Planning Commission - Regular Meeting

Okay. Welcome. Yes. Travel. Yeah. Welcome to the Nevada Planning Commission meeting of 03/10/2025. We are hereby in session. Please join me in the pledge of allegiance. Here. Commissioner Gurdeep?

Here. Commissioner Ingell? Here. Commissioner Keith? Here. And Commissioner Trinner?

Here. Fantastic.

Everybody is present and accounted for. Do we have a motion for the approval of the final agenda? So moved. Second. Okay. Commissioner Crockett. Aye. Commissioner Bassam? Aye. Commissioner Gurus? Aye. Commissioner Eagles? Aye. Commissioner Keith? Aye. And commissioner Gurus? Aye. Moving on from there. We have a moment now for public comments. So this is for members of the public who would like to comment on whatever is on their mind that is not on tonight's agenda.

So it has to be something, an issue that's not on tonight's agenda. Do I have anybody in the audience that would like to take advantage of public speaking time? Seeing none, we'll move on to the next item. Consent items, there are none. Unfinished business, none. And public hearings, none. That brings us to item g on the agenda, general business. So tonight, staff is going to be presenting us with a annual progress report. So at this point, I will turn it over to Steve Marshall take it away.

Yes. Good evening, Steve Marshall, deputy director of community development. And for the planning commission this evening, it's once again that time of year where the city needs to report on its progress in implementing its current housing element. So I'm gonna jump in first here to the request and and what the Planning Commission will be doing this evening. So number one, the commission's asked to receive the report this evening.

And so this report will consist of the presentation staff report and then of course the state documents, the Excel spreadsheet that contains the actual housing response from the city. The commission's asked to take any public comment there might be on the report and then make a decision whether to recommend the city council file the report with the state. Once the commission's done with its work this evening, the commission's recommendation will be passed to city council. So they are scheduled to consider this item on their consent calendar tomorrow. So we're moving this along fairly quickly because we have an April 1 deadline to file the report with the state.

So I'll move into a little bit of background regarding the state report. So first off, it is a required component of state law and it is tied to maintaining a substantially compliant housing element. Filing report is also tied to a number of the state's streamlined housing laws. So there's particular benefits to the agency to filing and there are some downsides if they don't file on time in terms of potential penalties within state housing law. So for this reporting period, the commission will be looking at a doc or excuse me, a based on the 2024 revised housing elements.

So if the commission remembers right around May, the city adopted an updated housing element based on comments from the Department of Housing and Community Development. So that's what this report really reflects at this point is that updated document. And just for reference, the goal for the city for this region this particular cycle of the housing element is 2,090 dwellings. And those are broken out into different affordable categories which we'll go through in a few slides here. Any any questions on background?

Okay. So the reason that the city has to file and other cities and counties in the state is several points here. So one is to track housing units basically from inception to occupancy. So that goes from the entitlement application to the building permit, and then on through construction into the point where the building official here grants a certificate of occupancy to a unit. In this instance, the city's regional housing needs allocations, so the RHNA acronym, is granted or is credited when a building permit is issued for a dwelling.

So the city doesn't have to wait till occupancy to actually count that dwelling. The city's fulfilled its role once it's issued a building permit. And and just to note, the city doesn't control when building permits are pulled, that's really up to the developer. And we see in many instances, projects are entitled and we wait some time for building permits. So the units are tracked based on income levels so that we can show progress in the different goals allocated to extremely low, very low, moderate, and above moderate.

And the report as I mentioned earlier follows the streamlining laws. So for example, SB 35 has a provision that addresses what percentage of affordable dwellings a developer has to provide to trigger SB 35, and that level is based on how far along an agency is progressing in its RENE numbers. So as the commission probably saw in their packet, there was a very complicated Excel spreadsheet. We've tried to distill that down into what's really meaningful for a report. So that's table A, which covers planning entitlements that were granted in 2024.

