some justification decisions on on different Lots um this is something that came up before um and that would be based on right away and access to a lot whether or not you could um get direct access for some of these smaller Lots um also if there's direct access access for utilities to these Lots if if it's going to be um a big burden to extend utilities to um to some of these partially used lots that are identified uh that could be justification to not not consider them as as partially used I have a good question on this process it may be just for my own education um but what level of of Engagement if any happens with this determination process with people who own the property or is it just being done purely off of like this is the size and this is the building that we see present because I think there's probably a difference between size allowing for development to happen and owner willingness to do so right do you want to take that or you want me to John why don't you give us go at it and

I'll CH in as needed um typically the process doesn't include the land owners at this point um as we'll go further into the presentation there there is some allowances for [Music] um for knowing that some property owners don't want to develop and so there's some um there's a graduated percentage um that we take out for non-developable Parcels um and and as well as like a considered a market Factor knowing that not all of the parcels in the in the community are going to be um developed in the future so we don't typically when we're doing this analysis part we don't typically engage with property owners it's it's a it's usually after we've done the LCA and we are if we determine that we don't have enough capacity within our existing City Limits and within our ug that we then have to figure out what properties we want to approach to bring in and that at that point I mean we we are talking with some properties that we know have interest in coming into an urban growth area and developing but um most of this analysis has to do with what's in our existing City Limits and then uh the UGA so this is my first comp plan so if I'm getting too far into the weeds let me know but what I feel like I'm hearing is we would make the determination on if there needs to be additional ug acquired based off of the capacity which we're determining based off of the size of a property you're without knowing if a property owner

would be willing to develop so we could hypo pathetically choose not to pursue um picking up additional ug under the false understanding that we have the ability to develop land that's already in the ug okay yeah that that's how the process is and like I said there's there's some fallbacks um that will'll go go with to um consider non-developable parcels um that will give you some buffer for future growth and that also accounts for a market Factor um as well um in the bottom bottom left we have underutilized that are looked at those those are typically more of a industrial or commercial type Zone that um might have a single family home on it um or just a structure that's a less intense use than what's that's allowed under the um under the current zoning designation and then fully developed is just a parcel that's that's developed per the code and and is not likely to be developed um be redeveloped at all and those will all be removed from the analysis uh so this is where um we get into the deductions that we were mentioning before of um taking out as we identify all the the developable area then let's

look at you know taking out some deductions for for partials that likely won't be developed um or has any other issue with it so a vacant parcel um we would consider that 15% of those would not be developed um we talked about the small lot and large lot partially used lands um that was on a different scale so 25% of the smaller lot partially used would not be uh developed and 15% of the large lot partially used would not be developed and those would just come straight off the top um for those designated lands um then we have underutilized Parcels um would say 25% of those would not develop um and then of the raw land [Music] um the raw land for vacant development we can take out a certain percentage for uh roads and utilities and um future Parks uh and other future types of um public space whether it's a another school or another um public development um so that would be be between 15 to 30% depending on the circumstance of the Zone um the density that you would develop uh what the road standard is and what we've done in the past is looked at um what current development Trends have been um to help determine what that infrastructure deduction would be um and then coming back J was that supposed to was that supposed to say 15 to 30% uh that probably that might be a

typo there that's a big swing if yeah that would be a deduction for like what's necessary for Road R away right they do have 15 or five to 30 but we need to clarify that's one thing we should probably clarify I wonder if it's supposed to be like 25 to 30 because even even 15 seems way low for yes infrastru structure deductions yeah yeah 25 to 30 is usually more typical typical number so would a would if a storm water SW be included in in infrastructure deduction yes okay yeah any public non-developable um portion of a development would be would be part of that infrastructure deduction clarification also Parks how would they fit in there if we they were required as part of a development um that considered infrastructure yes yeah so for instance if if we have a requirement of you recall what the requirement is in our what we're proposing in our Park plan for development um a contribution towards parks and open space I do not I want to say we Ed our current

development standards say like a a th square feet per dwelling unit needs to be dedicated as a open space so so like a yeah so you know I think the the development of um The Lakeside development I think they were looking at I think it was going to need to be around 20 acres of Parkland developed based on the number of dwelling units that they were proposing so so that's significant MH so typically what I've done for these is is looked at a few um current developments that have happened within the um within each jurisdiction and then calculate out if we're close to this number or not um and then you know taking out all the Public Public RightWay and and other dedicated lands um s for SES and other um and just do a do a check on whether or not this um 25 to 30% is correct and if not that's that's another justification item that we could use then the last item here is the buffer dedication um this comes back from the previous slide of looking at what the buffer requirements are for different uh critical areas and the percentage of how much of that land um could be um non-developable and taking that that portion out and that's going to vary depending on the critical area and the

