[00:00:03]
[CALL TO ORDER]
LET'S CALL THIS PLANNING COMMISSION MEETING TO ORDER ON TUESDAY, JULY 8TH AT 6:00 PM AND I'M GOING TO TURN IT OVER TO OUR CITY CLERK, CORLEY, FOR SWEARING IN OF OUR NEW COMMISSIONERS.UM, I AM ALWAYS EXCITED TO SEE THE CCBS AND, UH, JUST EXPRESS OUR APPRECIATION FOR ALL THAT YOU GUYS DO VOLUNTEERING FOR THE COMMUNITY.
SO, REALLY APPRECIATE THE OPPORTUNITY TO BE HERE.
EXCITED TO SWEAR IN OUR THREE NEW PLANNING COMMISSIONERS.
UM, I ALSO WANTED TO TAKE THIS OPPORTUNITY TO, UH, REMIND YOU THAT ONE OF THE REASONS THAT I MIGHT BE IN CONTACT WITH YOU OR MY OFFICE MIGHT BE IN CONTACT WITH YOU, IS REGARDING YOUR FORM SEVEN HUNDREDS.
UM, SO
UH, AND ACTUALLY, IF YOU HAVEN'T, DON'T WORRY.
UM, BUT, UH, WE'LL GET STARTED WITH THE SWEARING IN.
IF I COULD HAVE OUR NEW COMMISSIONERS, UH, STEP DOWN FROM THE DAAS OVER TO THE LEFT SIDE OF THE DAAS, UH, WILL, WILL COMMENCE WITH THE SWEARING IN.
RIGHT? JUST, I THINK WE'RE GOOD.
I'M GONNA READ IT AND YOU CAN REPEAT AFTER ME.
IF YOU CAN TRY TO DO IT IN AS MUCH UNISON AS POSSIBLE.
THAT'S A IF YOU WANNA READ ALONG.
SO RAISE YOUR RIGHT HAND AND REPEAT AFTER ME.
I STATE YOUR NAME, DO SOLEMNLY SWEAR I BRIAN GOLD.
SWEAR THAT I WILL SUPPORT AND DEFEND THAT I WILL SUPPORT AND DEFEND THE CONSTITUTION OF THE UNITED STATES, THE CONSTITUTION OF THE UNITED STATES, THE CHARTER OF THE CITY OF PETALUMA, THE CHARTER OF THE CITY OF PETALUMA, THE CONSTITUTION OF THE STATE OF CALIFORNIA AND THE CONSTITUTION OF THE STATE OF CALIFORNIA AGAINST, AGAINST ALL ENEMIES BORN AND DOMESTIC, AGAINST ALL ENEMIES, FOREIGN AND DOMESTIC.
THAT I WILL BEAR TRUE FAITH AND ALLEGIANCE, THAT I WILL BEAR TRUE FAITH AND ALLEGIANCE TO THE CONSTITUTION OF THE UNITED STATES, TO THE CONSTITUTION OF THE UNITED STATES, THE CHARTER OF THE CITY OF PETALUMA, THE CHARTER OF THE CITY OF PETALUMA, AND THE CONSTITUTION OF THE STATE OF CALIFORNIA AND THE CONSTITUTION OF THE STATE OF CALIFORNIA.
THAT I TAKE THIS OBLIGATION FREELY, THAT I TAKE THIS OBLIGATION FREELY WITHOUT ANY MENTAL RESERVATION, WITHOUT MENTAL RESERVATION OR PURPOSE OF EVASION OR PURPOSE OF EVASION, AND THAT I WILL WELL AND FAITHFULLY, AND THAT I WILL WELL AND FAITHFULLY DISCHARGE THE DUTIES, DISCHARGE, DISCHARGE, THE DUTIES UPON WHICH I'M ABOUT TO ENTER UPON WHICH I'M ABOUT TO ENTER.
CONGRATULATIONS AND WELCOME ABOARD.
WE'RE EXCITED TO HAVE YOU ALL.
[ROLL CALL]
WITH THAT, LET'S TAKE ROLL PLEASE.COUNCIL MEMBER BARNACLE, PRESENT CHAIR MOSES.
THANKS SO MUCH ONTO GENERAL PUBLIC COMMENT.
DURING GENERAL PUBLIC COMMENT, THE PUBLIC IS INVITED TO MAKE COMMENTS ON ITEMS OF PUBLIC INTEREST THAT ARE WITHIN THE PLANNING COMMISSION SUBJECT MATTER JURISDICTION, AND THAT ARE NOT LISTED ON THE CURRENT AGENDA.
PUBLIC COMMENTS ARE LIMITED TO THREE MINUTES PER PERSON, DEPENDING ON THE NUMBER OF PERSONS WISHING TO ADDRESS THE PLANNING COMMISSION.
TIME WILL BE ALLOTTED IN EQUAL SHARES TOTALING NO MORE THAN 15 MINUTES.
SO WE WILL OPEN PUBLIC COMMENT TO OUR VAST
UM, BUT I WILL ALSO ASK THE CLERK, HAVE WE RECEIVED ANY GENERAL PUBLIC COMMENT PRIOR TO THE MEETING, PLEASE? WE RECEIVED NO GENERAL PUBLIC COMMENTS PRIOR TO THE MEETING.
IN THAT CASE, WE'RE GONNA CLOSE GENERAL PUBLIC COMMENT OR DID YOU WANNA RELAY DAVE ALDENS? NO, NO.
WE'LL ADD THAT AT THE END THEN.
[PRESENTATIONS]
PRESENTATIONS.FOR OUR FIRST MEETING ITEM, WE'LL BE DISCUSSING THE SIXTH CYCLE HOUSING ELEMENT 2024
[00:05:01]
ANNUAL PROGRESS REPORT, WHICH WILL BE PRESENTED ON BY OUR PLANNING MANAGER, ANDREW TRIPLE.GOOD EVENING, MEMBERS OF THE COMMISSION.
WELCOME TO THE NEW COMMISSIONERS, AND IT'S GREAT TO SEE, UH, OUR, UM, RETURNING APPOINTEES, UH, BACK ON THE DAIS.
UM, THIS EVENING'S PRESENTATION OF IS OF THE, UH, 2024 HOUSING ELEMENT ANNUAL PROGRESS REPORT AND THE ANNUAL PROGRESS, OR THE HOUSING ELEMENT, WHICH IS A COMPONENT OF THE GENERAL PLAN.
SO ACTUALLY THE GENERAL PLAN UPDATE LED WITH THE HOUSING ELEMENT BECAUSE IT WAS REQUIRED TO BE COMPLETED PRIOR TO THE, UH, THE ANTICIPATED COMPLETION OF THE GENERAL PLAN.
SO, UH, THE, THE HOUSING ELEMENT WAS ADOPTED AND WE WERE REQUIRED TO DO ANNUAL PROGRESS REPORTS THEN EACH YEAR TO HCD.
SO THIS PRESENTATION WAS ACTUALLY GIVEN TO PLANNING COMMISSION ON MAY 19TH.
AND I THINK IT WILL BE OF GREAT INTEREST TO THE, UH, COMMISSION, ESPECIALLY BECAUSE AS WE START TO ENGAGE IN SOME HOUSING RELATED AMENDMENTS, IT'LL BE HELPFUL TO UNDERSTAND THE CONTEXT, UM, UNDER WHICH THOSE, THOSE AMENDMENTS WILL COME FORWARD LATER THIS FALL.
AND THEN ONGOING AS WE GET INTO, UM, THE, UH, CODIFICATION OF THE GENERAL PLAN.
SO AGAIN, THIS IS THE, UH, STATE OF HOUSING IN PETALUMA PRESENTATION, AND IT IS THE, UH, ANNUAL PROGRESS REPORT FOR THE, UH, PERIOD OF, OF JANUARY ONE THROUGH JANUARY 31ST, 2024.
AND, UM, THE, UH, THE PURPOSE OF THE REPORT IS TO EXPLORE AND DISCUSS, UH, THE ACTUAL REPORT ITSELF ANTICIPATED 2025 HOUSING ACTIVITY.
AND THEN TO, UH, JUST CONFIRM THAT CITY COUNCIL DID APPROVE SUBMISSION OF THE REPORT TO HCD, UH, IN RESOLUTION NUMBER 2025 DASH SIX FOUR.
SO TODAY, UH, DURING THE PRESENTATION, WE'LL, WE'LL, UH, LOOK AT PETALUMA'S HOUSING GOALS, THEN WE'LL LOOK AT THE ANNUAL PROGRESS REPORT REQUIREMENTS.
I THINK IT'S IMPORTANT TO AND HELPFUL TO UNDERSTAND WHAT WE DO THROUGH THE REPORTING PROCESS, WHICH IS MANDATED AND AND CONTROLLED BY HCD.
SO SOMETIMES IT'S A LITTLE BIT LESS APPROACHABLE THAN WHAT WE MIGHT LIKE IT TO BE.
AND SO WE REFRAME SOME OF THE DATA TO MAKE IT HELPFUL, ESPECIALLY, UH, FOR WHAT WE'RE DOING IN PETALUMA.
UM, BUT OF COURSE, AT HCD LEVEL, THEY'RE AGGREGATING ALL OF THESE DATA THAT THEY'RE RECEIVING FROM JURISDICTIONS THROUGHOUT THE STATE AND USING THAT TO MONITOR HOUSING PRODUCTION AT THE, UH, STATEWIDE LEVEL.
AND SO THEN WE'LL LOOK AT, AT, UH, OUR PRODUCTION ACTIVITY IN PETALUMA IN 2024, AND THEN DISCUSS 2025 AND GOING FORWARD.
SO PETALUMA'S HOUSING GOALS ARE FRAMED IN THE HOUSING ELEMENT.
THE, UH, AND THERE'S, THERE'S SIX GOALS.
THE FIRST IS TO ENSURE HOUSING AVAILABILITY AND CHOICES AT ALL LEVELS.
SO WE'RE NOT JUST TALKING ABOUT, UM, HOUSING THAT IS INCOME RESTRICTED, UH, FOR, FOR FAMILIES OF, UH, CERTAIN HOUSEHOLD INCOMES, BUT WE'RE MAKING SURE THAT WE'VE GOT A BREADTH OF HOUSING TYPES, BOTH IN TERMS OF FOR INCOME FROM MARKET RATE TO AFFORDABLE, AND THEN ACROSS THE HOUSING, UM, FORMAT ITSELF.
SO THIS DOESN'T MEAN THAT WE ONLY LOOK AT HIGH DENSITY MULTIFAMILY HOUSING.
WE'RE LOOKING AT SINGLE FAMILY ATTACHED FOR SALE FOR RENT, SINGLE FAMILY DETACHED, ALTHOUGH ADMITTEDLY WE DO HAVE SORT OF AN OVERABUNDANCE OR, OR A HIGHER PERCENTAGE OF OUR CURRENT HOUSING IS IN SORT THE, UH, LOWER DENSITY SINGLE FAMILY DETACHED FORMAT.
THEN IT ALSO LOOKS AT DEVELOPMENT CONSTRAINTS AND MUCH OF THE, UH, HOUSING PROGRAM, THE HOUSING ACTION PLAN IS FOCUSED ON, ON, UM, REDUCING OR ELIMINATING DEVELOPMENT CONSTRAINTS.
AND THAT'S ALSO A THEME IN STATE LEVEL LEGISLATION WHERE THEY'RE REALLY LOOKING AT REDUCING RISK, UM, DOING, UH, DOING SO BY CREATING MINISTERIAL PROCESSES, UH, STREAMLINING THE DISCRETIONARY REVIEW PROCESS AND SO FORTH.
BUT THEN THAT ALSO SHORTENS THE TIMEFRAME FROM APPLICATION TO A SUBMITTAL OF BUILDING PERMITS.
THEN ALSO ENSURING THAT WE HAVE A SUFFICIENT SUPPLY OF AFFORDABLE HOUSING BASED UPON THE AVERAGE MEDIAN INCOME FOR SONOMA COUNTY.
WE'RE LOOKING AT HOUSING PRESERVATION.
SO WHAT ARE WE DOING TO ENSURE THAT THE HOUSING STOCK THAT DOES EXIST IS RETAINED AND, UH, AND ON MARKET AND AVAILABLE.
THEN OF COURSE, ADDRESSING SPECIAL NEEDS HOUSING, AND THEN THE FAIR HOUSING, UH, WHICH IS THE, UM, AFFIRMATIVELY FURTHERING FAIR HOUSING REQUIREMENTS, UH, ESTABLISHED BY HUD THAT WE'RE REQUIRED TO, UH, COMPLY WITH.
[00:10:03]
SO OUR LOCAL POLICY DEVELOPMENT PROCESS IS, UH, REALLY STARTS WITH THE RE ALLOCATION THAT'S COM THAT'S, UH, PROVIDED TO US, AND THEN IT GOES THROUGH THE HOUSING ELEMENT DEVELOPMENT AND CERTIFICATION PROCESS.ULTIMATELY, UH, CITY COUNCIL, UH, VOTES TO ADOPT THE HOUSING ELEMENT AND TO SEND IT FORWARD TO HCD FOR CERTIFICATION.
THEN HCD WILL REVIEW IT ONCE THEY CERTIFY IT, THEN WE HAVE THE HOUSING ELEMENT.
THEY CAN ALSO REMAND IT TO US FOR CORRECTIONS AND THEN, UH, CALL IT BACK UP FOR CERTIFICATION.
SO IT'S SORT OF AN ITERATIVE PROCESS THERE.
AFTER THAT, THEN WE'RE REQUIRED TO PREPARE AND SUBMIT THE ANNUAL PROGRESS REPORTS, BUT FROM THERE, THEN WE START TO LOOK AT THE LOCAL ENTITLEMENT AND APPROVAL ACTIVITY, AND ALSO DEVELOPMENT AND OCCUPANCY OF, UM, HOUSING THAT THAT HAS BEEN, UH, DEVELOPED AND BROUGHT TO MARKET.
SO THE REGIONAL HOUSING NEEDS ALLOCATION THAT'S ESTABLISHED BY THE STATE HAS A CERTAIN GOALS.
ONE IS TO ENSURE ECONOMICALLY AND RACIALLY INTEGRATED COMMUNITIES TO, UH, ALLOCATE HOUSING TO HIGH RESOURCE JOB RICH AREAS.
OFTENTIMES, OUR MOST JOB RICH AREAS LACK HOUSING.
AND SO THAT'S THAT GOAL OF PUTTING HOUSING WITHIN PROXIMITY TO EMPLOYMENT AREAS THAT REDUCES VEHICLE MILES TRAVEL, BUT IT ALSO REDUCES HOUSEHOLD DEPENDENCY ON, UM, ON THE AUTOMOBILE, UH, AND CAN DRAMATICALLY IMPACT HOUSEHOLD FINANCES.
THEN, SO THOSE COME TOGETHER THEN TO HELP THE STATE ACHIEVE ITS GREENHOUSE GAS REDUCTION GOALS.
SO THERE IS AN EL A CLIMATE ACTION COMPONENT TOO.
UH, THE ARENA GOALS AND ALLOCATION PROCESS, AND IN PART THEY DO THAT BY PROMOTING IN FILL DEVELOPMENT.
SO THE SORT OF CONCEPT OF GO UP AND NOT OUT.
UM, AND THEN THAT HAS THE ADDED BENEFIT OF PROTECTING OUR ENVIRONMENTAL AND NATURAL RESOURCES.
SO YOU CAN SEE THAT WHILE IT, WHILE THE FOCUS IS HOUSING, THERE'S A LOT THAT GOES ON IN THIS ARENA ALLOCATION AND A LOT THAT'S BEING CONSIDERED.
I THINK THIS SLIDE IS ESPECIALLY INSTRUCTIONAL IF WE LOOK AT HOW, HOW RENA DEVELOPS THE, UM, THE HOUSING NEED DETERMINATION AND THEN ALLOCATES IT.
SO THOSE HOUSING NEEDS, UH, COME FROM DATA PROVIDED BY THE DEPARTMENT OF FINANCE, WHICH MAY BE KIND OF INTERESTING, EXCEPT THAT THE DEPARTMENT OF FINANCE ALSO IS IN CHARGE OF THE POPULATION FORECAST FOR THE STATE OF CALIFORNIA.
SO THEY'RE BRINGING THAT POPULATION DATA TO THE TABLE.
BUT WHAT THEY'RE ALSO BRINGING IS THE ECONOMIC DATA.
AND I THINK IT'S IMPORTANT TO RECOGNIZE THAT, YOU KNOW, FOR THE STATE OF CALIFORNIA, HOUSING IS NOT JUST A GOAL FOR PEOPLE WHO ARE UNHOUSED OR WHO CAN'T AFFORD HOUSING, BUT IT'S ALSO A GOAL FOR THE ECONOMIC ACTIVITY OF THE STATE, WHICH HAS BETWEEN THE FIFTH AND SIXTH LARGEST ECONOMY IN THE WORLD.
AND SO TO THINK ABOUT ENSURING THAT THERE'S HOUSING AVAILABLE FOR WORKERS IN PROXIMITY TO JOBS SO THAT WE CAN CONTINUE THE ECONOMIC SUCCESS OF THE STATE.
BUT THEN OF COURSE, ALSO THE COUNCILS OF GOVERNMENTS THAT ARE ORGANIZED REGIONALLY THROUGHOUT THE STATES, UH, OR THROUGHOUT THE STATE, THEY BRING TO BEAR, UM, CERTAIN DATA IN THE PROCESS AND THEN WORK WITH HCD, UM, TO DETERMINE HOW MUCH HOUSING IS NEEDED THROUGHOUT THE STATE, AND THEN HOW THAT GETS ALLOCATED THEN TO THE COUNCILS OF GOVERNMENT.