Table A2 tracks entitlements when they're approved and it tracks projects that have been previously approved in earlier cycles that may be progressing through building permit or occupancy stages. And then you have a roll up on table B, which shows how well the agency is advancing in terms of credit towards Rina. And then the last table of relevance to us this evening is table D, which is a roll up of all of the programs in the housing element and a response from the city as to its progress in meeting or implementing those programs. So for 2024 on table A, what the commission would see is we received applications for 165 dwelling units. 82 of those come from what we call the old Mission Lodge site.

This is a AB twenty eleven proposal that has, at this point right now, it's going through some cultural resources review, but it will be starting up again shortly. We had other applications. We have a application to redevelop the 100 Wood Hollow Office Building into 66 single family homes. We had an application for a four lot land division. And then we have a few other smaller projects down the line here, Some of which are just land divisions, so they will create lots for homes in the future, but we still calculate those.

And then the last bullet point there, we had four ADU applications and those are applications for a planning permit. And these are likely to be the last time planning permits are required for any ADUs based on the recent update to the city's ADU ordinance. The commission recall that ordinance shifted all ADUs to a building permit format. So moving on where the city showed a tremendous amount of progress towards housing was in Table A2, which is the completed entitlements section. So we are showing 805 dwelling units entitled in 2024.

The bulk of those are related to the AMG projects, two of which are on Grand Avenue and a third that's on Landing Court. And then we had two other significant projects, Village At Novato, which is the property surrounding the Trader Joe's shopping center, and then the Lodge on Novato Creek, which is a residential care facility at the end of Grant Avenue. The balance of the reporting for building permits issued, and again this credits towards our arena number, we had 22 ADUs and I think maybe one or two JADUs in that mix, and then a lone single family dwelling. So it was kind of a lean year for Novato in terms of issuing building permits, but as you can tell from the completed entitlements, the next several years could bring a very healthy share of new housing units or at least building permit starts. Just as a note, Homeward Bound completed its construction this year.

So there are 50 affordable units that came online there. And then the balance of the Veranda and Hamilton Village projects received certificates of compliance earlier in the year. And then of course we have a handful of ADUs, JADUs and single family dwellings that reached occupancy. And just as a side note, after we published the commission agenda, we found an error in the table for the certificate of occupancies. So it states 67 units when we should actually report 93.

So we'll correct that before it's submitted to the state, but wanted to note that for the commission. So here is the table B roll up of what the city has actually achieved RENE credit for. So you can see in 2023, fairly good year, '82 units. 2024, we're reporting 23 units, you know, it's pretty lean. So we still have a pretty fairly sizable amount of the RENA number left to get through.

However, 800 units entitled and then not to lose track of the Fireman's Fund redevelopment. That project alone will account for probably close to a thousand units and we are expecting that to move sometime this year into actual project permits. So I think there's a lot of promising numbers in the future, but right now in the early stages of the housing element, it's sort of a picking up speed effort. So in terms of table D, this is where all of housing element programs are listed. We had a pretty significant year in terms of starting in April and May of this year and getting through a fairly good number of housing element programs.

So what we have here, number one is the arena shortfall. So those were the two rezonings that occurred, the Gerardo property on Wood Hollow, and then a second property at the corner of 7th And Grant, I think it's the Baywood office property. So those were the rezonings that the city need to achieve within the year to make up a shortfall in moderate income units. And then moving through the rest of the programs that are on the board here, most of those were zoning code amendments to either update or add new sections of our code and all of those revisions came through the planning commission this year. So the commission had a hand in recommending approval of those and most of them are now effective.

I think the last update to get through right now are the pending programs. So those are the emergency shelters and the community care facilities. Those will be heard by the city council tomorrow evening and then assuming they're approved, they'll be effective within thirty to forty five days. So awful lot of progress on the program front. And then moving into our next fiscal year, we have a really loaded work plan for the planning division, which will mean work for the, excuse me, for the planning division, which will mean work for the planning commission probably later this year in terms of more zoning code updates and revisions.