location so then as a result we will get our net developable area um which is your the total developable area that we start with and taking out the deductions and Market Factor after that we'll go into our last phase of identifying the total capacity um and what we'll be looking at for that is um what the residential density is for each Zone how much vacant land um or developable land we've identified for that zone um to determine what the capacity is um and then um doing the same thing for for commercial commercial land looking at the floor area ratio and and the developable land available for that what employment capacity is um population capacity and [Music] then so what's what's available and then what's proposed um for for New Growth and then at the end we'll get our growth uh comparison um which will compare the Capac capacity um that's available to the projected growth and then we'll identify whether there's a surplus or a um deficit um if there's a deficit then we need to be looking at areas of what what's where the deficit is um what can be done with current zoning and then also where could that future growth go and that's what John was was identifying earlier about um at that point we would be reaching out to

different land owners and and um look at where potential development Trends um and where utilities are for the city and where you'd want to go Justin do you do you know what like people per household what the number is we're going to use for determining what our capacity is I think it's in the 2.4 range I recall seeing um and that that number might change a little bit because with with the state housing uh tool they they've done some long-term projections on what housing Trends are um and they're they're identifying that in the in the future the housing household size is going to decline a little bit so I think it's around the 2.4 range do would we use multiple numbers based on the housing type we're planning for so would we use a lower number for like apartments or is that just an average across the spread of different that's a great question I we need to that's something we need to to clarify with the planning team okay yeah that's a good point of identifying different housing uh or population size for household for both single family and multif family and then whether we're using current Trend or future Trend what is ACS that's American Community survey oh

right um so that's similar to to the census they it's just done more often and typically you know looks more at the housing and the people yeah if I remember right the um Regional Housing study uh utilized the ACs pretty heavily um it's a seems like it's a more robust look at at actual actual you know real real stuff yeah and as you mentioned we'll we'll be looking at that housing study as well as we um get into this analysis um couple other studies that John and I discussed today is the um Martin Airfield uh study as far as the economic analysis in that um what employment growth anticipates and then also the said study that the city is doing we'll be utilizing some of the information from that um to look at um the future growth patterns and and needs for um commercial development and Industrial Development so those two studies that Justin just referenced um our edtech uh committee is kind of overseeing those projects and um one the one is the Martin Airfield study and it's looking at what the capacity is at at the Martin Airfield property for um commercial light industrial activity out of that property and then the saids I can't remember what the Acton room is for that but it's a it's another

um it's a um comprehensive Economic Development yeah so it'll they'll be helpful when we're trying to figure out if we have enough employment capacity and we will bring those final documents to you guys as part of the comp plan just in terms of you won't oversee or be asked to adopt them but we'll use them in the in the comp plan so this is the completion of the the land Capacity Analysis portion does anybody have any other questions um before we proceed uh I do not have any okay I think we're good okay all John do you want me to jump into the the map that looks at some of the vacant lands now or or complete with the the population discussion um well yeah go ahead if you want to pull up the map that you were working on this afternoon just kind of because that does kind of tie into what you just talked about yeah yeah so can you see this the map now no no okay let me stop sharing and then reshare that that screen how about now yes

okay Justin can you zoom in now so it's a little bigger if possible yeah yeah okay so this is this is just an initial real quick look um to give you kind of an idea of of what we're looking at for the developable versus non-developable um lands and then kind of some of the process that we'll have to go through um John and I and our team will have to go through to to take out lands that are that are inadvertently selected or identified um and then you know narrow it down to what's actually um developable so through here I have several different categories that I that I put created so the red is the the land that's less than $5,000 has a Improvement value of less than $5,000 and you can see through here there's there's a lot of different rways through here um some open space I think through this through the parks here that we'll need to to go through and take out um but there are some other properties um over in here that that we'll have to look at and evaluate and make sure that those are those are accurate the block is identified as as the current vacant Parcels um so those are scattered scattered throughout a little bit um there are a few different

