Planning Commission - Regular Meeting

Commissioners George Sjen here. Deborah Van Essen here. David Collins here. Jeff Beyu. Steven Berber here. Lori Bennell. This time is provided to the public to address the planning commission on items not on the agenda. State law prohibits the commission from taking any action on any of these items. Each person will be limited to more no more than five minutes of discussion time and the total time allotted shall not exceed 30. Don't think we'll get into that tonight since there's not that many people here. Uh is there anything anyone would like to address that's not on the agenda? Okay, see none. Um We'll have approval of the minutes from our last meeting. You got it. Okay. Okay, are accepted. Um, tonight we have just one thing on our agenda. It's a public hearing and it's the city of Ripen six cycle housing element update. Thank you, Madam Chair, fellow commissioners. Um, I in your packet that was uh submitted to you guys last week. Um, we did put together a very brief staff report, but um, I won't go through that in detail because we have our consultant here, Beth Beth Thompson from Denovo Planning Group. I think she's got a PowerPoint to kind of lead you through that, which was mostly what was covered in here. So, at this point, I'll turn it over to Beth and she can um, before we do this, this is a public hearing, right? So, it let me explain. So, we'll first we'll hear from the applicant. Um

then the order of testimony is those in favor, those in opposition, and then any re rebuttal. After all the testimonies we've given, we will close the public hearing and we will further discuss the item um and then make a decision after that. And if you don't agree with what we've decided on, you do have the right to appeal. So go ahead, please. Right. Well, good evening, chair, members of the commission. It's a pleasure to be before you tonight with the six cycle housing element. So a housing element is one of the required elements of your general plan. So it's an element of the general plan and all jurisdictions in California are required to have a housing element and to update it on a regular cycle and ripen cycle is an 8-year cycle. So it coincides with the regional transportation planning effort. So those numbers are looked at at the same time. The housing element looks at the city's housing needs. It looks at constraints to housing development and the city's performance in the previous housing element round. So it serves as the city's housing policy document identifies the goals and programs that guide housing related decisions in the city and I'll get through the um components of the housing element over the next few slides. So there has been throughout this process a lot of opportunity for the community and the public to learn about the housing element update to provide input to comment. So there were two introductory workshops one in person one via Zoom held at the outset of the process. There was also a housing needs and priorities survey that people could use to provide input regarding housing needs and concerns. We did outreach with stakeholders. The stakeholders which are service providers, local housing providers and various organizations serving the community. They were invited to attend the workshops. They were invited to provide comments via a stakeholder survey and then we also emailed and called the stakeholders as well to encourage them to participate. So their comments and their input is reflected in the housing element. Following the completion of the housing element, it was made available for a 30-day public review period. And during that time, of course, once again, the

community was invited to comment on it, and any comments were considered and addressed in the version of the housing element that was then submitted to the state for a 90-day review period. During the housing element review period, it was available um for the community. And then we also held two workshops. So, the city hosted an in-person workshop and another workshop via Zoom to provide the community opportunities to learn about the housing element update. And now we're at the final leg of the process where it's being brought before you tonight with a public hearing. So, it's being considered for adoption. And again, the community continues to be invited to comment on it. And at city council, of course, the community will also be invited to comment. So, a very open and transparent process with lots of drafts. All of the drafts have been made available on the city's website. So the information has been out there for the community to learn about and comment on. The housing element has three main parts. It has the housing plan and we'll go through each of these in the next few slides. It has a background report which is the bulk of the document and then a number of appendices with supporting information. And I'll start off with describing what's in the background report. This includes a housing needs assessment. So it has a lot of data in it that looks at the demographic and socioeconomic conditions of the community. It analyzes data on the housing needs of all segments of the community, including specific special needs groups, and it also looks at the characteristics of the city's housing stock, what types of units are available, what the affordability of those units is. It also analyzes the city's previous housing element. So, there's a matrix that looks at your last housing element, all the programs in that housing element, and the city's efforts to implement it, and what those various programs yielded. There's an analysis of housing constraints. So we look at the city's general plan requirements, development standards, planning and permitting process and fees and determine what to what extent those may constrain housing. If things if any of those requirements constrain housing in a way that doesn't allow maximum densities to be accommodated or makes it too difficult to build to the extent