So some key takeaways from this year's report. Again, modest year for building permits issued, a large number of entitled projects. ADUs continue to lead in terms of production at this point, and continue to see that trend happening as the law changes to be more favorable from a regulatory perspective. And then, of course, significant progress on the program side. Going into 2025, if we start to see some of the AMG projects come forward with permits, we will start to see more building permit credit towards Arena.

However, I think there's a lot of unknowns in the housing market at this point. You're gonna have the challenge of resources going to rebuilding homes due to the LA fires. There's questions of material and labor availability to meet the state's needs for housing. And then, course, interest rates loom very large over the developer community. And then national economic conditions generally may dictate where investment goes. So we don't know exactly what'll happen in 2025, but we think ADUs will probably still be a strong side and then of course the potential for the entitled projects to come in for permits. And with that, that concludes the staff presentation and staff's available for commission questions.

All right, fellow commissioners, questions? Mr. Kirby, commissioner? Yeah,

of course. So I'll start with, this is an eight year cycle, correct? Is it six, sorry.

It's an eight year cycle, correct.

Eight year cycle, right? And so we're in year two, right? What do you believe in this city from your experiences the timeline it takes to see a building permit from a tentative map approval?

That's an interesting question. So I I will answer from the perspective of when it's actually in the city's hands, not not from the time point when a developer may be doing construction drawings.

Oh, yeah. I mean, so an application comes in, let's let's just, know, I think we all know it does take a while for us to see the applicants here. I would argue it's eighteen months to two years at least. So they finally get to us. We give them an approval, it gets approved at council. I'm curious once they have their approved tentative map, let's just say they wanted to step on the gas and the market allowed it, how long do you think it would take before you're issuing a building permit?

I would probably say for a sizable or reasonably sized subdivision at least a year because you would have you'd have your final map improvement plans.

Improvement plans. Yeah.

And then you'd have your building permit application. And I'm looking at it from the perspective of a master set of plans. So a multi unit development with models A, B and C. And it's one plan check. It's not individual custom homes. I would say if you're really motivated developer who has really great response time out of their consultants, maybe a year, eighteen months if it starts to lag, if there's multiple plan checks. I mean, that's the ideal.

That is the ideal. I would just say for my day job I would tell you that would be remarkably fast.

The

way things are going. Typically the improvement plans I would guess in a city like this where we don't actually have, I think we're using an outsourced planner or not planner sorry, engineer. I would be shocked if you get improvement plans done in eighteen months especially when you start thinking about something like the fireman's fund. So I think you'd see a very long turnaround time on that. And then beyond that trying to satisfy all the conditions that you're gonna need for the city to get the actual permits in hand.

My guess is that some of the stuff could be take three years at least. The only reason I'm bringing this up is I get fearful that this city, I think we're pretty good at approving projects when they come forward. I think this planning commission and this council are very pro growth and we want to see these project comes come forward. I think there's a lot of of course apartment buildings that just it just doesn't pencil right now. Honestly I think we'd see some of those moving if that wasn't the case.

However I think our best hope is gonna be single family homes and I think we're gonna need to do everything we can to help facilitate those. The number I get called all the time from the other builders and developers within my community that know I live here and I sit on this planning commission with a whole list of grievances. They can't advance things from the planning side. When they do they're stuck at something Fireman's Fund can't even get a demolition permit. And they're being told that they have to sit there until we come up with new rules.

I would just question whether this city is really trying to facilitate growth beyond just approval of a plan. So again I would just want to state for the record from everything I hear from the community builders and people that do build I'm not hearing great things and I don't think that's specific to Novato but I think I'd like to see us do more to try to push things beyond planning. It's not just planning really. It's the engineering. It's the building department. It's moving things forward to try to get some of that built. Because we will need those numbers in that eight year cycle and I think we're gonna run out of time within the next year or so if we haven't seen some of those projects starting to move forward.