rways um that did show up in here that we'll have to consider and take out um especially yeah right down here by by Walmart is showing up um and this right away here so well we'll go through and clean those up um and make notes and identify those um the other colors are roads um that were considered they were labeled as vacant um but we knew that it was a rot or RightWay so um classified that other items that were labeled as vacant is public uh public land and um went ahead and classified those now so here's part of the the school um this is the the lift station uh for the city uh a few Parks here um that were considered classified as vacant but we'll take those out U because they're public use lands and then also the university is this purple purple color here so if if we take those um the road public and University out then we we kind of get down to this core Court area um so really the two areas of the have some bacony is over over here on the the East Side by my road and then as we whoops as we come to the South this is that property that John was talking about that that um The Lakeside Development Area um that will be a pre-planned um project and then as we come up here to Martin

Airfield this is some some residential that's that's being considered for future development as well but overall you know as you look at it there's not there's not a lot of area for for future uh future growth at this point you know we have these two these two larger Parcels um and and this area up here but other than that um that's where the future growth is projected to go um unless we can get some more land [Music] um more land available of those three areas so the black area up by Home Depot is what I was mentioning earlier we are still actively speaking and and have there's approved plans for the vill Villages at Fort W Wala apartment complex so that's 180 units on 10 acres and then there's there's the commercial stuff that they have conceptually sight planned and approval on um and then the Martin Airfield property that's in red that part that's in red is is residential most of that and we the way the LCA is is written we can consider preapplication meetings in the pipeline projects so we have actually had preapplication meetings with um with faren um with the company that owns that land and so we we have an idea of what kind of densities they're looking at um

for residential in there and we have a draft development agreement that they that they submitted and we've commented on so we don't have an application but we have pre-application type of conversations that we think we can include in the in the pipeline which would allow those big pieces for us to pull those out of the analysis so that you know we we then we have less and less stuff sh that we're showing you know within our as capacity for future buildout um so that that's good um that'll that'll work in our favor to have discussions about you know other ug Urban growth Area Properties that we might want to bring in okay I just want to clarify what I think I heard there so the pipeline properties will uh will add a lot of housing capacity like the Lakeside project I think you said 900 units to something people per house so a couple thousand people added there and we expect like 4,000 people added to the city in to 2046 or something roughly so it seems like the Lakeside project would take care of maybe half of that but we want to find space for 4,000 people somewhere else so the pipeline projects are not counted towards the growth targets did I understanding correctly that's the way we're understanding it and just and correct correct me if I'm wrong but that's the way I'm understanding it yeah that's the way I was understanding it too there I did read some language a little later today that we might have to incorporate some of that back in um as we look at it but we need to get more clarification on that we're we are trying to loosen um the housing market up a little bit here

because it is so tight right now um and we have you know essentially you know less than a handful of developers that are kind of holding on to the land that has development potential and and you know we can only do so much to to encourage them to actually you know start building things so and and so that knowledge would inform the factors we saw before about the likelihood of things being developed correct right yes it but it wouldn't necessarily be see like these are two very large Parcels um so I wouldn't necessarily just pull out those Parcels but with a portion it takes out um a portion of the total area so but that's something that we need to consider as we as we move forward that a lot of your developable land is is tied into two two land owners um and you're kind of dependent on that at this point oh it's almost all or nothing if you don't have very many decisions at play yeah so at the in our next meeting you know we will be further further along with this and have a um a more detailed um analysis prepared for you that shows where um which Parcels we have taken out not considered and and which ones um are have been added um based on whether they're um

partially developed or um or underutilized so we those Parcels might be added in here at some point but um for the most part this is the the vacant Parcels um that the city has right now all right anybody else have any questions I think we're good okay I'm going to stop sharing again and then go back to the PowerPoint that I had we just had a couple more slides here that goes over the um the population um proposed population growth rate um and then the housing housing assumptions that that are being proposed um at the last meeting um I had shown some of these population numbers and we had asked the county to go back and review them um again so between the year 2020 and 2025 the population rate declined and so what when they included that in in the their analysis they had a lower uh future population rate and we asked them to go back and look at um from census population estimates um from 2010 and 2020 and even if you went back to 2000 to 2020 um the growth rate was pretty close