UM, AND IN THOSE AREAS WHERE THERE IS NO COUNCIL OF GOVERNMENT TO PURSUE ALLOCATION, THEN HCD ACTS AS THE, THE COG, UM, IN THOSE PREDOMINANTLY RURAL AREAS.
SO THAT PROCESS TAKES APPROXIMATELY ONE TO TWO YEARS.
AND, UH, IN, IN SONOMA COUNTY, FOR INSTANCE, WHAT IT MEANS IS THAT ALL OF THE JURISDICTIONS THEN RECEIVE THEIR ARENA ALLOCATION, BUT THEN THE UNINCORPORATED AREA, SONOMA COUNTY ALSO RECEIVES ITS ARENA ALLOCATION.
SO WE THINK ABOUT THE JURISDICTIONS WITHIN SONOMA COUNTY AND SONOMA COUNTY, AND THEY'RE ALLOCATIONS, BUT THEN THEY'RE ALSO BEING ALLOCATED ALONG WITH, I THINK IT'S, IT'S SEVEN OR NINE OTHER COUNTIES THAT ARE IN THE COG, THE MTC, UM, WHICH IS OUR COG.
AND SO ALL OF THAT'S WORKING TOGETHER TO ENSURE THAT WE'RE MEETING THE NEEDS AT, AT THE LOCAL LEVEL, AT THE REGIONAL LEVEL, AND THEN, UH, COLLECTIVELY AT THE STATE LEVEL.
SO THEN THE HOUSING ELEMENT IS UPDATED.
WE ARE ON OUR SIXTH CYCLE HOUSING ELEMENT, AND THE, UH, THE CYCLE IS AN EIGHT YEAR PROCESS.
SO WE'RE 25% OF THE WAY THROUGH, UM, AT THE TIME OF THIS REPORTING.
AND, UH, WE SUBMIT THEN OUR HOU OUR UPDATES ON AN ANNUAL BASIS, HCD REVIEWS IT, AND THEN, UM, PUBLISHES THE ANNUAL PROGRESS REPORT.
SO ONE OF THE, UH, ONE OF THE LINCHPINS OF THINKING ABOUT HOUSING IS, UM, THE, THE INCOME RESTRICTIONS AND THEN HOW OUR HOUSING IS ALLOCATED ACROSS HOUSEHOLD INCOMES.
[00:15:01]
SO WE SEE HERE IT RANGES FROM EXTREMELY LOW TO ABOVE MODERATE, EXTREMELY LOW BEING ANYWHERE FROM ZERO TO 30% OF A MI OR A, UH, MAXIMUM HOUSEHOLD INCOME ANNUALLY OF 38,520.THEN WE GET ON UP TO THE, THE LOW INCOME BRACKET, WHICH IS VERY INTERESTING AT 80% A MI WITH AN ANNUAL HOUSEHOLD INCOME FOR A FAMILY OF FOUR OF $102,720.
WHAT I THINK IS INTERESTING ABOUT LOW AND MODERATE INCOME HOUSEHOLDS IS, IS THESE CAN STILL BE OUR DEGREED PROFESSIONALS.
SO OUR TEACHERS, OUR HEALTHCARE WORKERS, A VARIETY OF PEOPLE WHO ARE, WHO ARE ACTIVELY EMPLOYED AND, AND VERY PRODUCTIVE IN THE LOCAL ECONOMY, BUT YET DUE TO THE COST OF HOUSING, ARE STILL CHALLENGED TO FIND, UH, HOUSING THAT THEY CAN AFFORD.
SO, SO OFTENTIMES IF WE THINK ABOUT THAT INCOME RESTRICTED HOUSING BEING ON THE LOWER END, WE DO WANNA RECOGNIZE THAT INCREASINGLY A LARGER PERCENTAGE OF THE STATE POPULATION, EVEN AT THE LOCAL LEVEL, IS FALLING INTO THOSE LOW AND MODERATE INCOME CLASSIFICATIONS.
SO THEN WE SEE HERE SURE, BRIAN.
ARE WE ALLOWED TO ASK QUESTIONS? YEAH.
UM, CAN YOU GO BACK TO THE PREVIOUS SLIDE PLEASE? UM, WHAT DO THE PERCENTAGES REPRESENT HERE? SO, LIKE, EXTREMELY LOW, UH, IS ZERO TO 30% OF AVERAGE MEDIAN INCOME.
AND THEN THAT'S BASED UPON A FAMILY OF FOUR.
SO THEN HERE WE CAN SEE THAT AFTER THIS PROCESS OF THE ARENA ALLOCATION, THEN THIS IS WHAT THE CITY OF PETALUMA'S ALLOCATION LOOKS LIKE FOR THE, UH, SIX HOUSING CYCLE, WHICH IS FROM 2023 THROUGH 2031.
SO OVERALL, WE'RE RESPONSIBLE FOR BRINGING 1,910 UNITS TO MARKET, AND THEN THAT UNIT, AND THAT SHOULD BE AN AT LEAST NUMBER, RIGHT? I MEAN, IT WOULD BE GREAT TO EXCEED IT.
UM, BUT, BUT I THINK IN MOST JURISDICTIONS, THE ARENA ALLOCATION IS A CHALLENGE IN AND OF ITSELF FOR A VARIETY OF REASONS.
AND, AND WE'LL BE, UH, DELVING INTO THOSE HERE SHORTLY.
SO WE CAN SEE THOUGH THOSE PERCENTAGES, 26% OF OUR HOUSING IS FOR, UH, EXTREMELY LOW AND VERY LOW INCOME HOUSEHOLDS, THEN 15%, UH, AND 16% FOR LOW AND MODERATE.
UH, THE MAJORITY OF THAT HOUSING THEN IS FOR ABOVE, UM, AVERAGE OR ABOVE MEDIAN INCOME HOUSEHOLDS FOR THE TOTAL OF 19, UM, HUNDRED AND 10 UNITS.
SO SOME ESSENTIALS ABOUT THE HOUSING ELEMENT IS WE DELVE INTO A PETALUMA SIX CYCLE ELEMENT.
FIRST, IT IS MANDATED BY STATE LAW.
AS I'VE MENTIONED, IT'S UPDATED EVERY YEAR, EVERY EIGHT YEARS.
IT WAS ADOPTED BY CITY COUNCIL ON MARCH 20TH, 2023, ALTHOUGH OUR 2023 REPORTING PERIOD ACTUALLY BEGAN, UH, JANUARY 31ST, 2023 THROUGH DECEMBER 31ST.
SO THAT YEAR, THAT FIRST YEAR HAS A SLIGHTLY REDUCED REPORTING PERIOD, AND THEN IT WAS CERTIFIED BY, UH, HCD ON MAY 18TH, 2023.
UH, I THINK A NOTE HERE THAT MAY BE FAMILIAR TO SOME FOLKS, UH, ONCE YOU HAVE A CERTIFIED HOUSING ELEMENT, THEN THE BUILDER'S REMEDY COMPONENT OF THE HOUSING ACCOUNTABILITY ACT CAN NO LONGER BE BROUGHT TO BEAR IN ON PROJECTS IN YOUR LOCAL JURISDICTION.
SO THAT DOES EFFECTIVELY STOP THAT, UH, BUILDER'S REMEDY COMPONENT THAT, UH, IS STILL BEING USED IN SOME JURISDICTIONS THAT DON'T YET HAVE A CERTIFIED HOUSING ELEMENT.
UH, PETALUMA'S HOUSING ELEMENT COMPONENTS, UH, INCLUDE LOOKING AT THE COMMUNITY AND POLICY CONTEXT.
SO WE DO A COMMUNITY PORTRAIT, WE PREPARE THAT, AND THEN WE LOOK AT THE RELATIONSHIP TO THE CLIMATE PLAN OR THE GENERAL PLAN RATHER, AND THEN THE CLIMATE GOALS.
UM, THE CITY RECENTLY ADOPTED ITS BLUEPRINT FOR CLIMATE ACTION.
SO MUCH OF THIS RELATIONSHIP IS VERY FRESH AND, UM, AND VERY, VERY CURRENT, UH, AS WE'RE WORKING ON BOTH IMPLEMENTING THE BLUEPRINT, IMPLEMENTING THE HOUSING ELEMENT, AND THEN CONTINUING TO ADVANCE WORK ON THE GENERAL PLAN UPDATE.
UM, AND THEN IT, UH, IT TAKES INTO ACCOUNT THE RESOURCES TO ACCOMPLISH THE GOALS.
SO NOT JUST FISCAL RESOURCES OF THE LOCAL JURISDICTION, BUT PARTNERSHIPS WITH, UH, AGENCIES, UH, WITHIN THE LOCAL JURISDICTION.
AND THEN THE, THE HOUSING NEEDS ASSESSMENT ITSELF.
AND THEN FINALLY IT PREPARES A HOUSING ACTION PLAN THAT INCLUDES GOALS, POLICIES, AND PROGRAMS. PETALUMA'S HOUSING ACTION PLAN HAS 102, UH, SPECIFIC ACTIONS THAT WE HAVE TO ACCOMPLISH.
AND THEN THOSE ARE, DO HAVE TIMEFRAMES ATTACHED TO THEM.
SOME OF THOSE ACTIONS, WHEN THEY'RE COMPLETED, THEY'RE DONE.
OTHERS OF THOSE ACTIONS ARE ONGOING.
[00:20:01]
IF WE IMPLEMENT A HOUSING, A CERTAIN PROGRAM, THEN THAT MAY BE ONGOING FOR THE DURATION OF THE ELEMENT.UH, THIS IS, UH, TAKEN FROM THE HOUSING ELEMENT, AND THIS IS THE ADOPTED ARENA STRATEGY.
SO AT THE TOP LINE HERE, WE SEE ON THE ORANGE LINE THE, UH, TOTAL NUMBER OF UNITS THAT WERE REQUIRED TO PRODUCE DURING THE EIGHT YEAR PERIOD.
THEN WE LOOK AT THE LIKELY SITES, UM, POTENTIAL ADUS.
NOW, STATE LAW DOES ALLOW US TO COUNT ADUS TOWARDS OUR ARENA ACQUIRE REQUIREMENT, AND IN FACT, WE CAN ACTUALLY SPREAD THOSE OUT EQUALLY ACROSS ALL OF THE, THE INCOME LEVELS.
SO IT REALLY IS, IS ACTUALLY QUITE HELPFUL TO BE ABLE TO UTILIZE ADUS IN MEETING YOUR ARENA REQUIREMENTS.
THEN WE ALSO LOOK AT PIPELINE PROJECTS.
THOSE ARE PROJECTS THAT EITHER HAVE BEEN APPROVED OR ARE IN THE REVIEW PROCESS.
ACTUALLY, THEY WOULD EVEN BE IN THE REVIEW PROCESS, APPROVED OR COUNTED DIFFERENTLY.
UM, AND SO THOSE ARE OUR PROJECTS THAT WE HAVE BEEN, BEEN APPLIED OR APPLICATION HAS BEEN SUBMITTED, WE'RE REVIEWING THEM, OR THEY'RE IN SOME ACTIVE STATE, BUT THEY DON'T YET HAVE AN APPROVAL.
THEN WE MOVE ON TO OPPORTUNITY SITES.
THESE ARE WHERE THE CITY'S POLICIES START TO COME TO BEAR ON CREATING OPPORTUNITIES FOR HOUSING DEVELOPMENT.
UH, WE'VE IDENTIFIED VACANT SITES THROUGHOUT THE CITY, PARKING LOTS OF SHOPPING CENTERS.
UH, CONVERSION OF SHOPPING CENTERS WAS A BIG TOPIC IN THE HOUSING ELEMENT AND CONTINUES TO BE, UH, VERY PRESENT IN THE GENERAL PLAN WORK.
AND THEN UNDERUTILIZED SITES WHERE, UH, THERE MAY BE DEVELOPMENT, BUT IT COULD BE, UH, REDEVELOPED FOR HOUSING OR ADDITIONALLY DEVELOPED.
WHEN WE LOOK AT THE, UM, LIKELY SITES PLUS THE OPPORTUNITY SITES, THEN WHAT WE REALIZE IS A TOTAL CAPACITY OF ABOUT 3,200 UNITS, UH, THAT COULD BE PRODUCED.
WHILE WE'RE HERE, IF YOU COULD GIVE A LITTLE BIT MORE COLOR TO LIKELY SITES BEING, UH, SORT OF THE PUSH AND PULL BETWEEN PIPELINE AND THE OPPORTUNITY, BECAUSE WE OBVIOUSLY SEE, UH, SOME ATTRACTIVE NUMBERS HERE, HIGHER NUMBERS THAN OUR MINIMUMS. UM, BUT, BUT YEAH, WHAT ARE THE SORT OF ACTUAL LIKELIHOOD THAT THESE GET ACROSS THE FINISH LINE? WELL, THAT'S A, THAT'S A REALLY GREAT QUESTION.
YOU KNOW, WHEN WE LOOK AT THE PIPELINE PROJECTS, UH, WHAT WE ARE, ONE WAY OF THINKING ABOUT PIPELINE PROJECTS IS WE HAVE A PROPERTY OWNER AND A DEVELOPER WHO ARE ENGAGED IN A CONTRACT TO DEVELOP THE, THE PROPERTY.
SO, SO WE DO HAVE TO HAVE, UM, TWO MOTIVATED PARTIES AT A MINIMUM ENGAGING IN THAT HOUSING DEVELOPMENT ACTIVITY.
CERTAINLY THE CITY PLAYS AN IMPORTANT ROLE.
UM, CITIES COULD PROVIDE, YOU KNOW, FINANCIAL INCENTIVES OR NON-FINANCIAL POLICY INCENTIVES, UM, TO THE PROCESS.
UH, UH, AN EXAMPLE OF A NON-FINANCIAL POLICY INCENTIVE MIGHT BE TO, TO FACILITATE, UM, THROUGH A MINISTERIAL PROCESS, HOUSING DEVELOPMENT ON CERTAIN SITES THROUGHOUT THE CITY.
YOU KNOW, SO THAT WOULD, THAT WOULD RECOGNIZE THOSE TIME AND RISK FACTORS THAT THE MARKETS ARE VERY SENSITIVE TO, THE PRIVATE SECTOR IS SENSITIVE TO, AND WOULD BE A NON-FINANCIAL INCENTIVE THAT, UH, A JURISDICTION MIGHT WANT TO DEVELOP.
WHEN WE LOOK AT OPPORTUNITY SITES, THEN THAT, THAT BECOMES A LITTLE BIT MORE, UH, A, A STEP FURTHER BACK.
SO THERE WE'RE LOOKING AT, SAY, SHOPPING CENTERS, YOU KNOW, YOUR, YOUR TYPICAL STRIP COMMERCIAL SHOPPING CENTER WITH, YOU KNOW, QUITE A BIT OF PARKING ASSOCIATED WITH IT, AND, AND THINKING ABOUT HOW THAT COULD BE REDEVELOPED, WHETHER IT'S, IT'S FOR A MIXED USE GROUND FLOOR COMMERCIAL WITH UPPER LEVEL, A MULTIFAMILY AT A HIGHER DENSITY, UM, AND ALSO THINKING ABOUT HOW WE CONVERT SOME OF THE SURFACE PARKING TO A HOUSING DEVELOPMENT, INCREASING RELIANCE AND USE OF THEN LOCAL TRANSIT ALTERNATIVE MODES OF, OF TRANSPORTATION, INCLUDING, UH, WALKING AND BIKING.
SO THE, WHAT'S INTERESTING ABOUT THE HOUSING SITES THOUGH, IS THEY DON'T NECESSARILY REFLECT A PROPERTY OWNER MOTIVATED TO DEVELOP OR REDEVELOP.
THESE ARE, THESE ARE LOCATIONS AND SITES IDENTIFIED THROUGH THE HOUSING ELEMENT PROCESS WHERE, WHERE THE CITY MIGHT PREFER HOUSING, MIGHT LIKE TO SEE HOUSING BECAUSE IT'S CLOSE TO EMPLOYMENT OPPORTUNITIES, IT'S CLOSE TO RETAIL GOODS AND SERVICES TO SCHOOLS, THINGS LIKE THAT TO TRANSIT.
BUT THAT DOESN'T NECESSARILY MEAN THAT THE PROPERTY OWNER WOULD BE MOTIVATED TO, TO ENGAGE IN DEVELOPMENT ACTIVITY.
I JUST WANNA, UH, PAUSE IT WHETHER YOU'D AGREE WITH THIS SORT OF CASTING OF THIS CHART THAT THE, THE OPPORTUNITY SITES AS LAID OUT ARE ESSENTIALLY OUR, OUR SORT OF
[00:25:01]
FULL UNIVERSE, REGARDLESS OF WHO'S INTERESTEDAND THEN THE LIKELY SITES ARE, YOU KNOW, THERE'S A, THERE'S A, A GLIMMER OF A PROJECT, MAYBE NOT SO MUCH A BIRD HAND, BUT IT'S, IT'S GOT SOME PICTURE COMING TOGETHER, RIGHT? WE, WE KNOW ON THOSE PIPELINE PROJECTS THAT SOME, SOME SORT OF DEVELOPMENT ACTIVITY HAS BEEN PROPOSED.
UH, AND THE THRESHOLD FOR THE PIPELINE PROJECTS IS A DEVELOPMENT APPLICATION.
SO, YOU KNOW, WE'RE ALWAYS ENGAGING IN PRE-APPLICATION DISCUSSIONS, YOU KNOW, IDEATION ABOUT, YOU KNOW, CERTAIN PROJECT SITES AND THINGS LIKE THAT.