Yeah. I I think it's I think it's safe to say that certainly from a developer's perspective, things don't ever move fast enough when you're subject to interest rate variables, labor variables. But I do not wanna lose track of the fact that the city has and is subject to post entitlement processing requirements. So there are state stipulated timeframes. And as far as I know, the city's compliant with those when broad projects come in for building permit.

So if there are particular developers that have concerns about timing, they're more than welcome to reach out to me or they can reach out to Director Hartman and we can look into what may be causing any delays or concerns. But for the time being, know, Fireman's Fund was mentioned. We are working with them to put together a demolition plan and we need to be mindful that that is taking down 725,000 square feet of building.

Yeah, it's not

Next next to residential communities. So there's concerns about noise, air quality, haul routes for trucks, traffic control. So there there are a lot of weighty issues to deal with. Matter of fact, I believe the council will be considering at some point here a discussion about construction management so that we have some of these things answered and maybe we aren't so reliant on a developer to produce a plan. We simply have the checklist and the direction for them. So we're working on these things. It's all work in progress. That's part of the reason we have housing elements is it points out some of these constraints and we work through them. But again, post entitlement time frames are really important and we are following those.

Right. Well again I wasn't trying to attack as much as say I think we've been approving a lot of projects. I would just hope that the city's looking beyond the entitlement approval and seeing how we can help facilitate the actual starting of the homes. Again and it's only because I've seen how that and across the state, this is not just here. The timelines and the lag and the amount of red tape, yellow tape, all the tape coming in front of you just to get a building permit is getting pretty staggering. And I just worry about we have a 2,000 unit number up there and I don't think we're gonna get that with ADUs alone.

No, no definitely not.

Actually I've got a question, Commissioner The market, staff mentioned market forces and how that dictates how many units are being built. Sure. This is what you do.

Yeah, yeah. So right now

What's your take

on So it's still a good time for a new home builder to build homes because you can buy the rates down. And so we're still seeing a high volume of homes being sold because they're the only option. Single family dwellings. Attached housing gets a little bit more difficult. I think what we're going to see going forward will probably be mostly three story townhomes because that's the only thing that you can build and still make any type of profit on.

Otherwise, you can't pay for the land. I think you could even look to some of the projects within the city and if you ask those builders how well they did, they would say not that great because they paid a little bit too much for the land. In the end, the cost of an attached product always goes up. I think single family homes is a little bit more controlling of the cost and there's also always a buyer for a single family home. A lot more people can qualify for that.

I will say as Novato and Marin just get more and more expensive, it becomes more and more difficult for folks to qualify so you may not be able to sell as many homes as quickly and thus you may not build as quickly. However, I think the one thing that works in our market and all markets right now is single family housing. So wherever we have the ability to do single family housing in maybe three story towns, we should take advantage of that. The apartment market, as many will tell you I think you're seeing a lot of entitlements happen but very few of even the garden style apartments are being built right now. It's just and that is a true market for us.

Unfortunately we'll get to a point where the rents get so out of control that they suddenly pencil, if you will, and people can actually build those. Otherwise a lot of folks are just kinda sitting on those.

I'm asking in part because we've got this high number to hit. Yeah. And if the market isn't working with us,

it'll be If we're gonna get

smoked, then it's not necessarily our fault.

Oh no, and I'm not saying with these housing elements, I think very few jurisdictions are really gonna hit those but I think the point of the housing element is to make sure that there's nothing blocking anyone from getting their homes built. But I do think again we're very receptive here to seeing projects but I'm not surprised for instance that a lot of the apartment projects have not started recently.

Thank you.

Yeah, of course.

Other commissioners? Yes. Commissioner Heaton.

What are the repercussions from the state if we don't hit our numbers?

There are no repercussions. They're a goal. That's what we end up working towards in reporting. And there'll be, obviously, subsequent cycles. On occasion, there's been talk about what I'll call the rollover units. So your unmet goal gets rolled over the next cycle. That's never reached legislation as far as I know. And I don't know that that's been a conversation more recently. But I think the state's gonna work through the current cycle, see how things go, and then they reassess the demand for units and then reallocate through the different council of governments.