that the state's going to look at it and be concerned, we identify various programs to address those constraints. And in a number of cases, the state requires specific types of housing to be permitted by a writer in a streamlined fashion. So we also look at whether or not your development code allows those types of uses and if changes need to be made just to align with state law. So the housing constraints analysis has a lot of information on the city's housing requirements and how those may or may not accommodate various types of housing. We also look at non-governmental constraints. So we look at the housing market, the cost of land, availability of mortgages and then we look at environmental hazards um flooding, wildfire, special status species, geologic conditions, various things that could also affect the availability and buildability of land. We look at housing resources. The biggest resource in the community for housing is of course land. If you have land to accommodate new housing, you're more likely to see housing be developed. So, we look at both vacant and underutilized sites and determine if those are available to accommodate the city's housing needs. And we'll go over that in a little more detail in a few slides. And we have an inventory of sites in the city that can accommodate housing as well. When we're talking about the various housing needs, we're looking at housing needs by income group. We have a slide that will go through the various income categories. And then we also look at populations that have unique and special um housing needs. So we look at seniors, persons with a disability including developmental disability, large households which have five or more members, female heads of household with children present, farm workers, and the homeless populations. And so all of these populations are required to be looked at by state law. So each of these populations are enumerated and addressed specifically in the housing element update. If you're looking at your housing element and comparing it with your previous cycles housing element, you'll notice that it's a lot thicker. And there's a new section in this round called affirmatively furthering fair housing. And this includes an assessment that's designed to identify and overcome

potential um instances of segregation or patterns of segregation and also to foster inclusive communities. So to ensure that people have comparable levels of access to housing resources and to housing opportunities in the city. So this analysis looks at the city's capacity for fair housing outreach and enforcement of fair housing laws. It looks at patterns of segregation and integration. And when we're discussing that, we're not just looking at race and ethnicity. We're looking at patterns by age. So, are there concentrations of senior persons, disabled persons, lower income persons? And are these concentrations in areas with less opportunity or more opportunity? And so, how do the patterns of integration and segregation correspond with income and housing opportunity? We look at something called a recap, a racially and ethnically concentrated area of poverty, which there are none in the city. And then we also look at concentrated areas of affluence, which there is one the northern portion of the city. And that extends well well beyond the city as it's a census tract. So it goes out out into the unincorporated county north of the city as well. We also look at access to opportunities and and the state identifies a number of types of opportunities educational opportunities, environmental, economic and transportation. So we look at the city's scores in terms of scores by census tract in terms of your opportunity, what housing types are available in those areas and are you creating new housing types that will be available to all income levels and all types of persons and households. So we we look at your housing sites and the context of all of these topics. And then we also look at disproportionate housing needs. Is there more substandard housing in certain areas? Are there populations that are more likely to be displaced from their housing? So we look at all of those as well. So this is a whole whole new component in your housing element. A lot of discussion and a lot of maps. So it's also the most colorful part of your housing element because all of this data that the state provides, we we map and

provide that in the context of your sites. So if we're looking back at your previous cycle, during the fifth cycle, the city was allocated. There's arena, a regional housing need allocation, and that's the number of units that you're allocated via um it's a state allocation that comes down through the Sanwaqin Council of Governments. And so for the fifth cycle, the city was allocated 98 units. And during that period, you permitted 371 units. So there was a shortfall of units. And this is not atypical. A lot of jurisdictions throughout the state do not necessarily meet their full arena. So it's it's very typical to see fewer very low and low income units than are being allocated. Sometimes the full amount of moderate and above moderate, sometimes a portion of those. So we see numbers all across the range, but it's not atypical to not accommodate your full arena. During the sixth cycle, this the state has made some changes that make it easier for jurisdictions to accommodate their arena. So for the sixth cycle, the city received a large arena as did jurisdictions throughout the state. So you're not being singled out, but you received a arena of,424 units. And this includes 347 units affordable to very low-income households, which are households earning 50% or less of the area median income, 218 lower inome households, 255 moderate income households, and 604 above moderate income households. And the city does have to identify adequate sites to accommodate the arena. The city is not responsible for building the arena or ensuring that these units are constructed. You are responsible for removing constraints to to development and encouraging the units. However, so the city must demonstrate that there's enough land zoned and designated at suitable densities to accommodate the very low low moderate and above moderate numbers. And this can be a really challenging part of the housing element process. So, we'll go