BUT THERE IS THAT THRESHOLD FOR PIPELINE THAT WE DO HAVE AN ACTIVE APPLICATION NOW, POTENTIAL A D USE THAT'S A LITTLE BIT BROADER.
THAT'S BASED UPON, UM, YOU KNOW, SORT OF OUR HISTORY OF A DU DEVELOPMENT ACTIVITY, UH, AND WHAT WE THINK IS, IS REASONABLE FOR A DU DEVELOPMENT.
I'M JUST WONDERING HOW THE INCOME GROUPS WERE DEFINED BASED ON EACH OF THESE RHNA CATEGORIES OF LIKELY AN OPPORTUNITY BASED.
SO LIKE, HOW, HOW IS VERY LOW NUMBER INCOME GROUP NUMBERS CALCULATED VERSUS LOW? LIKE HOW ARE THOSE DISTINGUISHED? RIGHT.
SO THAT COMES UP TO WHERE WE USE THE AVERAGE MEDIAN INCOME, AND THEN THOSE PERCENTAGES ARE ESTABLISHED BY THE STATE.
SO, SO WE DON'T, THE, UM, THERE, THE, THE ACTUAL HOUSEHOLD INCOME IS WE USE A FORMULA THAT'S PREVIOUSLY ESTABLISHED, BUT WHEN WE GET TO THE ALLOCATION ACROSS INCOME LEVELS, THAT'S A REALLY GOOD QUESTION.
I'LL HAVE TO CHECK ON THAT ABOUT HOW WE TAKE SORT OF THE, THE NUMBER OF OPPORTUNITY SITES AND THEN, AND THEN, UH, SPREAD THEM ACROSS THE INCOME LEVELS.
SO I'LL, I'LL CHECK INTO THAT AND GET BACK TO YOU.
SO AS I'M READING THIS CHART, UH, THE TOTAL CAPACITY APPEARS TO BE SUFFICIENT FOR THE CURRENT SIX CYCLE, RIGHT? IS, IS THERE ANY CONCERN ABOUT CAPACITY FOR THE SEVENTH CYCLE POST 2031? WOW.
I THINK THERE'S A LOT OF, I THINK RIGHT NOW, YOU KNOW, EVEN 25% INTO THE SIXTH CYCLE, I THINK THROUGHOUT THE STATE, WHETHER YOU'RE AT THE, THE LOCAL JURISDICTION LEVEL, REGIONAL OR STATE LEVEL, THERE'S A LOT OF CONCERN ABOUT BEING ABLE TO ACHIEVE EVEN SIXTH CYCLE.
SO YEAH, THAT CERTAINLY LOOKING FORWARD, UM, THE SEVENTH IS, IS GOING TO BE CHALLENGING AS WELL.
AND MANY OF THOSE FACTORS, AS WE'LL SEE HERE IN A MOMENT, ARE, ARE REALLY BEYOND OUR CONTROL.
WE CAN'T, YOU KNOW, WE, WE CAN'T, WHAT HAPPENS AT THE NATIONAL LEVEL REAL ESTATE MARKETS, YOU KNOW, WHAT HAPPENS WITH INTEREST RATES, WHAT HAPPENS WITH INVESTOR, YOU KNOW, PREFERENCES FOR RISK, RIGHT? UM, THAT'S REALLY BEYOND OUR CONTROL, BUT WE HAVE TO UNDERSTAND HOW THAT HAS SUCH A GREAT IMPACT ON DEVELOPMENT ACTIVITY IN PETALUMA AND OUR ABILITY TO ACHIEVE OUR ARENA REQUIREMENT THEN.
AND ANDREW, I'LL JUST ADD TOO, WITH SB THREE 30, THEY GOT RID OF THE NO NET LOSS FOR DENSITY.
SO EVEN IF WE'RE WAY ABOVE, WE CAN'T SAY, OKAY, WE HAVE OUR HOUSING FOR THIS CYCLE, OR, AND WE'RE GONNA STOP ISSUING BUILDING PERMITS.
THEY GOT RID OF THAT MORATORIUM, WHICH SOME CITIES DO.
SO WE NEED TO KEEP THEIR DENSITY LEVELS THE SAME.
AND I'M WONDERING, UH, REGARDING THE SPLIT BETWEEN INCOME GROUPS, IF THAT TAKES INTO ACCOUNT OUR INCLUSIONARY HOUSING ORDINANCE FOR 15%? I DON'T THINK SO.
I THINK, OH, THAT'S A GOOD QUESTION, BUT I, I DON'T, I THINK OUR INCLUSIONARY HELPS US ACHIEVE
UM, BUT IT, IT DOESN'T, I DON'T THINK WE BASE IT ON IT.
BUT THAT'S, I, I'M LOOKING FORWARD TO ASKING THIS QUESTION 'CAUSE THAT'S A GOOD QUESTION.
SO LET'S, UH, GO AHEAD THEN AND JUMP TO OUR 2024 ANNUAL REPORT.
IT DOES USE THE DATA THAT'S PRODUCED LOCALLY.
WE ARE REQUIRED TO USE THE HCD FORMAT, UM, WHICH CAN BE CHALLENGING.
AND THEN WE DO BRING IT TO COUNCIL, UH, FOR REVIEW AND FOR DIRECTION TO STAFF TO SUBMIT TO HCD.
SO THE REQUIRED DATA, WE LOOK AT RESIDENTIAL UNITS CREATED THROUGH THE ENTITLEMENT PROCESS, WHICH IS THE ROLE THAT PLANNING COMMISSION PLAYS.
THEN, UM, THE UNITS FOR WHICH BUILDING PERMITS HAVE BEEN ISSUED, THAT DOES ALLOW US TO, UH, CALCULATE OUR ARENA FULFILLMENT.
THEN THE NEXT LEVEL IS UNITS THAT HAVE RECEIVED CERTIFICATES OF OCCUPANCY.
UH, SO THAT MEANS THAT THEY'RE THEN READY TO COME TO THE MARKET
[00:30:01]
AND TO BE TENANTED OR SOLD.THEN, UH, WE'RE ALSO REQUIRED TO REPORT ON THE HOUSING ACTION PLAN STATUS.
UM, AND THEN THERE'S OTHER DATA THAT HCD IS MONITORING, UM, REZONINGS TO COMPLY WITH THE HOUSING ELEMENT AND SO FORTH.
SO THIS IS UNITS THAT HAVE BEEN ENTITLED, PERMITTED AND COMPLETED.
IN 2024, WE ENTITLED 68 UNITS.
WE PERMITTED 27 AND WE COMPLETED 296.
THE, THE 296 FIGURE RE REFLECTS LIKE QUARRY HEIGHTS, WHICH HAS BEEN UNDER PRODUCTION FOR A NUMBER OF YEARS, A RIVERFRONT, YOU KNOW, SUBDIVISION AND SO FORTH.
SO WE CAN SEE THAT SOME OF THOSE, THE COMPLETED UNITS HAVE BEEN IN THE PIPELINE FOR A LONG, LONG TIME.
UM, QUARRY HEIGHTS IS COMPLETING ITS BUILD OUT AND, UH, RIVERFRONT ALSO, UM, JUST RECENTLY, I THINK IT WAS LATE LAST YEAR, COMPLETED ITS BUILDUP.
BUT WE DO PAY ATTENTION TO THIS BECAUSE THIS IS REALLY IMPORTANT.
AND WE ALSO THINK ABOUT WHAT IT'S PREDICTING FOR, UM, FOR THE UPCOMING YEARS.
ANDREW, THAT WAS RIVERFRONT, JUST FINISHED ITS FIRST PHASE, THOUGH, WITH THE SINGLE FAMILY, NOT THE, I THOUGHT PHASE THREE COMPLETED DID NOT THE, THE NORTH NORTH BANK TRY POINT.
WE'RE TALKING ABOUT RIVERFRONT.
YEAH, NO, THERE'S LIKE A WHOLE NOTHER, THERE'S LIKE TWO MORE PHASES, RIGHT? THERE'S THE, OH, YOU'RE TALKING ABOUT THE LOT FOR IT? YEAH, YEAH, YEAH, YEAH.
UH, SO THESE ARE THE PROJECTS 68 UNITS THAT WERE APPROVED IN 2024.
SO THEY RECEIVED PLANNING APPROVALS, REVENA LANE, WHICH CAME TO, UM, THE PLANNING COMMISSION.
THAT WAS A, UH, AN SB THREE 30 PROJECT WITH DENSITY BONUS FOR 32 UNITS, SCOTT RA RESIDENTIAL, WHICH WAS A MARKET RATE PROJECT 28, UH, SINGLE FAMILY DETACHED UNITS.
THEN WE HAD A COUPLE OF, UM, SMALLER PROJECTS THAT WERE PRETTY INTERESTING, UH, VIA GIGI AND KIMBERLY REFLECTING JUST, UH, SINGLE FAMILY DETACHED DWELLING UNITS.
THEY, UH, REQUIRED DISCRETIONARY REVIEW BECAUSE THEY WERE IN A HILLSIDE AREA.
AND SO THE REGULATIONS DO REQUIRE THAT, UM, SEVEN 19 PETALUMA BOULEVARD NORTH WAS A THREE UNIT MULTIFAMILY PROJECT THAT HAD BEEN IN THE PIPELINE FOR QUITE A WHILE.
IT HAD AN ACTIVE PERMIT OR ACTIVE APPLICATION FOR SEVERAL YEARS.
UH, WE WERE FINALLY ABLE TO, UH, TO ISSUE THAT APPROVAL, UH, NUMBER 10, EIGHT AND 10 KELLER STREET AND THEN 4 0 7 C STREET ARE INTERESTING.
THESE ARE, UM, TWO LOCATIONS WHERE THE GROUND FLOOR WAS CONVERTED TO COMMERCIAL RESIDENTIAL UNITS.
GROUND FLOORS CONVERTED, CONVERTED TO COMMERCIAL WITH, UH, STILL MAINTAINING THE RESIDENTIAL COMPONENT.
BUT OUR CODE REQUIRES THAT IF YOU'RE IN A MIXED USE ZONING DISTRICT, YOU CAN THEN CONVERT BACK TO A HUNDRED PERCENT RED RESIDENTIAL, BUT YOU HAVE TO GO THROUGH A MINOR CONDITIONAL USE PERMIT PROCESS.
SO THESE, UH, BOTH OF THESE PROJECTS ARE NOW 100% RESIDENTIAL.
UH, THEN WE GO INTO ANOTHER TABLE OF DATA THAT'S REQUIRED, AND THAT'S THE PLANNING ENTITLEMENT APPLICATIONS FOR 2024, UH, 399 UNITS, UH, WERE SUBMITTED IN APPLICATION, AND THREE OF THOSE WERE APPROVED.
SO IN THIS TABLE HERE, THE THREE THAT WE'RE LOOKING AT ARE, UM, THE, UH, 10 KELLER AND 4 0 7 C STREET.
10 KELLER WAS TWO UNITS, AND 4 0 7 C WAS ONE.
UM, AND THEN THE OTHER 3 99 THAT WE'LL LOOK AT, UH, HERE IN A MOMENT.
AND THEN OUT OF THOSE, WE HAD ZERO MINISTERIAL APPLICATIONS, SO NO SB 35 APPLICATIONS, BUT WE HAD FIVE PROJECT APPLICATIONS FOR 399 UNITS.
THIS CHART IS TELLING US THAT WE ADDED THREE HOUSING UNITS IN ALL OF 2024 FOR OCCUPANCY, NOT, NO, THIS WOULD, THIS WOULD JUST BE ENTITLEMENTS APPROVED.
SO THIS IS JUST TO GO TO BUILDING PERMIT.
DO WE HAVE A CHART THAT SAYS LIKE, HOW MANY NEW UNITS CAME ONLINE IN THE YEAR? MM-HMM
WE'LL, SO THEN SOME OF THE, UH, THE PROJECTS THAT SUBMITTED FOR, UH, SUBMITTED APPLICATIONS THAT MIGHT BE A BETTER WAY OF THINKING ABOUT IT, UH, WOULD BE THE SIG COMMONS APARTMENTS.
IT'S 180 UNIT MULTIFAMILY PROJECT THAT IS COMING TO PLANNING COMMISSION ON JULY 22ND.
SO, UH, THEY'LL BE, UM, REQUESTING SPAR APPROVAL, THE GALLAGHER SENIOR LIVING PROJECT, WHICH IS BRINGING 85 INDEPENDENT LIVING UNITS, UM, TO MARKET.
WHAT, IT'S INTERESTING, WHEN WE LOOK AT SENIOR LIVING, BECAUSE WE'RE ABLE TO COUNT THE INDEPENDENT LIVING UNITS TOWARDS OUR ARENA REQUIREMENT, WE CAN'T COUNT
[00:35:01]
TO THE ASSISTED LIVING OR MEMORY CARE SERVICES.THOSE ARE NOT CONSIDERED LIVING UNITS.
THE OYSTER COVE MIXED USE PROJECT APPLICATION FOR 131, UH, SINGLE FAMILY ATTACHED UNITS, THAT, THAT, UH, SPAR APPLICATION WAS SUBMITTED IN EARLY 2024, BUT BY THE END OF 2024 WAS WITHDRAWN.
I DO HAVE THAT AS AN EXAMPLE PROJECT THAT WE'LL DISCUSS AT, UH, THE END OF OUR NEXT PRESENTATION.
AND THEN I'VE ALREADY TALKED ABOUT 10 KELLER AND 4 0 7 C.
UH, HOW IS THE TIME THE DEVELOPMENT TIMELINE FACTORED INTO THE ARENA STRATEGY? LIKE IF LARGER MULTIFAMILY PROJECTS TAKE SIX YEARS TO GO THROUGH FULL ENTITLEMENTS, CQA PROCESS OR EIR LIKE, IS, IS THAT FACTORED IN AT ALL PROJECTING TIMELINES AND OUR GOALS? THEY, THEY DO.
UM, THE, WHAT HCD IS, IS REALLY LOOKING AT OUR ISSUED BUILDING PERMITS AND CERTIFICATES OF OCCUPANCY.
THEY, THEY DO MONITOR, OF COURSE, ENTITLEMENT APPLICATIONS AND THEN ENTITLEMENT APPROVALS BECAUSE THEY WANT TO UNDERSTAND WHY SOME PROJECTS AREN'T MAKING IT TO ENTITLEMENT APPROVAL.
THEY'RE VERY INTERESTED IN THAT.
I THINK THEY'RE ALSO VERY INTERESTED.
THEY'RE USING THAT AS A MEASURE OF THE EFFECTIVENESS OF STATE HOUSING LEGISLATION, ONE OF THEIR MEASURES.
SO, UH, THEY ARE INTERESTED IN IT, BUT TYPICALLY WHAT WE'LL FIND THOUGH, IS AN ENTITLEMENT APPLICATION IS GOING TO GO THROUGH THE PLANNING REVIEW PROCESS, SAY IN, IN A YEAR.
IF WE HAVE AN EIR THAT MIGHT STRETCH TO TWO YEARS, BUT THE, THE SIX YEAR PROCESS IS REALLY LOOKING AT FROM ENTITLEMENT TO, TO CON, UH, BUILDING PERMIT ISSUED FOR CONSTRUCTION, AND THEN CERTIFICATE OF OCCUPANCY.
SO THEN THIS GETS TO THE BUILDING PERMIT ACTIVITY.
WE ISSUED THE 296 CERTIFICATES OF OCCUPANCY, UH, AND THIS IS THE BREAKDOWN AMONGST SINGLE FAMILY DETACHED MULTIFAMILY, AND THEN 2180 U UNITS.
AND THEN, UM, 27 BUILDING PERMITS WERE ISSUED.
UH, SO THIS MEANS THAT, YOU KNOW, AS OF RIGHT NOW, THERE'S, THERE'S APPROXIMATELY 27 UNITS BEING INACTIVE CONSTRUCTION, UH, INCLUDING THE 19 A DU ADU THAT HAVE BEEN ALLOCATED ACROSS OUR ARENA REQUIREMENT.
AND THEN, UH, WE TAKE A LOOK AT BUILDING PERMITS ISSUED BY INCOME CATEGORY.
SO WE CAN START TO SEE THERE, IF WE LOOK OVER AT THE PERCENT OF ARENA THAT WE'VE COMPLETED AT THE END OF THE TWO YEAR CYCLE, WE'RE AT ABOUT 22% FULFILLMENT.
UH, BUT, UH, ABOUT 25, WELL, MORE THAN 25% THROUGH THE CYCLE.
AND THEN THE BREAKDOWN OF, OF HOW THOSE, UM, ADD UP.
AND THEN THIS IS OUR A DU STRATEGY AND A DU PRODUCTION.
UM, WE'RE ACTUALLY, WE HAVE FORECASTED AN AVERAGE OF 16 PERMITS ANNUALLY, AND, UM, IN FACT, WE'RE EXCEEDING THAT AVERAGE.
SO WE'RE VERY, VERY HAPPY ABOUT THAT.
UH, I THINK THAT, UH, SOME OF THE FACTORS, YOU KNOW, THERE'S THE ASSUMPTION THAT IF YOU HAVE A SITE THAT'S DEVELOPED WITH SINGLE FAMILY DETACHED HOUSING UNIT, THAT YOU HAVE ROOM ON THAT SITE FOR AN A DU.