Yeah.

So measure a pass and there's a lot more money coming into the city. Have you been able to increase staff to help reduce total time of permits?

We have. So I believe and I can check it here later. We have embarked on a fairly robust building building process improvement program, which includes we're in the process of acquiring new software and rolling that out to improve permitting. We recently opened up an e permitting process for small permits. We've staffed up with a internal plan checker.

We have some new building inspection staff. We have expanded permit techs within the planning department. We have new planners who have come on to help. So we have definitely been given new resources to help move things through. We actually sort of did a mini reconfiguration of the planning division. We now have an advanced planning section with a planner, Brett Walker, who would have been here tonight. So Brett is fully focused on housing element and other advanced planning items, something that we didn't have. So there's been a lot of commitment made and there's still work being done to improve the building permit process and of course streamline planning reviews as well.

How much of a factor is that in actually or is the external stuff that goes along like contractors and builders and all that stuff more causing the delays or No. Think Are you staffed up enough to handle the kind of growth that you're anticipating?

I believe so. And for most of these projects, some of our larger ones would probably go out to an outside plan check service just because they'll be specialty construction, particularly the apartments in the downtown. They're modular, I've been told. So you'll wanna send those out for plan checks and that leaves internal staff available to help the homeowners who have business with the city and smaller developers. So it's it's balanced out. Projects come in. We look at them and try to, you know, figure out who's who is the right entity or person to take on this assignment and right size it.

Thank you.

Curious about the outside plan checkers. So that the applicant is fully on the hook for that or is that something that the city has retained you know as a vendor and then bills later? Curious about the process.

It's a cost recovery arrangement, meaning the developer would make a deposit for the services and there's an estimate of what it might cost to do the plan check and then deposits made and the deposits drawn on. And like any other cost recovery program, if there's any of the deposit left, there's a refund issued. If there's extra work and extra charges, then those get passed through to the applicant.

But that's similar to how the city when they first bring in the application, they put money on as if it's a debit. Correct. So I was recently at a conference, and one of the things that they said is a new aspect for affordable housing is that all fees will be withheld will not have to be paid by the developer or the owner of the property until occupancy.

I believe that applies to development impact fees. And there's a certain classes of projects that that would apply to. So for example, 100% affordable projects aren't subject to paying development impact fees at building permit. That used to be the policy where a developer would say a unit would cost 40,000, $50,000 in development impact fees. They'd have to pay that up front for the permit. Now it's on the back end with a certificate of occupancy.

And the same thing would apply to like the water district or to any of the other entities?

I I particularly focused on the part of the law that applied to what the city does.

Uh-huh. Uh-huh.

There was something about utility connection fees. I'd have to go back and look at that.

Okay. So commissioner Derby, does that kind of ring a bell? Does that does that would that

be Sorry.

Use it.

Incentive that you didn't have to pay upfront your fees and the processing part until occupancy.

Yeah. So that is a nice thing. If you can push back any type of fees towards occupancy, that always is a win. Again though, it doesn't move the needle as much as you'd think. Usually moving, it's usually big, some of the biggest impact fees you typically are paying at Final Map.

And then so you usually are trying to, I'll just tell you a day in my life would be trying to push those fees towards building permit or even further to occupancy if we can. I will say it's pretty rare that we see them push to occupancy so that is a nice incentive. But usually you're paying most of your fees upfront. And then you're paying like let's just say in the city maybe 75 to $80,000 per door which would be a combination of a host of different fees as well as like school fees, etcetera. But again that is an incentive.

Think anything you can do to help the financial situation will be great. I will say though apartments will still be in a in a tough spot. I don't think it's the fees that are holding them back necessarily. But anything you can do for timing helps someone's IRR and that'll help the investment. So good point.

Thank you. Was sort of a news flash from the and it sounded like it was a

huge benefit.