through your sites in the next few slides. And the city sets the stage for development by having adequate land, by having appropriate zoning and general plan standards and having documents and processes in place to accommodate these units. Cities that do not have adequate sites have to include a program to reszone sites and that reszoning requirement would be within a year of the housing element adoption. Currently, you have adequate sites. So you are not in a position where you have to reszone land upon adoption of the housing element. When we're looking at sites, when we're talking about the moderate and above moderate income levels, there's a lot of flexibility and how the city accommodates those units. When we're looking at the low and very low numbers, there are specific requirements for those sites. So the sites typically have to be zoned or um 0.5 to 10 acres in size. So, they have to be of a size that's fairly developable. They have to be zoned with adequate density to accommodate lower-income housing. And the state assumes that 20 units per acre is adequate for RIP. So, there are certain jurisdictions depending on if you're suburban, metropolitan, the types of jurisdictions in your population, you are given different standards. You can if you have housing affordable housing occurring at different rates and you can demonstrate different trends then you can change that number but typically it's it's most straightforward to go with the state's assumption of 20 units per acre and then there also has to be a reasonable reasonable expectation that the sites would be developed during the planning period. So, when we go through all of your sites and we prepare the inventory of sites, we're looking at all of these factors to determine whether or not the sites meet the state's criteria and if they're appropriate to include in the inventory of sites, particularly for those lower income units, let's see. I won't go through everything on this slide, but when we're looking at those lower income sites, we're looking primarily at your very high density

residential sites, uh your mixeduse sites, some of the commercial and office sites, and those have the implementing R4U, C1, C2, C3, um PO, and then the MU zoning. So, a number of your mixed use and non-residential sites allow significant amounts of residential units with no specified maximum. So, all of those easily meet the state's density requirements. And then your R4U also meets that density requirement. Table 41. So chapter chapter four of the background report has your inventory of sites described in detail and we summarize that in table 41. I won't go through all of all of the factors in this table, but basically you have about 259 units in approved projects. And I think there's a typo in this table. I noticed it says 257, but it's 259. you have the over 900 units to that are accommodated in your vacant sites. Um over 700 units accommodated in your underutilized sites. In addition to your approved and pending projects and your vacant and underutilized sites, we also anticipate that you'll continue to have accessory dwelling units developed throughout the city. So those will accommodate some component of the need as well. So, as you can see, your capacity exceeds the regional housing need allocation and you actually have excess capacity at every income level. Sometimes the state likes to see larger excess capacities at the very low and low income levels. They didn't comment on that when they reviewed the housing element. So, at this point, we're not recommending changes to your inventory because they didn't comment on that. And you do have enough to accommodate the full arena. The approved and pending projects in this city are primarily moderate and above moderate income units. Several of the moderate income units are required through the below market rate program. And then there's also an assumption that a portion of your market rate apartments will have some units that are just naturally affordable to the moderate