to the same um between that time period and the 2010 to 202 20 um and so the the population rate per year um that we identified was uh 647 um and if you grow that out for the next 20 years um based on today's population estimate um we're looking at a a future population of the county of 73,0 12 uh the previous estimate was uh I think it was 70 in the 71,000 range um so this helped increase the population or assume population for the county um which um also then will fall into increase housing need um and uh for each jurisdiction so from that 73,4 uh projected population we looked at um how that's going to dis be distributed through each count through each jurisdiction within the county so the state gives you gives the counties a leeway um they'll and identifying what the population um projection is going to be and then also how it's distributed um uh previous analysis methodology for this was to take to take your um percent share that each city has of the County population today and then just apply that to the Future population growth um we recognized that there was the college

places is historically been growing at a faster rate um than the county and and the City of walawala and and the other cities within the county so we requested that they uh look at the the future percent share um and look at the you know the current growth rate of each community and and adjust the percent share for that future growth um so as we did this um the we got the future growth um for college places being 13,000 320 with a 177% or I'm sorry 18.21% of the of the total County share to where in the past it was closer to the 177% uh share so we we boosted that a little bit um so this is the number that we'll be using um for the PO future population um this 13,320 and as we discussed in the in the last uh meeting the state has come up with this new housing for all uh planning tool that that's being required for us to use for um identifying how many types of housing units need to be not not in addition to the Future population growth but also um identify housing units by type um that we need to address so in the past we would typically just use what your future population rate is divide that by um you know household size and determine how many units that

you needed um this this tool takes another step forward is another check of these are also the types of housing types and units that that need to be account for so in this tool um we put in the total population rate of or population amount of 73 um 112 um that goes in in up here this portion of the of the spreadsheet identifies the the existing total housing Supply is 24580 and then the future needs um will need an additional [Music] 4,299 throughout the county um and then in this chart is where we identify which what percentage of those housing is going to be within each jurisdiction and what has been done is they they've put in from this previous slide um the % share here that's identified has gone in um for the the city portions here and then the county portion has been divided up into the Burbank area and then also portions of the ug that are not Incorporated uh got an additional amount as well as an overall amount that goes to the to the county as a whole so we are still looking looking at these um numbers that are in tan uh to see if they are compatible it seems the amount that the county is getting seems high uh so we just want to

do a cross check on that to um see if it's correct um the way this tool works too is since the county doesn't have the the infrastructure to handle High intense development such as apartments and multiplexes most of all the future growth um will go into single family type home developments um and then the multiplex and and apartment units would be then um push to the to the local jurisdictions that have the utilities and infrastructure to to handle that type of development so that was the end of the presentation that I had um is there any questions regarding the population and the housing [Music] forecast uh yeah question so apologize a little hard to read not very familiar with the spreadsheet although I did see it last month does it say that for a College Place total units allowed is 700 something yeah yeah 781 sorry total units allocated 761 those are housing units correct yeah okay from 2020 to 2046 761 and we have a project okay so that's well yeah 781 plus another 85 from in the current ug um that they've they've allocated as well

sorry um yeah so I just I was just um yeah so we have a pipeline project with 900 units that seems like it's going to help a lot yeah but again one thing that this this is showing that a lot of those units are going towards single or multif family um and that's a balance that we need to work through as as we get go through the the next phases of the project is how do we account for what's being identified in this allocation versus what the population is and the housing uh household sizes and balance the three of those together am I misunderstanding because when you asked the question I I I would have thought we would need the number to be higher than 900 to account for that develop am I misunderstanding or like is a lower number better we want the number to be higher as we can yeah okay thank you the the other thing to just keep in mind is just because somebody has a a pipeline project like that they may take longer than say this 20year time frame to build it out or they may say hey I'm only I'm the only one that can build in here and

not everybody wants to buy from them so there's some Market forces that kind of Drive some of this as well correct that's where we had that deductions page that that talks about different Market factors and stuff that not all of that property would be developed in in that time frame right so what I hear you saying then is that it's possible for that pipeline um project owner to kind of slow roll the project so that the the supply is in their favor yeah and and this gets reviewed um I think the the new timeline now is every 10 years uh for a an update like this um but but the city can go through and and and review if if the city starts developing you know really fast um that'll provide some justification to go through and and update this as well I think this is another for my education question but what are the impacts of these numbers so like if we say the final accepted number was the 781 is that a limit or is it just this is what we were anticipating but we can go beyond that in the that planning Horizon if they magically chose not to slow roll a project you would have to make sure you had at least that much within your future growth areas for those for these specific housing