Yeah, it's good. Anything that delays money going out is great but again I'd say what moves the needle the most are some of those bigger payments that usually owe at Finalmap. And I don't know exactly how we do it here. We

So they You're probably speaking to the Quimby type fees.

Park dedication.

Yeah. So typically, those are a fifty fifty split, 50% due at the final map improvement plan stage, then the next 50% due building permit. And I'm not sure if it's first building permit or last building permit, depending upon how a project's set up.

Some cities will charge way more fees up front. It varies by city but I don't from what you're describing it sounds very fair and reasonable here and again if you push to occupancy it certainly helps. Again the apartment guys are gonna be in a different boat, but yeah. Because they have to build everything all at once.

Thank you. Anyone else, questions? No. I guess I do have one question. How does Navado rate versus, in terms of meeting know what, never mind, I retract my question. It's not worth the comparison. Okay. Questions have been asked. Let's open it up to public comment. Is there anybody here who would like to comment on this item? Alright. We have a member in the audience. Good evening. Thanks for Good evening.

I'll just take this opportunity to introduce myself and comment on the item as well. And my name is Derek Nell. I am the director of staff housing development for the Nevada Unified School District, and we have been working for a little over a year on plans to develop education workforce housing on some of our surplus properties. We will be taking a final resolution to our board next Tuesday, which essentially will be freeing up close to 40 acres that we are interested in developing housing on. And so we look forward to bringing those proposals forward and hope we can work in collaboration with you in the city as much as possible to pull these units off in these market conditions.

And the answer to your question is yes. School district is also subject to collecting their impact fees, developer fees. We have to wait now until occupancy. So that should help with the capital stack to get things started. That's the idea behind it anyway.

Anyway, thank you. Thank you. Is there anybody else who would like to comment on this item? Seeing none, I'll close the public hearing portion of this item. I'll bring it back to the commission for any final comments.

First of I'll play off of what you were going to ask. I actually am curious as well. If you just look at Because I just want to compare the issue with rest of Moran because I think they have similar land constraints, similar parcel size constraints. We're usually dealing with smaller projects. How have the other cities within Marin been performing on their housing element? Have they seen many actual building permits being pulled?

I haven't looked at their twenty twenty three data to compare so I couldn't tell you. I could tell you my gut level feeling is on the entitlement side, Novato and San Rafael probably have the lion's share of entitlement applications. I think we've all seen them or in IJ articles on the number of projects that have shown up in San Rafael. It's probably at least comparable to what we've had in terms of a b twenty eleven projects in the downtown. So I I would compare San Rafael and Novato for the smaller Marin agencies.

They're they're gonna see smaller projects and might not have had as much permitting activity, although ADUs, I would expect to be strong throughout the county. But it's certainly something if the commission wants to see a comparison, what we can do is after the 24 cycles done here, we can go into the state's records and draw that data out and have a slide on it, if that's meaningful.

I think it would be meaningful. It would also help us, and sometimes it's like, we should be doing better, but if you look at every other city, they're all having challenges. It's just good to take a look at that. I'd love to see ABAC. Fairness.

I'd like to see ABAC produce something. You know, have the regional, have the state. You you guys are pushing us to do this.

Let's see some numbers

from you

guys. Like and it's not necessarily

I'd love to see a city that's doing really well,

actually.

That would be really interesting to see is what what's a city that's actually been delivering on the arena numbers?

Roseville. Conference Fair. There were a couple of Peninsula communities that are still really resistant to development. And in one of them, they claimed that they have 20 builder remedy claims. 20 that they're confronted with, and I just read in the newspaper that in order for Los Altos to continue to fight a project, they've gotta cough up millions of dollars as a bond, if they will lose, the developer gets to clean house.

So that's sort of the other side of it. There still is a lot of resistance in some communities. I think Huntington Beach is one of the worst offenders. And so the state is apparently getting ready to come down in some places.

It's the rumor.

So that's sort of the other side of the coin.