income level. And that's based on rental rates that exist in the city. And these sites are located throughout the community. So you have sites both north and south, east and west. So few few sites scattered about and a lot of in your more developed areas, you're seeing mainly the accessory dwelling units or ADU units as well as some infill single family lots. And then in your kind of edge areas or in the undeveloped areas, you're seeing your larger larger developments. So when we're looking at the arena, we're looking at what's required under the under the state law, what the general plan looks at. And so one thing to remember is when you're looking at your general plan, you're going to see that there's more capacity in the city than that we're necessarily showing when we look at the inventory of sites. And that's because the general plan typically considers full buildout of the city. And it looks at the maximum allowed densities. So, we typically assume that the underutilized sites will develop at less than buildout. They're not all going to develop during this planning period. So, we don't identify every underutilized site as part of your inventory. And we also anticipate that a number of the vacant sites aren't going to develop at 100% of capacity. During the planning period, there may be a need to reszone sites. There's a state law that's referred to as no net loss law. So, as you're approving projects, if you're approving projects that are not affordable projects that are on a site that's designated for an affordable project, your staff's always going to be calculating whether or not you have enough capacity left to accommodate your remaining arena. And if you do need to accommodate your remaining arena, if a project is going to use up some of that capacity, then they'll come with you come back to you with a recommendation to reszone a site to be consistent with no net loss law. So the housing plan, the background report is the bulky part of the housing

element. The housing plan is pretty thin and lean, but this is really the the implementation component of the housing element. So your housing plan establishes the city's goals and policies for meeting existed and projected housing needs for the city. And it also has specific programs that identify actions the city commits to taking to ensure the city's housing needs are met. And there are a number of issues that the housing element and housing plan must address. It must assure that the city has adequate land to meet its housing needs. The city must be facilitating affordable and special needs housing development, providing for housing rehabilitation and preservation. When we're talking about preservation, not just preserving the physical structure, but preserving affordability of units that are required to be affordable to lower and moderate income households. We have to identify methods to mitigate or reduce governmental constraints on housing where appropriate and then promote equal access to housing. And the city's housing plan includes a number of programs to do all of these. I won't go I won't read each of the goals of the housing plan to you but there are goals related to these requirements to ensuring that the city has adequate sites to encourage development of a variety of housing types at various densities and prices to meet housing needs for all persons in the city to promote the conservation maintenance and preservation and improvement of the city's housing stock to affirmably further fair and equal housing opportunities and then also to encourage energy conservation and residential development. element. When you're looking through your housing programs, they're formatted very differently from your last housing element. A number of changes are being made throughout the housing element to include additional language and requirements to encourage availability of affordable housing. We also consolidated some of your programs. We so we made some kind of sweeping changes to the housing plan to consolidate and to make things more consistent and then just to make a

number of changes to promote equitable access to areas of opportunity, amenities, and housing to implement the new state requirements to affirmatively further fair housing. So most of the changes that you see are specific to implementing requirements of state law. So for each of the programs in the housing plan, there's a title, there's a description, the a responsible department or agency is identified, a funding source. A lot of the funding sources are general fund or um block grant or other housing related funding. And then the program objectives and time frame. And this is where it really varies from your previous housing element. There's a lot more specificity in the program objectives and the time frame. And this is a new requirement from the state when they're reviewing housing elements. During this cycle, they're making sure that there's a lot more teeth to those housing programs. So, we have a lot more detail as to how the city will go about implementing the housing element. So, if you're reading it and comparing there, there's a lot more because the state's looking for a lot more. Going through the various programs, as I mentioned, a lot of the programs are carried forward from your previous element. Some of the changes that you're seeing are for example program four. This promotes partnerships and assistance for affordable housing. So it identifies working with developers, working with service providers, working with nonprofits to encourage affordable housing and then also proactively looking for funding sources to assist those housing providers with providing affordable and special needs housing. Um, program nine to promote accessory dwelling units and junior accessory dwelling units or ADUs and JADUs. Program 11 looks at the city's growth accommodation and residential building cap requirements. State law has put a um has suspended those types of requirements and so that program 11 specifically addresses ensuring that the city complies with any