BUT I THINK OFTENTIMES WHAT WE FIND, ESPECIALLY IN THESE SUBDIVISIONS OF A 6,000 SQUARE FOOT LOT, WHERE YOU HAVE THAT, THAT HOUSING UNIT DEVELOPED 20 FEET BACK FROM THE FRONT PROPERTY LINE, BUT SPANNING THE WIDTH OF THE LOT, IT'S REALLY DIFFICULT FOR THOSE HOMEOWNERS TO GET AN A DU IN THAT BACKYARD, UH, AND STILL FEEL LIKE THEY'RE HAVING THE LIFESTYLE THAT THEY WOULD PREFER.
I DO THINK THAT THAT'S, UH, A LIMITATION THAT, UM, IS, IS REAL FOR, FOR MOST JURISDICTIONS, BUT YET THE STATE SEEMS TO CONTINUE TO ANTICIPATE THAT, YOU KNOW, VIRTUALLY ANY SINGLE FAMILY DETACHED SITE COULD HOST AN A DU.
UM, AND SO IT CONTINUES TO BE VERY AGGRESSIVE WITH ITS EFFORTS TO, UH, TO, UM, PROVIDE A, UH, AND FACILITATE THE REGULATORY PATHWAY FOR A DU DEVELOPMENT.
ARE JUNIOR ADUS INCLUDED IN THE A DU NUMBERS? YES.
BUT WE DON'T BREAK THOSE OUT SEPARATELY MM-HMM
AND SO THEN OUR PROGRESS BY, UM, BY, OR THIS IS COMPARING OUR PROGRESS WITH OTHER JURISDICTIONS, UH, NEARBY, UM, THE UNINCORPORATED SONOMA COUNTY, TATI RONNER PARK IN SANTA ROSA, UH, WHERE WE STAND, UM, SANTA ROSA IS REALLY LEADING IN HOUSING DEVELOPMENT.
THEY'VE, THEY HAVE DONE A LOT TO STREAMLINE DEVELOPMENT AT THE LOCAL LEVEL.
SO, UM, THEY'VE DONE SOME OF THOSE NON-FINANCIAL INCENTIVES.
[00:40:01]
PROGRESS THERE IN, IN THAT FRONT.UM, BUT COMPARATIVELY SPEAKING, WE'RE, UH, PETALUMA IS DOING QUITE WELL.
SO OTHER NOTABLE DATA, DATA POINTS, DENSITY BONUS APPLICATIONS ARE TRACKED, BUT WE DID NOT RECEIVE ANY DENSITY BONUS APPLICATIONS IN 2024 TO RAVINA LANE WAS APPROVED IN 2024, BUT SUBMITTED IN 2023.
UM, UH, WE ALSO, WE DIDN'T RECEIVE ANY SB NINE APPLICATIONS IN 2024.
WE HAD A COUPLE, UH, SUBMITTED IN 2023, AND WE HAVE SEVERAL THAT WE'RE WORKING WITH RIGHT NOW, UM, TO SUBMIT APPLICATIONS.
CAN YOU JUST REDEFINE WHAT SP NINE AND S SP 35 ACTUALLY DO? SURE.
UH, THEY DO TWO DIFFERENT THINGS.
UM, ALTHOUGH THEY BOTH CREATE MINISTERIAL PROCESSES OR PATHWAYS.
WHAT SB NINE DOES IS, IS, YOU MIGHT HAVE HEARD IT REFERRED TO AS, UM, AN URBAN LOT SPLIT OR TWO UNIT DEVELOPMENT.
SO THAT ALLOWS THE SUBDIVISION OF A, UH, PARCEL INTO TWO LOTS THROUGH A MINISTERIAL PROCESS.
WE, WE DO USE THE TENTATIVE PARCEL MAP APPLICATION, BUT WE DON'T EXERT ANY, DIS ANY DISCRETION ON IT.
SO, UH, AND THEN THE TWO UNIT DEVELOPMENT ALLOWS FOR DEVELOPMENT OF TWO, UH, DWELLING UNITS ON A PARCEL.
YOU HAVE TO MEET, IN BOTH CASES, YOU HAVE CERTAIN OBJECTIVE, UH, DEVELOPMENT STANDARDS THAT YOU HAVE TO COMPLY WITH RELATED TO PARCEL SIZE, SETBACKS AND THINGS LIKE THAT.
BUT THEY'RE REALLY, THEY'RE REALLY FOCUSED AT, UM, SORT OF, I THINK, BREAKING THROUGH THAT MODEL OF LOW DENSITY SUBDIVISION AND ALLOWING FOR, FOR HIGHER DENSITY DEVELOPMENT, BUT STILL AT A FAIRLY LOW SCALE.
UM, THEN SB 35, WHICH HAS TAKEN AN INTERESTING TWIST WITH SB 4 23, MANY PEOPLE STILL REFER TO IT AS SB 35.
CURRENTLY THOUGH, THE STATE IS REFERRING TO IT AS SMAP, UM, OR SB 4 23, AN SB 35 APPLICATION.
IF A PROJECT QUALIFIES FOR SB 35, THEN IT, IT GOES STRAIGHT TO BUILDING PERMIT.
SO AN EXAMPLE IS FOUR 14, UM, PETALUMA BOULEVARD NORTH, OR, UH, 16 0 1 PETALUMA BOULEVARD SOUTH, WHICH IS, I THINK, COMING CLOSE TO COMPLETING CONSTRUCTION.
BOTH OF THOSE WERE SB 35 PROJECTS.
AND WHAT THAT MEANS IS THAT THE PROJECT IN BOTH OF THESE CASES, A HUNDRED PERCENT AFFORDABLE HOUSING, SO THAT'S PROBABLY ITS PRIMARY QUALIFYING CRITERIA, AND THEN THEY COMPLY WITH OBJECTIVE DEVELOPMENT AND DESIGN STANDARDS ONLY AND GO STRAIGHT TO BUILDING PERMIT.
AND SO WHAT IT DOES THERE IS, IT'S, IT, IT APPLIES A SPECIFIC TIMEFRAME, I THINK, FOR A HUNDRED.
AND, UH, NOW, DYLAN, DO YOU REMEMBER THE TIMEFRAMES 90 DAYS FOR, FOR THE APPROVAL MINISTERIAL FOR REVIEW? YEAH, THAT SOUNDS RIGHT.
IT'S LIKE 60 DAYS FOR UP TO 150 UNITS AND 90 DAYS FOR O OVER ONE 50, I THINK.
SO IT, IT FORCES US INTO A REVIEW TIMEFRAME, BUT THEN ALSO IT, IT LIMITS, WELL, IT ELIMINATES DISCRETION REALLY.
AND SO, UH, THERE'S A LOT OF BENEFIT TO THAT FOR THE DEVELOPERS IN TERMS OF RISK REDUCTION.
AND I THINK IT'S 50 UNITS THAT THE DEVELOPMENT'S LESS THAN 50 UNITS AND QUALIFIES FOR SB 35.
IT NEEDS TO BE APPROVED WITHIN 60 DAYS ABOVE THAT IT'S 90 DAYS.
AND LIKE ANDREW SAID, THERE'S NO CA NO PLANNING COMMISSION, NO ENTITLEMENTS.
IT GETS RUBBER STAMPED IF IT MEETS ALL THOSE OBJECTIVE STANDARDS, INCLUDING IT NEEDS TO BE URBAN INFILL, A HUNDRED PERCENT AFFORDABLE.
THERE'S ALSO PREVAILING WAGE REQUIREMENT, WHICH IS MAYBE WHY WE DON'T SEE AS MUCH.
I THINK THAT'S, UM, BUT YEAH, IT'S ONE OF THE PROCESSES THAT THE STATE HAS RECENTLY DID, I THINK, 2017 OR SO.
THANKS FOR THAT ADDITIONAL MM-HMM.
I THINK THAT S GONNA 4.3 REMOVED THE PREVAILING WAGE TOO, RIGHT? YEAH.
S SB 35 WAS, WAS ONE OF THE FIRST, UM, LEVERS OF THE STATE, AND THAT'S WHEN, WHEN MANY PEOPLE REALLY STARTED SAYING, WAIT A MINUTE, YOU'RE TAKING AWAY OUR, OUR LOCAL DISCRETION AND REALLY CHALLENGING THE STATE ON IT.
WHAT I THINK IS INTERESTING ABOUT IT IS, UH, TO DYLAN'S POINT, PEOPLE REALLY FOCUSED IN ON THE, THE MINISTERIAL PROCESS WITHOUT REALIZING THAT THE MINISTERIAL PROCESS THEN ELIMINATED ENVIRONMENTAL REVIEW UNDER CQA.
SO IT WAS REALLY ONE OF THE FIRST EFFORTS OF THE STATE TO START TO BREAK THROUGH THE, THE SQA LOG JAM WHEN IT CAME TO HOUSING DEVELOPMENT.
AND THEN WE'VE SEEN THAT COME FULL CIRCLE WITH SB 1 31 AND AB ONE 30 THAT WE'RE JUST RECENTLY ENACTED IN WHAT, LAST WEEK, I THINK LAST MONDAY.
SO A LOT OF EVOLUTION, RIGHT? YEAH.
UM, AND THEN IT, THE, UH, STATE ALSO MONITORS ARENA REZONINGS, BUT IN THE CITY OF PETALUMA, WE WERE ABLE TO MEET OUR ARENA HOUSING REQUIREMENT
[00:45:02]
USING SITES THAT WERE ALREADY ZONED FOR HOUSING.SO WE DIDN'T HAVE TO, WE HAVEN'T HAD TO ENGAGE IN ANY REZONINGS TO, IN ORDER TO, UH, POSITION SITES FOR HOUSING DEVELOPMENT PURSUANT TO ARENA.
WE STILL ENGAGE IN REZONINGS TO SUPPORT HOUSING DEVELOPMENT, BUT IT'S NOT A REQUIRED REZONING BY THE HOUSING ELEMENT.
AND THEN, UM, WE CAN THEN TURN TO 2025 EXPECTED PIPELINE ACTIVITY.
UM, WE'VE GOT IN PLANNING REVIEW, 394 UNITS, UH, 78, LOW INCOME ABOVE MODERATE 316.
WE HAVE, UH, 244 APPROVED, 437 IN PLAN CHECK.
SO WE'RE LOOKING AT, UM, OVERALL, WHEN WE LOOK AT OUR PIPELINE ACTIVITY HITTING ABOUT 59% OF, OF OUR ARENA REQUIREMENT, UM, I THINK NOW THOUGH, IT'S, IT'S NOW IS A GOOD TIME TO START THINKING ABOUT, YOU KNOW, THOSE, THOSE FINAL FOUR YEARS OF RENA, RIGHT? EVEN THOUGH WE'RE ONLY A QUARTER OF THE WAY THROUGH, IT'S SORT OF NOT TOO EARLY TO START THINKING ABOUT THE, THE LAST FOUR YEARS AND, AND, UM, WHAT, WHAT IT'S GOING TO LOOK LIKE THEN.
SO THEN WE TURN TO THE HOUSING ACTION PLAN, AND THIS IS WHERE WE HAVE 102 SPECIFIC ACTIONS THAT WE HAVE TO WORK THROUGH THAT IN SOME WAY INCENTIVIZE HOUSING DEVELOPMENT, THAT, THAT MAY BE HOUSING DEVELOPMENT IN TERMS OF PRODUCTION, IT MAY BE TENANTING, IT MAY BE RETAINING HOUSING, YOU KNOW, HOUSING PRESERVATION AND SO FORTH.
BUT THEY, THEY ALL WORK TOGETHER TO HELP US MOVE THE NEEDLE ON, UM, HOUSING AND, UH, AND ENSURING THAT ALL, ALL PETALUMA HAVE ACCESS TO HOUSING.
SO THE, UH, PROGRESS TO GOALS OVERALL IS SLIGHTLY LESS THAN 80%.
AND THEN WE SEE HERE WHERE WE'VE DEVELOPED A PROCESS OF QUANTIFYING OUR PROGRESS AND THEN BEING ABLE TO CHART IT.
THIS IS WHAT IT LOOKS LIKE IN THE DRILL DOWN.
UH, WE TAKE EACH OF THE SPECIFIC ACTIONS, UM, ALL 102 OF THEM.
WE, WE STIPULATE WHERE THEY ARE, IF THEY'VE BEEN COMPLETED, IF IT'S AN ONGOING PROGRAM, IF IT'S IN PROCESS, OR IF IT'S A FUTURE ANTICIPATED FOR FUTURE WORK, WE ASSIGN A PERCENTAGE COMPLETE.
AND THEN THAT ALLOWS US TO GET SORT OF A BROAD SKETCH OF WHERE WE ARE ON EACH OF THE, THE, UH, PROGRAMS. SO THIS IS SORT OF THE BACKEND DATA TO WHAT YOU'RE SEEING HERE.
AND I, I THINK I WANT TO POINT OUT HERE, ESPECIALLY WHEN WE LOOK AT, UH, GOAL ONE, HOUSING AVAILABILITY AND CHOICES AND GOAL TWO DEVELOPMENT CONSTRAINTS, THOSE TWO, THOSE TWO GOALS ESPECIALLY ARE REALLY, UM, WAITING ON ACTION FROM THE GENERAL PLAN UPDATE AND THE CODIFICATION OF THE GENERAL PLAN.
SO THERE'S A LOT OF, UH, LAND USE REGULATIONS THAT WOULD CHANGE, UM, PURSUANT TO THE GENERAL PLAN THAT ARE ALREADY STIPULATED IN THE HOUSING ELEMENT, WHICH REMINDS US THAT THE HOUSING ELEMENT IS ACTUALLY PART OF THE GENERAL PLAN.
SO WHEN WE'RE IMPLEMENTING THE HOUSING ELEMENT THAT HAS BEEN CERTIFIED, WE'RE ACTUALLY LEADING ON IMPLEMENTATION OF THE GENERAL PLAN.
AND SO THEN THE, UH, THE STAFF REPORT THAT WAS SUBMITTED TO, UH, CITY COUNCIL, WE LOOKED AT REAL ESTATE MARKETS, THE NATURE OF THE MARKETS, WHAT THEY'RE EXPERIENCING, UH, THE PRIMARY RESOURCE THERE WAS, UH, THE URBAN LAND INSTITUTE'S EMERGING TRENDS PUBLICATION THAT THEY DO YEARLY.
IT'S REALLY THE INDUSTRY'S LEADING PUBLICATION.
IT ALWAYS LOOKS BACK ON THE PAST YEAR OF ACTIVITY AND THEN LOOKS FORWARD TO THE NEXT YEAR FORECASTING WHERE THEY THINK THE REAL ESTATE MARKETS WILL BE.
THAT IN PARTICULAR TALKED ABOUT A, A LOT ABOUT, UM, INVESTOR APPREHENSION ABOUT THE INTEREST RATES, AND THEN ABOUT, YOU KNOW, FINDING THOSE SOURCES OF INVESTMENT, UM, OFTENTIMES THROUGH REITS AND THEN WHERE THEY'RE LOOKING AT LOOKING FOR THEIR INVESTMENTS.
UH, THEN WE ALSO CONSIDERED STATE LEGISLATION AND JUST THE PLETHORA OF, OF A LEGISLATION THAT CONTINUES TO COME DOWN THROUGH THE STATE TO MOVE THAT NEEDLE ON ADVANCING HOUSING PRODUCTION.
FINALLY, THE AVAILABILITY OF LAND.
THAT'S THINKING ABOUT, YOU KNOW, WHEN WHEN WE THINK ABOUT THE AVAILABILITY OF NEW LAND FOR DEVELOPMENT, WHICH IS VERY LIMITED BY OUR URBAN GROWTH BOUNDARY, THEN, THEN YOU HAVE THE OPTION THEN IF YOU'RE GOING TO SEE DEVELOPMENT, THAT DEVELOPMENT HAS TO GO UP RATHER THAN OUT.
SO WHEN YOU THINK ABOUT HOW DO WE, HOW DO OUR POLICY SUPPORT INCREASING DENSITY, UM, RATHER THAN ADDING NEW LAND WHERE DEVELOPMENT CAN HAPPEN OUT ON THE URBAN FRIDGE, WHICH GETS US THEN INTO THE LOCAL REGULATORY CONTEXT, UH, AND JUST WHERE WE ARE WITH OUR REGULATIONS.
WE'VE DONE, I THINK, A GREAT JOB OF ADVANCING OUR A DU REVIEW, REALLY
[00:50:01]
FACILITATING, UM, AND, AND MAKING THAT WELL KNOWN, WORKING WITH APPLICANTS, UM, GAINING ACCESS TO PRE-APPROVED PLANS AND SO FORTH TO TRY TO, TO TRY TO REDUCE COST AS MUCH AS POSSIBLE.AND THEN THIS FALL, WE'RE BRINGING FORWARD SOME, UH, HOUSING ELEMENT RELATED, UM, AMENDMENTS TO THE IZO, UH, FOR YOUR CONSIDERATION, WE'LL START THOSE STUDY SESSIONS LIKELY IN AUGUST, UM, BUT DEFINITELY BRINGING IT FORWARD FOR A PUBLIC HEARING OCTOBER NOVEMBER TIMEFRAME.
AND THEN FINALLY, TIME AND RISK.
I ADDED THIS BECAUSE CERTAINLY IT'S A PRODUCTION INFLUENCER, UM, FROM THE, FROM THE DEVELOPMENT FROM THE PRIVATE SECTOR, THINKING ABOUT THE AMOUNT OF TIME IT TAKES TO GET A PROJECT APPROVED AND THEN THE RISK ASSOCIATED WITH IT.