It's one thing to say,

hey, the planning process needs to be faster, but compared to other communities, I think that we're fairly progressive.

Yeah. It'd be interesting to see ones that have done well and then we can do some comparisons like oh hey, that's a giant city in the middle of farms where you can continue to build fairly easily.

Santa Rosa.

Yeah. Or yeah, anywhere where you don't necessitates apartments like frankly Novato and I don't think and all over Marin. I don't think I've seen a new single family housing development for quite some time in Marin. Very few at least. In fact whenever I get calls about comps I don't have any to point to. It's really just the last few three story town projects that we've had here are probably the and maybe one on the water in San Rafael. Other than that, I don't think you've seen much development, traditional development right now. Do we have any housing or sorry, builders remedies?

We have two builders remedy claims, two projects.

I'm curious. I hear about them all the time and I get called on a lot of them where it's like, hey buy my property. It's gonna sail through. I got a builder's remedy. Which I chuckle at because I have yet to see any state law that's really helps provide the case law necessary to kind of get that approved. And so I'm curious have you heard anything in the planning world about builders remedy and what's to come of that other than frankly being a bit of a threat?

Well there was a 2024 update to the Housing Accountability Act that changed the Builders Remedy. So now the Builders Remedy is always an ever present tool option, whatever you want to call it. That only comes into play when an agency has been found to have a housing element that's not in substantial compliance with state law. So that's an ongoing question for every agency because you're being assessed for that compliance continuously. So it's gonna be around for a while.

I don't know how effective it will be. Certainly I think the new change in law gives more teeth or at least more clarity that it is HCD that determines substantial compliance or a court. However, an agency can't self certify their housing element. And I think that was a component of the last legislation And there is no I don't believe there's any case on that issue at this point. At least published case opinion. There might be a superior court case, but not a appellate court decision. K.

I'd like to Nobody else has any comments. I'd like to first compliment staff on laying the groundwork. So the rezonings, adjustments to the code, I think that's in terms of making good faith efforts. If the market betrays us, or I shouldn't say betrays us, but if the market doesn't pull through and we can't meet our quota, I think it's pretty important that we can point back and say, hey, we did the groundwork. We set the stage.

The other thing I think is always interesting is the misconception that the city builds properties. You know? So I hear people, why isn't the city doing something with and it's you know, whenever I hear people talk like that, I I try to use it as a, you know, educational moment to say, well, it's a private property. And it's just like the city can't come down and tell you what to build on your house. Yes, there's rules about how you can build and what you can build, but the city isn't a developer.

And this housing element is simply it's setting the dinner table, and whether somebody comes to dinner or not, that's out of our control. So I'll point back to the square again. I realize there's certain tools and incentives that the city can use, but ultimately, it boils down to the property owner and and whether or not they wanna take action. So, you know, again, I think that the the city, you know, I I concur with commissioner Derby is, you know, the city council, the planning commission is is staff, most importantly, is setting the table. Now it's just who's gonna come sit and, you know, enjoy the meal.

Really what boils down to. So, thank you for everything you guys are doing. So with that, our our option this evening, if somebody wants to make the motion, is to essentially

Receive the report and recommend it to the city council. So moved.

Second. Alright. Commissioner Crockett? Dawson? Aye. Commissioner Derby? Aye. Commissioner Ingall? Aye. Commissioner Heath? Aye. And Commissioner Ternan? Aye. Alright. Off at sales to the city city council. With that, we move on to committee and liaison reports. Is there anything to report?

Yeah. Just a real quick update. So next regular Planning Commission meeting will be March 24. We have a zoning code amendment preliminarily scheduled for that date. It would be an update to our SB nine ordinance to conform to some changes in legislation. I'm not 100% sure we're gonna make it over the finish line with the changes. We're still working on it. But that would be the next one. If not, I can almost guarantee we'll be into the April meetings with that SB nine ordinance.

Commissioners, any last words? Alright then. I hope everybody survives the time change, and I adjourn the meeting. Good night.