state requirements related to uh regulating growth. Program 13 is called regulatory amendments. This makes or recommends specific changes to to the development code or to the city zoning to ensure that the city is allowing all housing types that are required to be allowed under state law. So there are specific requirements for emergency shelters, low barrier navigation centers, which are a type of emergency shelter, transitional and supportive housing. So you'll see a number of minor changes to the development code to ensure that the city's consistent with all of those requirements. Program 14 specifically addresses the North Point specific plan and ensuring that that is accommodating specific types of housing and the city's housing needs. Uh, program 16 promotes housing rehabilitation and neighborhood improvement, encouraging increased um, activity with the countywide rehabilitation program to provide more access to county funds. Program 18 ensures that the city's continuing to make information regarding housing resources available to the community. Program 20 specifically addresses access to housing for special needs households and ensuring that resources available to the special needs groups are made available. Program 21 addresses replacement housing. Program 22 addresses participating in the countywide homeless continuum of care. And then program 23 is another one of the big new programs that addresses affirmatively furthering fair housing. And this program includes a pretty large matrix that identifies a number of measures the city will undertake. And these are all designed to meet specific requirements of state law. When the state's reviewing the housing element, one of the things they're really looking at closely is whether or not you're pro promoting access to areas with high amounts of place-based opportunities. If you're reducing the potential for displacement, if you are encouraging and making sure that there's access to um

education and enforcement related to housing, fair housing laws. So, program 23 addresses these various requirements. So HCD did review the city's housing element. They had a 90-day review period and they did provide feedback and so a number of changes were made to the housing element. So you'll you'll see those in track changes and those were made in response to the HCD comment. So, we've made changes to promote development of housing, to address lower income and special needs households, to remove constraints or reduce constraints associated with the city's land use controls, to further promote housing rehabilitation, to increase housing opportunities for lower income and potentially disadvantaged households in the higher opportunity and higher income areas in the city. We've made changes to specify the quantified objectives and increase them in some areas. We've also made changes to the housing constraints chapter so to further identify and discuss and analyze constraints. Um some revisions to the inventory of sites to provide additional detail regarding pending and approved projects and then also to provide more basis for the anticipated affordability of the accessory dwelling units and pending projects. We added more detail to the affirmatively furthering fair housing to provide information regarding public participation opportunities, stakeholder involvement, um local data and knowledge related to fair housing issues and specifically identifying the area of affluence and ensuring that there's access to that area as well as high opportunity areas. Following the adoption of the housing element, it goes back to the state for another review period. They have a 60-day review period and during that time they may ask for some minor changes to further clarify or further address their issues. Typically, these are very minor and it doesn't have to be brought back to the planning commission for revisions. A lot of these are just more background data or quantif

you changing a quantified number in the programs. So, we expect that we may get some additional comments from HCD during that review period. An example is they might ask for more details regarding stakeholder feedback. how is that information used to inform the program? So, we would provide additional information there. So, just as kind of a heads up, it's very different from previous housing element periods where it was adopted. The state had reviewed and pretty much pre-approved it. Now, they're really not doing as much of the pre-approvals and they're waiting to provided multiple rounds of comment and feedback and working back and forth. This was reviewed pursuant to the California Environmental Quality Act or SQUA. So the housing element in and of itself does not entitle or approve any projects. It's a policy document. It doesn't in it doesn't make any changes to the city's general plan and zoning. There are no no reszoning or redesation of sites required as part of your housing element. So it doesn't really result in any impacts that would have a direct or indirect physical effect on the environment. So therefore it was determined to be exempt from SQA both under um the common sense rule or the general rule section 15061B3 as well as under SQA guidelines sections 15283 and 15262. So a SQA determination was prepared to document the environmental review and that a notice of exemption would be appropriate for the housing element. And with that, the recommendation is that the planning commission conduct a public hearing and adopt the resolution attached to the staff report recommending that the city council adopt the 2023 to 2031 city of Ripen housing element, also the sixth cycle housing element or housing element as part of the city of Ripen general plan 20 240. And with that, I'd be happy to talk about the housing element or answer any questions. Thank you very much. Does anyone have any questions?