AND IF WE THINK ABOUT THE NORTH BAY BROADLY, THEN I THINK DEVELOPERS TO SOME DEGREE ARE NATURALLY INCLINED TO GO TO THOSE JURISDICTIONS WHERE THEY PERCEIVE LESS RISK, UH, IN THE REVIEW PROCESS OR WHERE THEY'RE REALIZING THAT THEY CAN MOVE A LOT MORE QUICKLY TO, TO, UH, DEVELOP THEIR PRODUCT.
SO SOME SUPPORT AND INCENTIVES THAT WE SHARED WITH, UH, WITH THE COUNCIL.
THE FIRST IS TO HAVE FOCUSED DIALOGUES, FOR INSTANCE, UM, HAYSTACK PACIFICA IS AN APPROVED PROJECT.
WE'VE BEEN IN CONVERSATION WITH THEM TRYING TO UNDERSTAND THE FACTORS THAT ARE AFFECTING THEIR ABILITY TO, UM, SUBMIT FOR BUILDING PERMITS AND TO PURSUE, UH, DEVELOPMENT OF THAT APPROVED PROJECT.
AND THEN FINALLY LOOKING AT SOME, UH, NEXT, LOOKING AT SOME INFILL HOUSING STRATEGIES, UM, DENSITY ALLOWANCES, UH, IDEAS AROUND LOCAL PLANNING REVIEW STREAMLINING.
SO, UH, FOR INSTANCE, ADMINISTRATIVE SITE PLAN AND ARCHITECTURAL REVIEW CAN BE USED FOR PROJECTS OF FIVE UNITS OR FEWER.
IF WE WERE, IF WE WERE TO INCREASE THAT TO SAY 10 UNITS OF FEWER, THEN WE'RE, WE'RE STREAMLINING THE REVIEW PROCESS, REDUCING THE AMOUNT OF TIME, REDUCING RISK ASSOCIATED WITH, UM, WITH THE, UH, DISCRETIONARY PROCESS, AND THEN LOOKING THROUGHOUT THE STATE FOR BEST PRACTICES AND, AND BRINGING THOSE FORWARD AND EXPLORING HOW WE CAN LEARN FROM OTHER JURISDICTIONS WHO ARE, ARE, UH, REALLY DOING SOME INTERESTING AND COMPELLING WORK.
UM, SAN DIEGO ESPECIALLY, I THINK, HAS THEIR COMPLETE COMMUNITIES, UM, PROGRAM, WHICH IS, I THINK, GENERATING RESULTS DOWN THERE, BUT THEN ALSO JURISDICTIONS LIKE US IN TERMS OF SIZE, UM, AND, AND, UH, RESOURCES AND WHAT THEY'RE DOING.
SO, UH, AGAIN, LOOKING AT COMING FORWARD, WE'RE, WE'RE IN SUMMER OF 2025.
WE ARE WORKING ON A DU ORDINANCE UPDATES.
WE'RE WORKING TO UPDATE OUR SB NINE, UM, APPLICATION PROCESS THAT WOULD EVENTUALLY INCLUDE, UH, SBS 9 10, 6 84, AND 1123, KIND OF WRAPPING ALL OF THAT TOGETHER.
AND THEN WE'VE GOT A COUPLE OF OTHER, UM, AMENDMENTS THAT ARE REQUIRED BY THE, UH, HOUSING ELEMENT AS WELL AS THOSE THAT ARE JUST WOULD REFLECT, UM, CHANGES IN STATE REGULATIONS THAT WE'RE REQUIRED TO COMPLY WITH.
ANOTHER BIG EFFORT WE'VE BEEN WORKING ON OVER THE LAST SEVERAL MONTHS IS, UH, REALLY PREPARING A DRAFT OF THE ZONING CODE, UPDATE SCOPE OF WORK, SO THAT WE CAN START TO UNDERSTAND WHAT'S GOING TO BE NEEDED, UH, IN ORDER TO BRING THAT RFP ISSUE, THAT RFP AND BEGIN THE PROCESS OF RECEIVING PROPOSALS THAT, UH, ZONING CODE UPDATE RFP WHEN IT'S READY WILL COME FORWARD TO PLANNING COMMISSION FOR YOUR CONSIDERATION AND INPUT AS WELL, BECAUSE YOU'LL BRING A DIFFERENT PERSPECTIVE TO IT THAN WHAT STAFF OR, OR THE, UM, PRIVATE SECTOR THAT WE'VE ALREADY SPOKEN WITH.
SO, QUESTIONS, I APPRECIATE THAT YOU ASKED QUESTIONS DURING THE, UH, PRESENTATION.
I THINK I LIKE THAT FORMAT, BUT, UM, I THINK BEFORE WE MOVE ON, ANY OTHER THOUGHTS ABOUT THE HOUSING ELEMENT AND, AND ITS STATUS? DARREN? YEAH, THANK YOU FOR THE PRESENTATION.
UM, AND JUST THINKING OF A PREVIEW OF COMING ATTRACTIONS WITH THE HOUSING ELEMENT NECESSITATED IZO UPDATES, I, I THINK DOES IT, I MEAN, NOT THAT YOU CAN GIVE US A PLAY BY PLAY, BUT IT'S, I THINK WE'LL BE KEEPING WITH TRENDS OF, YOU KNOW, MORE DENSITY WHERE POSSIBLE LIMIT DISCRETIONARY REVIEW, GET PAST THE SQL LOG JAM OR THOSE KIND OF THE COLOR OF THE, THE UPDATES THAT WE'RE LOOKING AT OR, 'CAUSE I DON'T REMEMBER THE HOUSING ELEMENT EVERY POLICY, AND OBVIOUSLY YOU COULDN'T GO THROUGH IT ON THE POWERPOINT LINE BY LINE, BUT I'M WONDERING IF THAT'S KIND OF WHAT, WHAT WE HAVE COMING.
WELL, I THINK IN THE, IN THE LONGER TERM, THE DENSITY QUESTION IS GOING TO BE ADDRESSED THROUGH THE GENERAL PLAN LAND USE FRAMEWORK.
SO, UH, WE WON'T BE, I THINK SHORT TERM FOR INSTANCE, WE HAVE A, A SPECIFIC ACTION
[00:55:02]
THAT REQUIRES US AT PRESENT.UM, IN COMMERCIAL DISTRICTS, WE HAVE A REQUIREMENT FOR GROUND FLOOR COMMERCIAL AND MIXED USE PROJECTS, AND THE HOUSING ELEMENT DIRECTS US TO PERMIT GROUND FLOOR RESIDENTIAL FOR SENIOR PROJECTS AND I THINK SUPPORTIVE HOUSING PROJECTS.
SO WE WOULD BRING THAT FORWARD BECAUSE THAT'S A PRETTY CLEARLY ARTICULATED REQUIREMENT.
UM, CE A I I, I DON'T THINK AT THIS POINT IN TIME, UM, WE'RE BUSY ON PACKING THE STATES, YOU KNOW, RECENT CHANGES, TOCE A, WHICH I THINK WILL BE USEFUL.
WHAT I WOULD LIKE TO DO IN TERMS OF, OF REDUCTION IN OR CHANGES TO STREAMLINE, UM, ENTITLEMENT REVIEW IS HAVE THAT OPPORTUNITY FOR DISCUSSION TO GAIN SOME INPUT ON WHAT WE COULD DO AND WHAT COULD BE SUPPORTED, UM, AND, AND TAKE THAT THROUGH OUR MORE TYPICAL PROCESS OF, YOU KNOW, ANALYSIS, INPUT, UM, AND SO FORTH BEFORE MAKING SOME RECOMMENDATIONS FOR HOW WE MIGHT WISH TO STREAMLINE.
AND AS A QUICK FOLLOW UP TO THAT, UM, IN BETWEEN STAFF, OBVIOUSLY THE DISCUSSION HAPPENS WITH POLICY MAKERS, RIGHT? BUT THOSE KIND OF THREE PARTS THAT SEEM TO BE FROM THE PRESENTATION KIND OF LIMITING HOUSING PRODUCTION.
UM, DO YOU GUYS EVER HAVE TO BALANCE WHAT THE PURPOSE OF THOSE, I MEAN, STRIKING A BALANCE BETWEEN GETTING AROUND SOME OF THOSE THAT ARE WHAT ARE CURRENTLY LIMITERS, BUT YOU KNOW, WHAT I GUESS PURPOSE THEY SERVE IN THE MODERN LANDSCAPE, ARE THEY, DO WE NEED TO STRIP MOST OF IT OUT? OR HOW, HOW DO YOU GUYS APPROACH STRIKING A BALANCE? BECAUSE IN THE FACE OF THE ARENA NUMBERS AND THE HOUSING PRESSURES, IT SEEMS LIKE IT'S HARD TO FIND ARGUMENTS TO SUPPORT, RIGHT? TO NOT JUST STRIP THEM OUT, RIGHT? RIGHT, RIGHT.
SO HOW DO YOU, HOW DO YOU CONCEPTUALIZE, I KNOW THAT'S A BIG QUESTION, BUT MM-HMM
I'M JUST CURIOUS HOW YOU GUYS THINK ABOUT THAT AS A STAFF AND AS A, AS A BODY? WELL, I, I THINK THAT ONE, ONE THING THAT I THINK ABOUT IS JUST WHAT SORT OF DEVELOPMENT DO WE WANT, RIGHT? WHERE, WHERE IS, IS IT MAYBE THAT WE WOULD LIKE TO SEE MORE OF, YOU KNOW, KIND OF WHAT THE MISSING MIDDLE TYPE OF INFILL DEVELOPMENT, YOU KNOW, THAT SMALLER SCALE, YOU KNOW, FOUR UNIT TO EIGHT UNIT DEVELOPMENT THAT MAY NOT BE HAPPENING, BUT WE WOULD LIKE THAT TO HAPPEN.
SO THAT'S NOT, UH, THAT'S REALLY DENSITY LIGHT, IF YOU WILL, BUT IT, IT, I THINK, CAN REALLY START TO KNIT TOGETHER NEIGHBORHOODS AND CREATE, YOU KNOW, UM, FAVORABLE HOUSING OPPORTUNITIES AND HOUSING OPTIONS AT A SMALL SCALE.
SO I THINK THAT PART OF THE PROCESS IS TO NOT JUST BROADLY SAY DENSITY.
YOU KNOW, WE WANT MORE DENSITY OR WE WANT HIGHER DENSITY.
UM, BUT TO LOOK KIND OF AT THE, THE, AGAIN, THAT LOWER DENSITY RANGE, THAT SORT OF INCREMENTAL DENSITY.
AND IF, IF WE LIKE THAT APPROACH, THEN WE LOOK AT HOW DO WE INCENTIVIZE THAT AND SUPPORT IT.
SO I REALLY THINK IT, IT'S, IT'S ASKING THAT QUESTION, WHAT DO WE WANT TO SEE? AND THEN HOW DO WE, UM, GO ABOUT SUPPORTING THAT AND, AND WHERE CAN WE FRONT LOAD PLANNING EFFORTS TO ELIMINATE MORE DISCRETIONARY REVIEW RIGHT.
I, LIKE I SAID, I KNOW THAT'S A BIG QUESTION, SO THANK YOU.
AND, AND I THINK TOO, A LOT OF IT IS ABOUT, YOU KNOW, IF WE LOOK AT REDUCING STREAMLINING OR, OR, UM, ELIMINATING DISCRETIONARY REVIEW, WHAT THAT ALSO BEGS IS THEN WHAT DO WE DO WITH OUR OBJECTIVE DEVELOPMENT AND DESIGN STANDARDS? DO WE NEED TO AUGMENT THOSE? UH, WE HAD THE CONVERSATION, UM, WHEN, WHEN WE TOOK THEM THROUGH THE REVIEW AND APPROVAL PROCESS OR ADOPTION PROCESS ABOUT, WELL, THESE ARE GREAT AS GENERAL STANDARDS, BUT WHAT ABOUT SPECI, YOU KNOW, HAVING MORE SPECIFIC STANDARDS FOR CERTAIN NEIGHBORHOODS OR CERTAIN PARTS OF TOWN.
SO I THINK WE'LL GET INTO A CONVERSATION THERE ABOUT, UM, AUGMENTING DEVELOPMENT AND DESIGN STANDARDS.
UM, HOW, WHEN WE TALK ABOUT HOUSING PRESERVATION, WHAT ARE THE RISK FACTORS THAT LEAD TO HOUSING STOCK BEING DECREASED OR TO LOSING HOUSING? I THINK HOUSING PRESERVATION WAS ONE OF THE ARENA GOALS OR KIND OF OUTLINE THERE, AND I'M JUST WONDERING HOW THAT ALL FACTORS IN OR WHAT I, I THINK, WELL, I, I MEAN REALLY WE'RE, WE'RE PROHIBITED FROM RIGHT NOW, STATE LAW, IF WE, IF HOUSING IS DEMOLISHED, IT HAS TO BE REPLACED.
AND SO, BUT I THINK FOR INSTANCE, SHORT TERM VACATION RENTALS CAN TAKE HOUSING OUT OF THE MARKET FOR LONGER TERM PURPOSES.
UM, YOU KNOW, SECOND HOMES, WE DON'T, I, IRONICALLY, I WAS LISTENING TO THE RADIO ON THE WAY IN AND, UH, ONE OF THE, THE PEOPLE BEING INTERVIEWED MENTIONED THAT, UH, SHE LIVES IN SAN FRANCISCO AND IN GRAYTON, AND I JUST THOUGHT ABOUT THAT, YOU KNOW, PROBABLY A SECOND HOME IN GRAYTON AND TAKING THAT HOUSE OFF THE MARKET FOR FULL-TIME
[01:00:01]
LIVING FOR A RESIDENT OF GRAYTON.SO I THINK A LOT OF JURISDICTIONS DO HAVE THAT TROUBLE, UH, WITH SOME OF THE SECOND HOME PHENOMENON.
UM, BUT YEAH, I THINK THOSE WOULD BE WAYS PRIMARILY THAT WE WOULD SEE A REDUCTION OR HOUSING COMING OFF THE MARKET.
WELL, I WAS JUST GONNA ADD TOO, A LOT OF IT'S TENANT PROTECTIONS.
I KNOW A COUPLE YEARS AGO, CITY COUNCIL DID SOME JUST CAUSE ORDINANCE TO MAKE IT HARDER TO EVICT TENANTS, AND IF THEY DO GET EVICTED, THEN THEY GET SOME RELOCATION.
UH, SOME CITIES OUT THERE HAVE RENT CONTROL.
WE ONLY HAVE IT IN MOBILE HOMES, BUT, YOU KNOW, CITYWIDE POTENTIALLY THAT'S A WAY TO KEEP RESIDENTS, UM, OTHER TENANT PROTECTIONS LIKE THAT.
IF YOU COULD, UH, WHAT HAPPENS IF PETALUMA DOES NOT HIT THE ARENA NUMBERS, PARTICULARLY IF WE FALL SHORT OF THOSE INCOME CATEGORIES, UM, WHERE WE'RE LAGGING? THAT'S A, THAT'S A GREAT QUESTION.
I DON'T, I, I DON'T THINK THAT'S BEEN ANSWERED YET,
UM, I, I DO, I DO FEEL IT WAS, IT WAS, I THINK, A BIG STEP FOR THE STATE THAT THEY'VE TAKEN WITH THE SIX CYCLE TO GET MORE SERIOUS ABOUT, UM, REQUIRING THE JURISDICTIONS TAKE ACTION TO MEET THEIR ARENA REQUIREMENTS.
UM, BUT AT, YOU KNOW, THIS IS, THAT SORT OF ENFORCEMENT COMPONENT I THINK IS RELATIVELY NEW.
AND, AND I THINK CERTAINLY WE'RE ALL, YOU KNOW, WE'RE ALL UN ESPECIALLY AT THE NATIONAL LEVEL MARKETS, YOU KNOW, WE'RE, WE'RE ALL OPERATING UNDER THE SAME ISSUES.
AND SO I THINK AT THE, YOU KNOW, WHEN THE STATE STARTS LOOKING TO THE END OF THE EIGHT YEAR CYCLE AND WHERE JURISDICTIONS ARE IN TERMS OF HOUSING ACTIVITY AND WHEN EVERYTHING IS BEING DONE TO ELIMINATE BARRIERS, UM, YOU KNOW, WE JUST HAVE TO ACCEPT THAT THERE'S CERTAIN FACTORS THAT WE CAN'T CONTROL.
AND I'LL JUST ADD TOO, YOU HAVE SB 35, THE HOUSING ACCOUNTABILITY ACT, THOSE ONLY KICK IN IF THE CITIES AREN'T COMPLETING THE ARENA NUMBERS.
AND IT'S NOT JUST THE PERCENTAGE.
IT NEEDS TO BE THE PERCENTAGE OF EVERY SINGLE AFFORDABILITY LOW INCOME.
IF YOU ARE ONE PERCENTAGE OFF ON THAT, BUT YOU MEET EVERYWHERE ELSE, THEN HOUSING ACCOUNTABILITY ACT APPLIES TO THOSE JURISDICTIONS.
SO I DON'T KNOW HOW MANY CITIES OUT THERE ACTUALLY IT DOESN'T COMPLY TO OR APPLY TO, BUT I THINK IT'S 54.
I, I THINK IT, I THINK 54 DON'T HAVE TO ACCEPT SB 35 APPLICATIONS, BUT THEY'RE ENCOURAGED TO.
SO, AND THERE'S PROBABLY, WHAT, LIKE 420 CITIES.
AND THAT DOESN'T MEAN THAT FOR THOSE 54, THAT DOESN'T MEAN THAT THEY'VE ACHIEVED THEIR ARENA GOALS, IT MEANS THAT THEY'RE MAKING PROGRESS.