types okay and um it's the question can we build more than that yes yes we can't if we if we have the capacity yes we can build more than that um the question is is can we you know can we make a developer build a certain housing type no we can't um so we're shooting we're trying to you know like provide enough Zoning for these all different housing types you know so M multifamily for for the that Z to 30% um and I mean most actually everything up until you get I think into the 80 to 100 is is considered you know multif family of some sort um but we even then you know we can we can provide all the sort of zoning um make the land available for certain different housing types but we unless we unless we change our development standards that say you know you have to you know if you want to be in this multif family Zone it has to be this you know you had to have to meet a minimum density and and increase that and to greater than what it is right now but at this point John your your zoning code doesn't have a minimum density requirement yeah that's that's correct that's not so even if you had a a zone property for for Multiplex or you know higher density development they could

still do a single family home development on it um based on what the market fact the market rate and Market needs are in the area the main purpose of this of this table here is to make sure that there's enough variety of housing types um available or the potential is there for them to be developed if if the need was there and the whole point that the state's trying to do is get more affordable housing um whether or not this is you know and this is a a blanket wide um tool being used so correct me if I'm wrong but kind of to address what she said earlier the goal and what John said the goal is is to have a higher number of needed that then allows us to look at annexing other parts into Arbor you know from the urban growth area into the city to be able to develop those down the road correct yeah to provide you know greater options for development to happen so that we're not so relyant on you know one or two property owners that you know may or not may or may not even be a developer um it could just be a big landholder um so that that's where I think Justin and I getting a better understanding of how the this um pipeline project um how that will factor in because you know

having to plan for 900 units uh if obviously we that that is not not going to be very challenging if we have a developer that's working on you know doing just that and we don't know what they're you know what their um buildout time frame is so you know you want to you want to still have some other developers that are working simultaneously um you know because it it could take 20 years to build out 900 units um or they might do in 10 which would be great as long as we can put people on those houses right those those units um so yeah I'm I'm curious to to talk with you more Justin about how that how the pipeline projects are going to work out and yes will will work in our our favor well and also another and not sure how long everybody's lived in the valley but you can look at that we have one development in the city of town that's been planned out but it's been 30 plus years since I think we they first broke ground in it so even though it's there does it it Market forces Builder desires all that take time so there there may be that possibility in the pipeline but it doesn't come to fruition for a very long time any other questions for Justin okay I think that's our

only item on the agenda do we have a motion to conclude I would say before I make a motion is there anything anything else updates or new John that is worth sharing at this moment uh no I would like to thank Justin for coming tonight um thank you Justin uh Lions Park is coming along if you guys are interested in that project they've been pouring a lot of sidewalks of late the pathways around the park um the Pond Inlet structure is completed and we haven't started filling it yet there is water in it from groundwater that comes into it but um uh the buildings are mostly they're they're doing finishing touches on those and start installing fixtures on the inside um the splash pad has not been started yet but that's in the works um the picnic shelter is up out of the ground and has a roof over it you can see it from large um so it's it's starting to shape up we're we we're doing quite a few um cottonwood tree removals is going on right now yeah um and then we are also going to do a canopy thinning of the existing trees um as part of the park project so coming along it will be open for Farmers Market that'll be that's kind of G to be kind of our kickoff but we'll have a grand opening ceremony too that'll be separate from that but

um uh development wise um we issued four building permits um in is it four or three in the Villages of Garrison Creek for the the mil Creek Homes we have seven that are approved they only picked up four um they haven't broke ground yet I imagine maybe in the next couple weeks they'll put the foundations in so that's that's exciting um yeah I think that's that's all unless there's any specific questions you might have on related to any development activities around town I can probably answer them uh we are working I don't remember if I mentioned this last time we are in the process of uh onboarding with a new software um Tyler Technologies and it'll have a um a web interface platform where you'll be able to apply for permits online um and it has a workflow in it for City staff and the revieww process and that's been very in intense process of of getting that going but it um Michael Meritt has been our senior planner has been very instrumental and and helping get us to the the Finish Line there so I think we're shooting for July um or a go live we might push it out another month maybe we'll see how things go but it's it's exciting for us but also terrifying

so I think that's it commissioner rwi is happy to provide a motion to adjourn the meeting if there's nothing further thank you do we have a second commissioner Ivy seconds the motion um all those in favor of concluding the meeting please signify by saying I I I I any oppos same same meeting is concluded at 8:14 e e

e e e e

e e e e

e e e e

e e e