I do have one question. I know in in one of the workshops that we had where it talked about like what was required of Ripen and Escalon was just had very little requirements and it was because of their sewer capabilities. So, and I know that's addressed in this too that um priority sewer and water for affordable housing and stuff. So, it's probably maybe more for can or for both of you. So, the city of Ripen has enough sewer capacity for all the requirements that we've got listed here for this uh houses and water because you know water. Yeah, we do. We do. We obviously the land uh site inventories that we've identified in the housing element are already um can already accommodate the housing that that uh is anticipated for it. That's why they we didn't have to reszone anything. Okay. So we do have adequate sewer and water um to provide for the land that we have zoned in the general plan. Now obviously as the city grows we you know we are looking at you know improvements to the sewer plant facility to be able to accommodate um additional sewer uh treatment. Um we also have water you know we have plan to put in more water wells also to look at connecting with SSG for providing some water as well. So those are things that are part of any growth that the city's going to go through. Um so yeah, we do have capacity at this point uh to support the the sixth cycle. So and so this sixth cycle is going to take care of us for eight years basically. Correct. Those numbers are through um early 2030 or through 2031 and then you'll get a new allocation. And so as Ken pointed out, this is consistent with your general plan. And so your general plan already envisioned this level of growth

for the community. Okay. Thank you. Any other questions? Trying to understand. Um so the um all of this is statemandated and the seems to me like currently the enforcement tool if we're not meeting RENA I think is what you're calling it is the no net loss. um rule. Is that correct? There are several enforcement tools. So the no net loss is more that you don't reszone land and preclude meeting your arena. And then there's also SB35 which provides for streamlined approvals and it has different levels of streamlining but in jurisdictions that haven't met their arena it has it has specific streamlining requirements where you would allow projects ministerially or by right. So projects would go through a a expedited and streamlined approval process if they have an affordable component. It has to be at least I believe 20% affordable and if they meet the requirements of state law associated with that and and there are a number of other streamlining provisions that the state has put in place to encourage the reena. Separate from that they have a housing element accountability task force. They look at jurisdictions whether or not they're implementing their housing elements. So they they have various jurisdictions that will receive a letter regarding housing element implementation and have they done their resoning or have they been doing the outreach that they committed to in their housing element. So there's that as well. So the state can reach out to jurisdictions and ask you to demonstrate how you um implemented your housing element. In the case of RIP, I wouldn't really expect you to get letters like that. You have the zoning in place. you you every year or every cycle you have updated your development code to comply with the requirements of state law. You assist in making development occur when you have developers come to the community so you're not considered you know and as a

consultant I don't look at you and go oh my gosh we don't really need to work on how the city's turning away developers because you're not if that makes sense. Yeah I think so. Um but I guess what I was getting at if at some point we don't have developers that are interested in say the very low um and we're using those properties for moderate or what have you. Um they're going to force us to uh reszone other areas for the very low so that we always keep an inventory of that. Right. You always have to maintain ade adequate sites. Yes, perfectly correct. Okay. I just think it's at some point will we have developers that are interested in that and are we going to get to a point where we're we're having to reszone or we're precluded from something else coming in that might be desirable because of that limitation. And that's one of those considerations to look at when you are looking at future projects and when you're looking at master planning different areas of the community, looking at have you provided some capacity to continue to accommodate your arena while also emphasizing and prioritizing economic development, you know, job creation and all of all of you know recreation areas and all of the other community priorities. So yeah, that that is something you need to keep in mind. Okay. Thank you. I have a question also in Ken in relationship to the um accessory dwelling units in the junior accessory dwelling units. If I remember right on the last time when we did the the cycle five I guess it would have been right um we talked about how we don't really um document or keep track of those ADUs like we could because those could be considered low. Are are we doing a better job of that now or? Yeah, as part of I think one of the action items in here too is we will be updating our applications and actually collecting rental data from a lot of our ADUs because some of the ADUs that are built