SO THE STATE HAS DEVELOPED A FORMULA THAT IT APPLIES TO, TO BE ABLE TO SAY THAT YOU'RE ON TRACK AND SO THEREFORE YOU'RE MAKING PROGRESS.
BUT A MAJORITY OF THE JU MAJORITY OF THE STATE'S JURISDICTIONS ARE, UM, HAVEN'T ATTAINED THAT.
SO WE ARE NO VERY MUCH, UH, UH, APPLICABLE FOR SB 35 PROJECTS.
BUT YOU'RE SAYING THAT THERE IS ADDITIONAL SORT OF, UH, STAGE GATES, WE LOSE
EVEN FURTHER, THOSE KIND OF MINISTERIAL, UH, HOUSING ACTS THAT WE'VE SEEN RECENTLY, THEY ONLY TRIGGER IF YOU DON'T, AREN'T COMPLIANT WITH SB OR THE, UH, ARENA NUMBERS WHEN WOULD BE THE NEXT, UM, EVALUATION OF OUR SB 35, UH, LEVELS.
IT'S, IT'S DONE YEARLY, SO THEY, THEY RUN IT EVERY YEAR.
IS THERE ANY ANALYSIS DONE ON SORT OF LOOKING INTO THE FUTURE, GIVEN WHAT WE HAVE ON THE DOCKET APPLICATION WISE OF, OF SORT OF TRYING TO GET AHEAD OF WHETHER WE'RE, WE'RE RUNNING AFOUL OF THOSE, UH, POTENTIAL RED LINES? WE, WE HAVEN'T, WE HAVEN'T DONE THAT ANALYSIS YET.
UM, I THINK THAT WE'RE STILL FAIRLY OFF FROM IT.
SO WE'VE REALLY BEEN FOCUSING ON JUST WHAT ARE IDENTIFYING BARRIERS AND, AND LOOKING AT THOSE BARRIERS AND SAYING, IS THERE SOMETHING THAT WE CAN DO BOTH IN THE SHORT ORDER, BUT THEN IN THE LONGER TERM? SO WE'RE REALLY STILL LOOKING AT, AT TRYING TO JUST FACILITATE ALL TYPES OF HOUSING, NOT NECESSARILY GET OUT FROM UNDER THE SB 35.
UM, AND I THINK TO TO, I MEAN, REALLY THE SB 35 PROJECTS, I THINK HAVE BEEN GOOD PROJECTS, AND THEY CERTAINLY HAVE A ROLE IN THE COMMUNITY, UM, IN TERMS OF THEIR AFFORDABILITY LEVELS AND SUCH.
SO, UH, I THINK SB 35 HAS BEEN PRODUCTIVE.
UM, BUT AGAIN, AS DYLAN POINTED OUT, YOU KNOW, YOU HAVE TO QUALIFY AND, AND, UH, MEET CERTAIN CRITERIA.
AND A LOT OF TIMES IT'S, IT'S REALLY THE DEVELOPMENT GROUP WHO HAS A PREFERENCE FOR WORKING IN SB 35 VERSUS, YOU KNOW, OTHER AFFORDABLE HOUSING DEVELOPERS WOULD PREFER TO TAKE THE DISCRETIONARY ROUTE AND USE SB THREE 30 AND DENSITY BONUS
[01:05:01]
TO ACHIEVE THEIR GOALS.HAS HCD REVIEWED OUR HOUSING ELEMENT YET? DID WE ALREADY GET A, ANY KIND OF DIAGNOSTIC? OKAY.
THAT WAS IN THE PRESENTATION AND I WAS, UH, WELL, NO, THEY, SO THAT WAS DONE IN 2020.
OH, YOU MEAN, YOU MEAN THE ANNUAL PROGRESS FOR THIS ROUND? HAVE WE HAD ANY PROGRESS REPORT? THEY DID.
IN THE MEMO THAT I PROVIDED, THEY, UH, IDENTIFIED TWO CORRECTIONS THAT WE NEEDED TO MAKE.
WE MADE THOSE CORRECTIONS AND THEY ACCEPTED IT ON, UH, MAY 27TH.
AND THEN, YOU KNOW, AS PART OF YOUR PRESENTATION, I SAW THE AREA THERE YOU HAD ABOUT PROPERTY VALUES.
UM, DO WE HAVE ANY FORECAST, DOES THAT BUILD INTO THE DECISION MAKING AROUND HOUSING ELEMENT COMPLIANCE AT ALL? IS IMPACT ON PROPERTY VALUES? THE ONLY REASON I BRING IT UP IS THEY KNOW FOR A LOT OF PEOPLE, UM, ESPECIALLY SINGLE FAMILY HOUSING OWNERS, IT'S THE BIGGEST PURCHASE THEY EVER MAKE IN THEIR LIFE.
UM, DOES THAT PLAY A, A, A ROLE IN THIS, OR IS IT NOT REALLY IN THE PURVIEW OF THE HOUSING ELEMENT? I JUST, IT KIND OF STUCK OUT TO ME ON THAT PAGE.
I, I WOULD SAY THAT IT'S NOT A CONSIDERATION OF THE HOUSING ELEMENT.
UM, THERE ARE, I WANNA SAY THERE'S A COUPLE OF SPECIFIC ACTIONS THAT POINT TOWARDS THE, YOU KNOW, POTENTIAL IMPACTS OF GENTRIFICATION.
UM, AND, AND WE HAVE SOME WORK TO DO IN THOSE AREAS, BUT THEY'RE KIND OF ADJACENT TO IT.
IT'S, IT'S NOT REALLY HITTING IT HEAD ON.
UM, YOU MENTIONED THE ZONING CODE UPDATE, RFP.
WHEN WILL THAT BE HERE? WELL, UM, WE WANT TO, WE'RE TAKING IT THROUGH KIND OF THE FINAL DRAFTING, UM, AND WOULD HOPE TO BRING IT TO PLANNING COMMISSION FOR STUDY SESSION REVIEW.
UM, LATE AUGUST I THINK IS, IS WHAT WE WOULD BE LOOKING AT.
UM, DOES THAT KEEP US ON TRACK WITH THE ZONING, THE ORIGINAL TIMELINE WITH THE ZONING CODE UPDATE? WELL, THE, THE ZONING CODE UPDATE WAS ALWAYS ANTICIPATED, UM, TO BE, TO BEGIN AFTER THE ADOPTION OF THE GENERAL PLAN.
SO IT WAS, IT WAS ADOPT THE GENERAL PLAN AND THEN CODIFY THE GENERAL PLAN AND DO THE ZONING CODE UPDATE AT THE SAME TIME.
WHAT, WHAT PREPARATION OF, OF THE DRAFT, THE SCOPING OF THE ZONING CODE UPDATE HAS SUGGESTED TO US.
AND WHAT WE'RE EXPLORING NOW IS THAT THERE MAY BE SOME ADVANTAGES, UM, TO IDENTIFYING CERTAIN SECTIONS OF THE ICO THAT COULD BE WORKED ON NOW, UM, IN ADVANCE OF THE GENERAL PLAN UPDATE.
UH, AND THEN, UM, WHEN YOU THINK OF LIKE THE, YOU, YOU WORKED IN SANTA ROSA, WHEN YOU THINK OF THE MOST EFFECTIVE POLICIES THAT SANTA ROSA IS USING TO, TO ACHIEVE THOSE TYPES OF NUMBERS, ARE THOSE EMBEDDED IN OUR HOUSING ELEMENT? ARE WE, ARE THEY PART OF OUR ACTION PLAN? I WOULD INCLUDE SAN DIEGO IN THAT AS WELL, BUT I'M JUST WONDERING, YOU KNOW, IF LIKE THE POLICIES THAT HAVE BEEN MOST EFFECTIVE ARE THE ONES THAT ARE ACTUALLY IN OUR HOUSING ELEMENT, OR WE'RE, UM, WE'RE MISSING SOME.
THAT'S, THAT'S A REALLY GREAT QUESTION.
I THINK THAT, THAT OUR HOUSING ELEMENT CREATES THE OPPORTUNITY FOR US TO EXPLORE SIMILAR APPROACHES, UM, AND CERTAINLY ENCOURAGES US TOO.
IT MAY NOT, IT MAY NOT SPECIFY IN DETAIL SOME OF THOSE APPROACHES, BUT I THINK, I THINK CERTAINLY EMBEDDED IN THE SPECIFIC ACTIONS IS LOOKING AT ASKING THE QUESTION, WHAT CAN WE DO TO FURTHER STREAMLINE, UM, HOUSING DEVELOPMENT REVIEW? AND SO, SO WE WOULD GET THERE AND COULD LOOK AT SANTA ROSA AS AN OPTION.
BUT IT'S ALSO, IT'S ALSO INTERESTING WHEN I THINK ABOUT THE DEVELOPMENT ACTIVITY AND WHERE IT'S HAPPENING IN SANTA ROSA, THEY, THEY HAD A LOT OF SITES THAT WERE VACANT OR UNDERUTILIZED.
THAT, AND, AND GOING BACK, I MEAN, A LOT OF THIS PRODUCTION ACTIVITY THAT I THINK YOU'RE SEEING REFLECTED IN THE, THE COMPARATIVE NUMBERS IN THIS PRESENTATION IS ACTUALLY RESULTING FROM, YOU KNOW, ENTITLEMENT REVIEW THAT WAS BEING DONE IN 2017 THROUGH 2019.
I MEAN, AT ONE POINT IN TIME, IF I'M NOT MISTAKEN, WE HAD LIKE OVER 1500 UNITS UNDER REVIEW, AND THAT WAS HUGE.
I MEAN, BY, FOR ANY JURISDICTION IN SONOMA COUNTY, THAT WAS BIG, BUT THERE WERE A LOT OF SITES THAT WERE, WERE, UM, REALLY RIPE FOR THAT HIGHER DENSITY, YOU KNOW, FIVE STORY MULTIFAMILY DEVELOPMENT AND SO FORTH.
I'D LOVE A FOLLOW UP ON JUST SORT OF LIKE, WHICH OF THOSE, THE SPECIFIC ACTIONS MAP TO THOSE TYPES OF POLICIES.
AND JUST TO MAKE SURE, LIKE, UNDERSTAND WHEN THOSE ACTION ITEMS
[01:10:01]
WILL BE COMING FORWARD FOR US TO LOOK AT.WE'RE, WE'RE DOING THAT MAPPING RIGHT NOW.
BUT WE WILL, I, UH, BY THE NEXT, UM, THE NEXT PLANNING COMMISSION MEETING, AS PART OF MY, MY REPORTING OUT, I HOPE TO BE ABLE TO SHARE SOME MORE SPECIFIC DETAILS WITH YOU ABOUT WHAT WE'LL BE BRINGING FORWARD.
AND THEN, UM, MY LAST QUESTION, I THINK YOU KIND OF TOUCHED ON A LITTLE BIT, BUT, UM, HOW MUCH ARE WE LOOKING AT THE PROJECTS THAT HAVEN'T MADE ACROSS THE FINISH LINE, UM, WHETHER IT BE HAYSTACK OR EIGHT 90 PETALUMA BOULEVARD NORTH, 1 31 LIBERTY, THERE'S, YOU KNOW, THERE'S A NUMBER OF GOOD PROJECTS THAT, I MEAN, HONESTLY FIT THE MOLD.
WHEN YOU SAY EIGHT TO 10 UNITS AND THINGS LIKE THAT, THAT HAVEN'T, HAVEN'T HAPPENED, HOW MUCH ARE WE LOOKING AT THOSE AND AS INFORMING THE POLICIES THAT, UM, THAT WE'RE, THAT'S, THAT'S A REALLY GOOD QUESTION.
WE'VE BEEN IN, WE'VE BEEN IN STUDY CONTACT WITH ALL OF THE APPLICANTS TO THE, TO THE EXTENT THAT THEY'VE BEEN RESPONSIVE.
UH, WE HAVE BEEN, UM, USING AB 27 29, WE'VE BEEN ABLE TO KEEP A LOT OF THEM ALIVE THROUGH, UH, STATE AUTOMATIC TIME EXTENSIONS.
AND SO WE'VE BEEN MONITORING THAT, IMPLEMENTING THAT WHEREVER POSSIBLE.
UM, I, I THINK THAT THE, THE CHALLENGES WITH THOSE PROJECTS THEN ARE THIS, THIS SORT OF REALITY ABOUT NORTH BAY DEVELOPMENT WHERE YOUR CONSTRUCTION COSTS ARE SIMILAR TO THE BAY AREA, BUT YOUR RENTS ARE NOT AS HIGH AS WHAT THEY ARE IN SAN FRANCISCO, IN THE PENINSULA AND OVER IN EAST BAY.
SO IT'S A LOT HARDER FOR THOSE PROFORMAS TO PENCIL OUT, UM, UP HERE IN THE NORTH BAY JUST BECAUSE OF THAT, THAT VERY NARROW MARGIN THAT EXISTS.
AND, YOU KNOW, IT IS INTERESTING BECAUSE IF, IF YOU'RE HAVING A PROJECT, IF YOUR, IF YOUR PROJECT IS HAVING A CHALLENGE PENCILING, THEN ONE OF THE THINGS WE CAN DO IS LOOK AT, YOU KNOW, THE PROJECT COMING BACK WITH A MODIFICATION TO INCREASE DENSITY, YOU KNOW, USING DENSITY BONUS OR SOMETHING LIKE THAT, KIND OF COMING BACK AND RELYING ON SOME OF THE TOOLS THAT THE STATE HAS CREATED OVER THE PAST SEVERAL YEARS AND, AND SEEING IF WE CAN'T APPLY THOSE TOOLS TO A PROJECT MODIFICATION AND, AND HELP AT PENCIL.
SO WE'VE HAD SOME OF THOSE CONVERSATIONS.
THEY'RE VERY DEPENDENT ON THE DEVELOPMENT TEAM AND, AND THE DEVELOPMENT TEAM'S DESIRE TO, UM, TO REALLY DIG IN AND WORK AT IT.
BUT THEN, YOU KNOW, CONVERSELY, WE HAVE OTHER, WE HAVE OTHER DEVELOPERS WHO ARE VERY INTERESTED IN THE MARKET AND ARE EXPLORING OPTIONS.
UM, ALSO, I, I'M JUST SAYING, I'M LOOKING FORWARD TO, UH, HEARING MORE ABOUT UNPACKING THE HOUSING TRAILER BILL AND, AND WHAT WAS IN THERE AND WHAT IT MEANS.
THERE'S A LOT OF SORT OF LIKE VAGUE LANGUAGE AND SO, RIGHT.
MAYBE A PRESENTATION ON THE, THIS YEAR'S GREATEST HITS OR SOMETHING WHEN ONCE THE SESSION'S OVER WOULD BE GOOD.
UM, HOW DOES RENTAL VERSUS OWNERSHIP FACTOR INTO ALL OF THESE HOUSING GOALS? AND ARE THEY FACTORED IN SEPARATELY OR NOT? SO, SO WE, WE DON'T REALLY LOOK AT THE UNIT.
WE LOOK AT THE UNITS IN TERMS OF ACCESSIBILITY BY INCOME LEVEL.
WE'RE NOT REALLY, WE'RE NOT REQUIRED TO LOOK AT OWNERSHIP VERSUS RENTAL, BUT I THINK THAT'S VERY IMPORTANT FOR, UH, LOCAL JURISDICTION TO BE AWARE OF, UM, THE BALANCE, RIGHT? BECAUSE, YOU KNOW, IT'S REALLY THOSE HOME OWNERSHIP UNITS WHEN YOU THINK ABOUT, UH, INVESTMENT IN THE COMMUNITY, WHETHER THAT'S THAT REAL, YOU KNOW, MONETARY INVESTMENT OR THE INVESTMENT IN THE COMMUNITY BY VOLUNTEERING TO SERVE ON, ON REVIEW AUTHORITIES OR, YOU KNOW, ATTENDING PUBLIC MEETINGS, PROVIDE, YOU KNOW, PROVIDING INPUT AND THINGS LIKE THAT.
UH, REALLY, I THINK IN, I THINK HOME OWNERSHIP REALLY DOES A LOT TO, UM, ENCOURAGE PEOPLE TO INVEST IN THEIR COMMUNITY IN MANY WAYS.
ALSO AT THE HOUSEHOLD LEVEL, IT REALLY IS THE PRIMARY CONTRIBUTOR TO THAT INTERGENERATIONAL WEALTH ACCUMULATION.
AND SO, YOU KNOW, YOU WANT TO BE VERY CONSCIOUS OF THAT EFFECT OF, OF HOME OWNERSHIP.
UM, I, I THINK THAT THERE'S CERTAINLY FOR HIGHER DENSITY, UM, CONDOMINIUM TYPE OF PRODUCT THAT COULD BE VERY POPULAR.
THERE'S, THERE'S, IT'S, IT'S FRAUGHT WITH A LOT OF PROBLEMS, YOU KNOW, AND, AND THERE'S A LOT OF DEVELOPERS WHO STEER CLEAR OF CONDOMINIUM DEVELOPMENT JUST BECAUSE OF THE, THE LONG-TERM RISKS OF IT.
I KNOW THAT THERE'S CONVERSATION AT THE STATE TO LOOK INTO SOME OF THOSE RISKS AND HOW THE STATE COULD USE LEGISLATIVE ACTION TO AMELIORATE SOME OF THOSE RISKS.
AND, UH, BUT I DON'T KNOW WHERE THAT CONVERSATION IS AT THIS POINT.
[01:15:01]
MAYBE THIS IS BETTER LEFT OFFLINE, BUT JUST LIKE A CRASH COURSE ON THE ZONING CODE HERE VERSUS THE SMART CODE.FROM WHAT I UNDERSTAND, THERE'S KIND OF TWO ZONING CODES, AND I'M NOT QUITE FAMILIAR WITH THE DISTINCTIONS BETWEEN THE BOTH OF THEM.