can qualify for maybe some of our lower income, especially if somebody builds one and uh say they're not even charging rent and they have a an elder like their parents or or their college age kid living in the unit and they charge zero, that's going to meet one of the extremely low categories. So, um, we are looking at making sure that we do like a yearly outreach for that. Um, and then during the initial application phase also asking what their anticipated rents would be so we could start uh counting those. Um, so that will be so we haven't been. So now we're going to start counting. Exactly. Which will go towards Okay, good. Any other questions? Knowledge question. It doesn't pertain although it quantifies. So in eight years we're looking at approximately a 25% growth. I believe we have we're our goal is 1424 units and we're about 56 25% growth. Just curious um do you know where the state is at with projected growth numbers in the future? I know they came down but just trying to help me understand quant. I don't know where the state is at for the next cycle for for Sanwaqen. I know what we've seen for other regions. They have in some of the smaller smaller counties that aren't part of a council of governments or aren't part of a regional government, they receive their allocations directly from the state. And I know some of the more recent allocations that we have seen have been larger than the six cycle allocation and they have some new uh new factors like a jobs housing balance number. So I would expect that unless things change drastically at the state that you would see the same or higher number next round. Now, where that can be changed is the numbers are given out at the countywide level and then the Sanwaqin Council of Governments then divides those numbers up between jurisdictions.

And so, SJCOG could change how they allocate units to make, you know, to get a slightly reduced or slightly increased number next cycle kind of depending on how ripen demonstrates availability of land and where you stand in light of the other jurisdictions. And of course the state can also change their methodology between now and then. So you there can be a whole different mechanism for allocating those numbers. But I would expect to see the same or higher. Any other questions? Is there anyone here who would like to speak? Yeah. Oh yeah. Sorry. And open the public hearing. Is there anyone here who would like to speak in favor of the project? None. Is there anyone? Oh, Harry. State your name and address, please, and then provide your testimony. Good evening. Gary Barton, 327 Sandune, Oft Ripen, California. Um, my question, I'm not sure it's speaking in the affirmative. Uh it's it's um more a question about one element of the housing unit that I I guess maybe I just need a little more information to understand better and that is regarding rehabilitation and preservation of existing housing and maintaining uh it sounds like maintaining its category in terms of low moderately low or above of moderate income categories. So if a person there are examples around town where a home is in disrepair, a significant deferred

maintenance, uh therefore it has a rent of X. somebody buys that home, spends a significant amount of money to improve the home, they would anticipate that that rent would go to 1.5x or 2x. I assume that is still something that is allowed within uh this housing policy. Is that correct? Do you want me to respond or to wait until the close of public comment? Uh let's wait till we close public comment. Okay, that's my question. That's all. Thank you. Would like to speak in opposition. Seeing none, we will close public comment and you can answer the question. Absolutely. So, currently there is nothing that would stop someone from purchasing a home and improving it and renting it at a different rent. When we're talking about preserving affordable housing, we're looking at if you have deed restricted affordable housing where the owner declares that they are no longer interested in providing that as affordable housing and that they're going to be either buying early buying out of their contract early or not renewing their affordable contract when it ends. The city will receive a notice from that property owner as well as from the state. And there are specific steps in the housing element that the city would then employ in terms of notifying persons or developers and entities that are on the state's interest list for acquiring and preserving affordable housing. So yes, it wouldn't affect the individual um property owners and developers who are wanting to purchase and then rerent housing and improve it. It would be mainly just addressing those deed restricted units. And it doesn't even require that they remain affordable, just that the city take steps to

encourage the preservation of the affordability of those units. All right. Thank you. Okay, we have any other questions, discussion? Ready for a motion? That's it. All right. I would make a motion that the um the city council adopts the 2023 through 2031 city of Rapon housing element as part of city of general plan 2040. Second. All right, our six cycle housing element has been adopted to go to the city council. All right. Are there any other reports? Um, we do not have any other reports this evening. There is nothing um in the queue for so we do not have anything scheduled for the May meeting at this point. Yeah. Really? It was a small to you also have a very high concentration. I got to take my You you you also have a

very high concentration of seniors, Dave. You also have a high concentration of seniors. Yeah, I know. Bethany, well, there's a lot of Yeah, there's a lot of us seniors in the city, though, too. So, you know, there is that. All right, seeing there's no reports, nothing else. We will adjourn the meeting till next time. Who knows when