WHY DON'T WE HAVE THAT? WE CAN TAKE IT OUT, CHAT, UH, IN OUR THIRD AGENDA ITEM DURING THE WORKSHOP.
JUST MAY JUST REMIND ME OF IT THOUGH.
OKAY, CHAIR, THEN BACK TO YOU.
IN THAT CASE, LET'S OPEN IT UP FOR PUBLIC COMMENT.
DID WE, DID WE LOSE R ONE? OH, NO, HE'S STILL HERE.
UH,
PUBLIC COMMENTS ARE LIMITED TO THREE MINUTES PER PERSON.
UM, I'LL SKIP THE LANGUAGE ABOUT YIELDING TIME.
UM, IF YOU HAVEN'T DONE SO ALREADY, PLEASE FILL OUT A SPEAKER CARD AND BRING IT TO THE CLERK.
UH, NO PERSONAL ATTACKS OR COMMENTS ON ANY INDIVIDUAL'S INTEGRITY WILL BE TOLERATED.
AND AS ALWAYS, PLEASE REFRAIN FROM CLAPPING, BOOING, CHEERING, ET CETERA, AND RESPECT THE CLOCK.
UM, DO WE HAVE ANY CLERK, UH, COMMENTS FOR THIS AGENDA ITEM WE RECEIVED? NONE PRIOR TO THIS MEETING ITEM, SORRY, PRIOR TO THIS MEETING, AND I DON'T HAVE ANY FOR NO SPEAKER CARDS EITHER.
IN THAT CASE, WE'LL CLOSE PUBLIC COMMENT AND BRING IT ON BACK, UM, TO THE COMMISSION TO DISCUSS.
SO, UM, WE'VE DONE A PRETTY GOOD JOB OF
THE ONE I WILL, I WILL, UH, UH, PUT IN IS THAT THE A MI CHART I FIND INCREDIBLY HELPFUL AND WOULD ENCOURAGE YOU TO ENCOURAGE APPLICANTS TO INCLUDE IT.
UM, BECAUSE I THINK WE OFTEN BANDY ABOUT A MI AND THE ACTUAL DOLLARS MM-HMM
THAT A FAMILY IS MAKING, UM, CAN FEEL A LITTLE, UM, FUZZY.
SO INCLUDING THOSE ACTUAL NUMBERS, OBVIOUSLY THAT'S THE FAMILY OF FOUR NUMBER, AND THERE'S A WHOLE CHART THAT TELLS IF IT'S DIFFERENT SIZE FAMILIES.
UM, BUT I THINK GROUNDING US IN THOSE NUMBERS WHEN WE ARE TALKING ABOUT PARTICULARLY LOW INCOME, UM, JUST SO FOLKS ARE UNDERSTANDING WHAT THAT ACTUALLY MEANS WHEN IT IS CAPITAL A AFFORDABLE HOUSING.
ALRIGHT, WITH THAT, WE WILL CLOSE MEETING ITEM ONE AND CONTINUE ON TO THE APPROVAL OF MINUTES.
UM, THERE ARE NO MEETING MINUTES TO REVIEW FOR TODAY'S MEETING, SO WE WILL IMMEDIATELY CLOSE THAT AGENDA ITEM AND MOVE ON TO PUBLIC
[PUBLIC HEARINGS AND MATTERS FOR CONSIDERATION]
HEARINGS AND MATTERS OF CONSIDERATION MEETING ITEM TWO, WHICH IS OUR ADMINISTRATIVE ACTION OFFICER NOMINATION AND APPOINTMENT OF CHAIR, VICE CHAIR, AND SECOND VICE CHAIR.THIS IS NOT A PUBLIC HEARING AND DOES NOT REQUIRE, UH, DISCLOSING ANY EX PARTE COMMUNICATIONS.
SO WITH THAT, WE WILL HEAD ON INTO PUBLIC COMMENT ON THIS ADMINISTRATIVE ACTION.
THE PUBLIC IS INVITED TO COMMENT ON THIS ITEM.
ONCE AGAIN, WE'RE LOOKING AT THREE MINUTES, AND IF YOU HAVE NOT DONE SO ALREADY, PLEASE FILL OUT A SPEAKER CARD AND BRING IT TO THE CLERK.
HAVE WE RECEIVED ANY COMMENTS PRIOR TO THE MEETING? WE RECEIVED ONE PUBLIC COMMENT PRIOR TO THE MEETING, AND IT'S BEEN POSTED ONLINE AND IT'S AVAILABLE IN THE BACK FOR, FOR VIEWING AS WELL.
AND HOW MANY SPEAKER CARDS DO YOU DIDN'T BRING THEM? WE'VE RECEIVED ONE.
I KNOW HIS NAME SO I CAN JUST SAY IT.
OUR FIRST SPEAKER IS MR. HANIA, IF YOU WOULD LIKE TO HAVE YOUR THREE MINUTES, GO RIGHT AHEAD.
I'M ACTUALLY HERE TO ENCOURAGE YOU TO APPOINT DARREN KUZEN FOR THE CHAIR.
AND THE REASON I SAY THAT, UM, HE IS VERY FULL OF KNOWLEDGE.
HE HAD SERVED HIS COMMUNITY, HE SAT ON HERE FOR SEVERAL YEARS NOW, AND I WOULD LIKE YOU TO THINK OF YOURSELF BEING IN HIS POSITION AND BEING SITTING THERE FOR QUITE SOME TIME.
THEN ALL OF A SUDDEN, SOMEBODY A POINT SOMEBODY ELSE, AND INSTEAD OF YOU AFTER YOU'VE BEEN SERVING ON THIS PANEL, AND THEY, WHEN YOU, WHEN THEY GOT A NEWCOMER AND INSTEAD OF APPOINTING YOU AFTER YOU'VE BEEN SERVING ON THE COMMUNITY, YOU KNOW.
SO THAT'S JUST WHAT I LIKE TO SAY.
WITH THAT, WE WILL CLOSE PUBLIC COMMENT AND TURN IT ON OVER TO PLANNING MANAGER ANDREW TRIPLE TO ADMINISTER THIS MEETING ITEM.
UM, SO THE LANGUAGE OF THE PLANNING COMMISSION HANDBOOK READS THAT OFFICERS WOULD BE NOMINATED AND APPOINTED.
UH, THE, THE PRACTICE HAS BEEN THAT THE COMMISSIONERS NOMINATE FOR EACH OF THE THREE OFFICER POSITIONS, CHAIR, VICE CHAIR, AND SECOND CHAIR.
[01:20:01]
ARE TAKEN.AND SO THE ACTUAL POSITION ISN'T, IS ELECTED AS OPPOSED TO APPOINTED.
UM, BUT THAT TECHNICAL TERM THAT THE HANDBOOK USES IS APPOINTED.
SO WHAT WE DID, UH, THIS YEAR IS TO FACILITATE, UM, WENT AHEAD AND PRODUCE A CHART SO THAT WE CAN TRACK WHERE WE ARE IN TERMS OF FOR THE OFFICER CHAIR POSITION, TRACK THE NOMINATIONS, AND THEN THE VOTING PROCESS.
UH, IT WOULD BE ONE VOTING PROCESS.
SO WHEN IT COMES TIME TO VOTE, WE'LL ACCEPT THE NOMINATIONS.
THE PERSON BEING NOMINATED HAS TO ACCEPT THAT THEY'RE WILLING TO, TO, UH, UH, ACCEPT THE POSITION, SHOULD THEY BE ELECTED TO IT.
AND THEN WE GO INTO A VOTE, WE'LL DO ONE VOTE, AND EACH PERSON, EACH MEMBER OF THE COMMISSION VOTES FOR THEIR PREFERENCE FOR THE NOMINATION.
IF WE HAVE A TIE, THEN WE'LL GO BACK AND, AND DO A SECOND VOTE.
UM, AND WE CAN DO IT ALL HERE, WHERE, WHERE EVERYONE CAN THEN SEE THE RESULTS OF THE NOMINATING PROCESS AND THE VOTE.
AFTER WE, AFTER WE SELECT THE CHAIR, THE VICE CHAIR, AND THE SECOND VICE CHAIR, THEN, UH, THE MEETING ITEM WILL BE CLOSED AND THE NEWLY ELECTED CHAIR WILL THEN TAKE OVER THE MEETING FOR THE REMAINDER OF THE MEETING.
SO, ANY QUESTIONS ABOUT THAT? I JUST WANNA BE CLEAR HERE THAT WE'RE DOING A NOMINATION ROUND AND THEN A VOTE ON SAID NOMINATIONS FOR EACH INDIVIDUAL CHAIR.
VICE CHAIR, SECOND VICE CHAIR, CORRECT? CORRECT.
SO I THINK WITH THAT THEN, WE'RE READY TO, UH, RECEIVE OUR FIRST NOMINATION FOR, UH, THE CHAIR POSITION.
UH, I'D LIKE TO NOMINATE JESSICA, UH, FOR CHAIR.
AND THEN, UM, CHAIR MOSES WILL NEED YOU TO ACCEPT THAT NOMINATION.
AND THEN A SECOND NOMINATION FOR CHAIR.
NOT SEEING ANY SECOND NOMINATIONS.
UH, WE CAN GO AHEAD AND CALL FOR A VOTE THEN.
SO, UH, I THINK WE'RE GOING, I BELIEVE WE'RE GOING TO DO THIS BY JUST RAISING YOUR HANDS AND THEN I'LL RECORD THE HANDS RAISED, UH, FOR THE, UH, THE NOMINATION OF, UM, THE CURRENT CHAIR, MOSES TO, UH, SECOND TERM AS CHAIR, IF YOU WOULD JUST RAISE YOUR HANDS IF YOU SUPPORT THAT NOMINATION.
SO, UH, BASED UPON THIS THEN, WE DO HAVE A MAJORITY VOTING TO SUPPORT, UH, THE REELECTION OF CHAIR MOSES TO A SECOND TERM AS THE PLANNING COMMISSION CHAIR.
SO THEN WE'LL MOVE ON TO THE, UH, SECOND VICE CHAIR.
AND THEN IF WE COULD GET, UH, NOMINATIONS FOR VICE CHAIR.
CHAIR MOSES, I WOULD LIKE TO NOMINATE COMMISSIONER NEWELL.
WOULD YOU ACCEPT THAT NOMINATION? UH, I ACCEPT.
SEEING NONE, WE'LL GO AHEAD AND VOTE IF YOU WOULD RAISE YOUR HAND, UH, FOR THE VOTE OF COMMISSIONER NEWELL AS VICE CHAIR.
SO, UH, VICE CHAIR HAS BEEN ELECTED, AND THAT IS, UH, COMMISSIONER NEWELL.
AND THEN LET'S GO ON TO THE SECOND VICE CHAIR, WHICH I ALWAYS FIND VERY INTERESTING ON A, ON A, UH, COMMISSION OF SEVEN TO HAVE A, TO HAVE THE SECOND VICE CHAIR ROLE, BUT WE DO, AND SO WE MUST CHAIR MOSES.
I'D LIKE TO NOMINATE COMMISSIONER GOLDMAN AND COMMISSIONER GOLDMAN.
DO YOU ACCEPT THAT NOMINATION? I ACCEPT.
[01:25:01]
DO WE HAVE ANY OTHER NOMINATIONS FOR SECOND VICE CHAIR? NO.SEEING NONE, WE'LL GO AHEAD AND VOTE IF YOU WOULD PLEASE, UH, RAISE YOUR HANDS TO INDICATE IF YOU WISH TO VOTE FOR, UH, COMMISSIONER GOLDMAN AS SECOND VICE CHAIR.
AND SO, UH, THE SECOND VICE CHAIR ELECTED IS COMMISSIONER GOLDMAN.
AND SO WITH THAT, THEN WE CAN GO AHEAD AND CLOSE THE, UH, NOMINATION ELECTION PROCESS.
THE, UH, CHAIR FOR THE 20 25 26 PLANNING COMMISSION.
UM, REGULAR MEETING SCHEDULE WILL BE MOSES, THE VICE CHAIR WILL BE NEWELL, AND THE SECOND VICE CHAIR WILL BE GOLDMAN.
AND SO, CHAIR, IT'S BACK TO YOU.
WITH THAT, WE'LL CLOSE MEETING ITEM TWO AND CONTINUE ON TO MEETING ITEM THREE, WHICH ARE IS OUR PLANNING COMMISSION WORKSHOP.
UM, THIS STAFF PRESENTATION AND COMMISSIONER DISCUSSION IS GOING TO BE ABOUT THE ROLES AND RESPONSIBILITIES OF THE COMMISSION AND AN OVERVIEW OF THE PUBLIC PLANNING PROCESS, INCLUDING POLICY PLANNING AND DEVELOPMENT REVIEW PLANNING.
THE WORKSHOP WILL ALSO INTRODUCE THE PLANNING COMMISSIONER HANDBOOK, WHICH IS A RESOURCE FOR COMMISSIONERS AND THE PUBLIC DEVELOPED AND PUBLISHED BY THE INSTITUTE FOR LOCAL GOVERNMENT.
SO, UH, ONCE AGAIN, THIS IS NOT A PUBLIC HEARING AND DOES NOT REQUIRE EX PARTE COMMUNICATION, UH, THE DISCLOSURE OF EX PARTE COMMUNICATIONS.
AND SO WE'LL TURN IT BACK TO OUR PLANNING MANAGER, ANDREW TRIPLE TO PRESENT.
UM, I THINK I HAVE TO SWITCH GEARS FROM THE FIRST PRESENTATION TO THE SECOND ONE.
IT'S, IT'S AN, OR A WORKSHOP ORIENTATION THAT IN THE PAST WE'VE DONE WITH, UH, PLANNING COMMISSIONERS INDIVIDUALLY WITH THE NEW APPOINTEES INDIVIDUALLY.
AND WE THOUGHT THIS YEAR, BECAUSE WE HAVE THREE NEW APPOINTEES, UH, THAT IT WOULD BE GOOD TO DO IT AT THE, UH, REGULAR MEETING OF THE PLANNING COMMISSION.
BUT ALSO, I REALLY THINK IT'S AN OPPORTUNITY TO, TO ENGAGE IN SOME SHARING OF EXPERIENCES.
AND, UH, AND I THINK THEY CAN REALLY BE HELPFUL IN THAT REGARD.
INSTEAD OF, UH, ALL OF THE NEW COMMISSIONERS RECEIVING THE INFORMATION, WE RECEIVE IT COLLECTIVELY AND, UH, UM, RETURNING COMMISSIONERS CAN THEN REFLECT ON SOME OF THEIR EXPERIENCES, MAYBE OFFER ADVICE TO COLLEAGUES AND SO FORTH.
AND SO WITH THAT, I'LL GO AHEAD AND, UH, SHARE THE PRESENTATION AGAIN.
UM, FEEL FREE TO ASK ME TO, YOU KNOW, PAUSE AND ASK QUESTIONS.
AND I'LL BE, UH, JOINED IN THE PRESENTATION WITH, UH, BY DYLAN, UM, WHO'S GONNA BE HANDLING SOME OF THE MORE COMPLEX MATTERS THAT WE'LL BE TALKING ABOUT.
SO THIS IS THE ROLES AND RESPONSIBILITIES WORKSHOP.
THE GOALS ARE TO INTRODUCE LAND USE PLANNING'S, UH, LEGAL FRAMEWORK.
THAT'S THE BROAD TERM OF LAND USE PLANNING AND THE REGULATION OF LAND DEVELOPMENT TO EXPLORE, UH, SPECIFICALLY PUBLIC PLANNING IN PETALUMA.
THEN, UH, WE GET VERY SPECIFIC TO UNDERSTANDING THE COMMISSION'S ROLES AND RESPONSIBILITIES, AND THEN ASK THAT YOU SHARE WITH US FUTURE WORKSHOP TOPICS THAT YOU MAY FIND BENEFICIAL, AND I THINK PERHAPS FROM RETURNING COMMISSIONERS THAT WOULD BE ESPECIALLY IMPORTANT, UM, FOR US TO LEARN ABOUT SOME, SOME FUTURE TOPICS.
SO ONE RESOURCE WE DO DIRECT YOU TO IS THE PLANNING COMMISSIONER HANDBOOK.
IT'S PREPARED BY THE INSTITUTE FOR LOCAL GOVERNMENTS.
IT'S A REALLY GREAT RESOURCE FOR UNDERSTANDING WHAT YOUR TASK IS AS A COMMISSION.
UM, IT DELVES INTO, YOU KNOW, SOME OF THE ESSENTIAL FACTORS, HOUSING, LAW AND POLICIES, FISCAL ISSUES, LEGAL ISSUES, BUT IT ALSO PROVIDES ADVICE ON ENGAGING, UH, WITH THE COMMUNITY IN YOUR ROLE AS COMMISSIONERS.
AND I THINK AS, AS YOU'LL LEARN, UM, YOU DO GET ASKED QUESTIONS ABOUT, FROM THE COMMUNITY, OFTENTIMES A LOT OF QUESTIONS.
AND SO YOU WANT TO BE FAIR AND BALANCED IN RECEIVING THOSE QUESTIONS AND HOW YOU RESPOND TO THOSE QUESTIONS, UH, BECAUSE IT ISN'T, UH, A CORE PART OF YOUR ROLE AND SOMETHING THAT YOU CAN EXPECT FROM THE COMMUNITY AS YOU GO OUT THERE AS A COMMISSIONER.
SO THE PLANNING COMMISSION IS ESTABLISHED THROUGH ENABLING LEGISLATION, UH, AND THAT LEGISLATION IS PROVIDED IN THE PLANNING, UH, COMMISSION HANDBOOK THAT WAS SHARED WITH YOU AS PART OF THIS MEETING ITEM.
THE COMMISSION CONSISTS OF A, UH, CITY COUNCIL MEMBER FOR THIS YEAR'S COMMISSION THAT IS COUNCIL MEMBER BARNACLE.
UH, THAT ROLE DOES CHANGE IN JANUARY OF EACH YEAR WHEN THE COUNCIL GOES THROUGH AND, AND, UH, REASSIGNS COMMITTEE APPOINTMENTS.
UH, AND THEN THERE'S SIX CITIZENS THAT ARE APPOINTED BY COUNCIL, UH, THROUGH THE APPLICATION PROCESS.
[01:30:01]
THE, UH, THE, THE CITY COUNCIL TO ESTABLISH THE PLANNING COMMISSION AND REALLY TO REGULATE LAND DEVELOPMENT IS THROUGH ITS POLICE POWERS THAT ARE DERIVED FROM THE 10TH AMENDMENT OF THE CONSTITUTION.AND THEN, UM, THE SUPPORTING CASE LAW IN THE, UH, STATE OF CALIFORNIA.
UM, THE, UH, PLANNING AND LAND USE IS REGULATED BY TITLE VII OF THE GOVERNMENT CODE.
AND THEN OUR LOCAL REGULATORY DOCUMENTS ARE THE IMPLEMENTING ZONING ORDINANCE, THE SMART CODE.
AND THEN PETALUMA HAS THE UNIQUE DISTINCTION OF HAVING OVER 147, UH, PLANNED UNIT DEVELOPMENT AND PLANNED COMMUNITY DEVELOPMENT, UM, ADOPTED POLICY STATEMENTS THAT ALSO FUNCTION AS MINI ZONING CODES FOR, UH, THE PROPERTIES THAT ARE SUBJECT TO, UM, THOSE, THOSE PUDS OR PCDS.
SO QUITE A, QUITE A, A EXTENSIVE ARRAY OF LEGISLATION EACH SEEKING TO DO THEIR, THEIR OWN UNIQUE THING.
UM, AND WE CAN TALK MORE ABOUT THAT MAYBE AND GIVE SOME EXAMPLES A LITTLE BIT LATER ON.
SO, A BRIEF VISIT INTO WHAT PLANNING IS, FIRST OF ALL, IT'S A PROACTIVE PROCESS, RIGHT? AND, AND THAT, UM, WHEN WE THINK ABOUT THAT, THAT PROACTIVE PROCESS OCCURS WHEN WE'RE DOING OUR POLICY DEVELOPMENT.
SO IN A COUPLE OF SLIDES, YOU, YOU'LL SEE THAT THE PLANNING COMMISSION HAS TWO ROLES.
ONE IS TO RECOMMEND AND ADVISE PLANNING OR ADVISE CITY COUNCIL ON LEGISLATIVE ACTIONS.
THAT ADVISEMENT ON LEGISLATIVE ACTION IS PART OF YOUR POLICY ROLE, UM, MAKING RECOMMENDATIONS TO COUNCIL.
AND IT IS PROACTIVE, YOU KNOW, IT'S REALLY, YOU KNOW, WITH THE GENERAL PLAN, WE LOOK FORWARD ABOUT 20 YEARS.
UH, SPECIFIC PLANS MAY, UH, MAY BE DEVELOPED FOR A CERTAIN PART OF THE COMMUNITY AND COULD BE SHORTER IN TIMEFRAME OR JUST AS LONG.
BUT WE ARE LOOKING FORWARD AND SEEKING TO ESTABLISH GOALS AND POLICIES TO DIRECT LAND DEVELOPMENT AND THE MANAGEMENT OF LAND AS A RESOURCE IN THE COMMUNITY.
AND THEN WE ALSO SEEK TO, THROUGH THE PLANNING PROCESS, UM, ADDRESS FUNDAMENTAL COMMUNITY ISSUES.
YOU KNOW, WE TALKED ABOUT HOUSING AVAILABILITY JUST A FEW MINUTES AGO, BUT WE ALSO LOOK AT, AT HAZARD MITIGATION, UH, AND THE IMPACTS OF CLIMATE CHANGE THROUGH THE BLUEPRINT FOR CLIMATE ACTION.
UH, WE LOOK AT THE, THE ECONOMIC IMPACTS OF THE LAND DEVELOPMENT DECISIONS AND POLICIES, UM, THAT ARE, ARE ADOPTED.
AND, UM, AND THAT, THAT'S A VERY UNIQUE RELATIONSHIP, I THINK, BETWEEN THE ROLE OF PLANNING AS, AS THE LAND DEVELOPMENT ARM OF THE CITY, AND THEN ECONOMIC DEVELOPMENT AND WHAT THE CITY SEEKS TO ACHIEVE IN TERMS OF ITS GOALS FOR JOBS, UM, FOR, YOU KNOW, TAX REVENUE GENERATION AND OTHER FACTORS.
AND THEN FINALLY, WE HAVE TO ACCOUNT FOR FUTURE DEMAND FOR SERVICES.
SO, SEWERS, ROAD, FIRE PROTECTION, POLICE PROTECTION, AND SO FORTH.
THOSE CORE PUBLIC SERVICES THAT THE CITY DELIVERS, UH, AS PART OF ITS RESPONSIBILITY TO ITS CONSTITUENTS, WE HAVE TO MAKE SURE THAT WE'RE PLANNING FOR THAT.
SO ALL OF THESE DECISIONS PRIMARILY ARE, ARE MADE WITHIN THE REALM OF, YOU KNOW, ENSURING THE PUBLIC HEALTH, SAFETY AND WELFARE, UH, INCLUDING ACCESS TO RESOURCES, PRESERVING ENVIRONMENTAL QUALITY.
BUT WE'RE ALSO LEARNING AND REALIZING, PERHAPS REALIZING MORE THAN LEARNING, BUT WE SEE A LOT MORE DISCUSSION NOW ABOUT, UM, HOW THEY CAN ALSO EXACERBATE ECONOMIC AND RACIAL INEQUALITIES.
AND SO AS WE, WE GO THROUGH OUR PLANNING PROCESSES NOW, UH, WE DO LOOK TO EQUITY CONSIDERATIONS AND MAKING SURE THAT, THAT WE'RE BUILDING IN, UM, POLICIES AND EFFORTS TO, UM, HAVE A MORE EQUITABLE APPROACH TO ECONOMIC AND RACIAL COMPOSITION IN OUR COMMUNITIES, AS WELL AS PROVIDING FOR OPPORTUNITIES FOR EVERYONE.
SO I THINK THE, THE POLICY TO LAW, UM, TOPIC IS ONE THAT'S INTERESTING BECAUSE THE, THE PLANNING COMMISSION IN ITS IN ITS ROLE, UH, QUASI-JUDICIAL ROLE OF DECISION MAKING IS, IS REALLY CONSTRAINED BY THE ADOPTED POLICIES AND REGULATIONS.
SO IT DOES GIVE IT A LOT OF STRUCTURE SO THAT THE DECISIONS MADE BY THE PLANNING COMMISSION ARE NOT ARBITRARY OR CAPRICIOUS, WHICH IS SORT OF THE HALLMARK OF A DECISION, RIGHT? YOU WANT IT TO BE OBJECTIVE, YOU WANT IT TO BE FAIR, YOU WANT IT TO BE TRANSPARENT, AND YOU WANT TO ENSURE THAT IT PROVIDES FOR THE DUE PROCESS AFFORDED TO THE APPLICANT AND OR PROPERTY OWNER.
AND SO THE OPPOSITE OF THAT THEN WOULD BE ARBITRARY.
WELL, TO AVOID THAT, THEN WE HAVE OUR POLICIES, UH, IN OUR VARIOUS POLICY DOCUMENTS, INCLUDING THE GENERAL PLAN, CENTRAL PETALUMA SPECIFIC PLAN, RIVER ACCESS AND ENHANCEMENT PLAN, THE ACTIVE TRANSPORTATION PLAN.
THESE ARE ALL, ALL, UH, POLICY
[01:35:01]
DOCUMENTS THAT PROVIDE US WITH THE GOALS, UM, AND WITH SORT OF THE GENERAL LANGUAGE, UM, TO SERVE THE, THE PURPOSE AND INTENT OF WHAT WE'RE TRYING TO ACHIEVE.THEN THESE POLICY DOCUMENTS ARE THEN CODIFIED AND TURNED INTO REGULATIONS, AND THOSE MANIFEST THEN IN THE IMPLEMENTING ZONING ORDINANCE FOR THE GENERAL PLAN, THE SMART CODE FOR THE CENTRAL PETALUMA SPECIFIC PLAN AND SO FORTH.
SO WE KIND OF, WE NARROW IT DOWN AND GIVE IT STRUCTURE.
I THINK WHAT'S, UH, WHAT'S INTERESTING ABOUT THIS COMPARISON IS WHEN WE'RE DOING PLANNING REVIEW OF A PROPOSED DEVELOPMENT ACTIVITY, WE'RE LOOKING FOR CONSISTENCY WITH THE POLICY DOCUMENT.
SO LET'S SAY THAT THE GENERAL PLAN HAS, UM, 20, UH, LAND DEVELOPMENT GOALS, WHEN WE LOOK AT THE, THE PROPOSED DEVELOPMENT ACTIVITY, WE'RE NOT LOOKING FOR THAT ACTIVITY TO RESPOND TO EVERY SINGLE ONE OF THOSE GOALS, RIGHT? THAT WOULD BE COMPLIANCE.
WE'RE LOOKING FOR CONSISTENCY.
IS IT RESPONDING TO THE INTENT OF THOSE GOALS? IS IT FURTHERING THE VISION OF THE GENERAL PLAN? AND WHICH OF THOSE POLICIES IN THE GENERAL PLAN ARE BEING INCORPORATED INTO THE PROJECT? OR DOES THE PROJECT EXEMPLIFY THAT'S, THAT'S DIFFERENT.
WHEN WE GO TO THE IMPLEMENTING ZONING ORDINANCE, THOSE REGULATIONS, WE LOOK FOR COMPLIANCE.
SO IF WE HAVE A MAXIMUM BUILDING HEIGHT OF 35 FEET, THEN COMPLIANCE MEANS THAT YOU DON'T EXCEED THAT 35 FEET.
AND THAT'S WHAT WE'RE LOOKING TO NOW, THERE MAY NOT BE A MINIMUM BUILDING HEIGHT, SO YOU MIGHT BE ANYWHERE BETWEEN, YOU KNOW, 10 FEET AND 35 FEET.
YOU CAN BE ANYWHERE WITHIN THAT.
BUT COMPLIANCE IS BEING WITHIN THOSE REGULATIONS THAT ARE DEFINED.
AND, AND SO YOU'LL SEE THAT WHEN WE BRING A PROJECT FORWARD IN THE STAFF REPORT, WE'LL TALK ABOUT A PROJECT BEING CONSISTENT WITH THESE CERTAIN GENERAL PLAN GOALS AND POLICIES.
IT MAY NOT BE ALL OF THEM IN THE LAND USE ELEMENT, IT MAY ONLY BE A, A, A SUBSECTION OF THEM.
BUT THEN WHEN WE SHIFT OVER TO OUR ANALYSIS, OUR, UM, ICO ANALYSIS, THEN WE SHIFT OVER TO TALKING ABOUT COMPLIANCE WITH APPLICABLE REGULATIONS.
WOULD THIS BE THE SPOT TO TALK TO COMMISSIONER NERS QUESTION ABOUT THE SMART CODE AND ALL OF OUR DIFFERENT, OR MAY, PERHAPS THAT'S BETTER LATER IN THE PRESENTATION.
I THINK LET'S, YEAH, NO, NO, I'M, I'M GLAD.
I THINK WHAT I WANT TO DO IS, IS AT THE, TOWARDS THE END OF THE PRESENTATION, I HAVE THE OYSTER COVE PROJECT, WHICH IS SMART CODE, BUT THEN LAB CON, WHICH IS IZO, AND I THINK IT MIGHT BE BETTER TO TALK ABOUT IT WITHIN THE CONTEXT OF THE TWO SPECIFIC PROJECTS, IF, IF THAT WORKS.
SO, SO THIS IS AN EXAMPLE OF HOW WE TAKE A, AN ADOPTED POLICY, AND THEN WE TURN IT INTO THE MORE SPECIFIC REGULATION SO THAT, YOU KNOW, FROM POLICY TO LAW, IF YOU WILL.
UH, AND THIS, THIS GENERAL GOAL OF, UM, FOR OUR HILLSIDES AND RIDGE LINES OF PRESERVING THEM AS SCENIC AND NATURAL RESOURCES, UM, THAT HELP DEFINE THE UNIQUE CHARACTER OF PETALUMA.
YOU KNOW, PETALUMA HAS, CERTAINLY TO THE WEST AND TO THE SOUTH, HAS THESE BEAUTIFUL HILLSIDES.
AND SO YOU WANNA RETAIN THOSE.
YOU DON'T WANNA HAVE, YOU KNOW, THE RIDGE LINE BEING PROFILED BY, YOU KNOW, MCMANSIONS OR SOMETHING LIKE THAT, BECAUSE IT'S A, IT'S A PICTURESQUE VIEW THAT WE ALL SHARE, UM, THROUGHOUT THE COMMUNITY.
AND THEN WE HAVE SPECIFIC POLICY.
SO, SO ONE POLICY IS TO ALLOW DEVELOPMENT, BUT MAKE SURE THAT YOU'RE PRESERVING YOUR RIDGE LINES.
ANOTHER POLICY MIGHT BE TO ESTABLISH DEVELOPMENT AND DESIGN STANDARDS, RIGHT? WE GO OVER THEN TO THE IZO UNDER OUR CHAPTER 16 HILLSIDE PROTECTION.
AND THEN WE SEE THAT, UM, WE, WE START TO GET MORE SPECIFIC ABOUT HOW WE IMPLEMENT THAT GOAL OF PRESERVING OUR HILLSIDES AND RIDGE LINES AND THOSE POLICIES, UM, RELATED TO IT.
SO WE TALK ABOUT MINIMIZING GRADING.
WE TALK ABOUT REDUCING THE POTENTIAL FOR VISUAL IMPACT.
WE TALK ABOUT SITING OUR BUILDINGS, OUR, OUR ROADS, AND OTHER IMPROVEMENTS TO CONFORM TO THE TOPOGRAPHY.
SO THAT SPECIFICITY, THAT TRANSITION FROM THE GENERAL PLAN TO THE ICO GIVES IT DEFINITION THAT THEN ALLOWS YOU TO ENGAGE IN YOUR REVIEW AND MAKE A SUBJECTIVE DISCRETIONARY DECISION ABOUT HOW WELL THE PROJECT, UM, ACHIEVES THOSE GOALS AND POLICIES AND COMPLIES WITH THE REGULATIONS.
I THINK ONE THING THAT MAY BE NOTABLE IS WE SEE PROGRAM A ESTABLISHED DEVELOPMENT AND DESIGN STANDARDS.
WE DO HAVE SOME DEVELOPMENT STANDARDS, BUT I WOULDN'T GO SO FAR AS TO SAY THAT WE HAVE DESIGN STANDARDS FOR
[01:40:01]
OUR HILLSIDES.SO THAT'S AN EXAMPLE OF WHERE THE GENERAL PLAN MIGHT HAVE A GOAL OR A, WELL ACTUALLY HAVE A POLICY OR A PROGRAM THAT, THAT MAYBE DOESN'T ACTUALLY GET FULFILLED, RIGHT? IT SETS IT FORTH, BUT BASED UPON RESOURCES, BASED UPON DEMAND, BASED UPON PRIORITIZATION OF OTHER HIGHER LEVEL, UM, CODIFICATION NEEDS, SOMETIMES SOME OF THE PROGRAMS AND POLICIES WON'T BE ACTED ON AS QUICKLY, IF AT ALL.
UM, I GUESS LIKE WHAT ARE, WHAT IS THE THRESHOLD THAT A PROJECT NEEDS TO MEET BEFORE IT TRIGGERS LIKE A PLANNING COMMISSION REVIEW? IS ANY HILLSIDE PROJECT OR ARE SINGLE FAMILIES EXEMPT? SURE.
SO THOSE ARE SPECIFIED IN THE, UM, IN THE ICO.
SO WE HAVE PRETTY, PRETTY CLEAR STANDARDS FOR WHEN A PROJECT MEETS CERTAIN THRESHOLDS FOR DISCRETIONARY REVIEW BY THE DIRECTOR, OR WHEN IT GOES TO THE PLANNING COMMISSION.
WHEN IT GOES TO HCPC, UM, TYPICALLY, I CAN'T THINK OF ANY PROJECT THAT WOULD GO STRAIGHT TO CITY COUNCIL.
EVERYTHING IS GOING TO GO THROUGH ONE OR BOTH OF THE REVIEW AUTHORITIES, AND THEN THEY MIGHT RECOMMEND TO CITY COUNCIL, RIGHT? THAT'S, BUT THAT'S THEIR ROLE.
AND THAT'S ALSO, UM, FULLY DESCRIBED IN THE IZO.
SO THE, THE ONE THING THAT'S IMPORTANT THOUGH, IS THE DIRECTOR DOES ALWAYS HAVE THE AUTHORITY TO ELEVATE AN ADMINISTRATIVE LEVEL REVIEW TO THE PLANNING COMMISSION OR HCPC.
AND SO IF WE HAVE A PROJECT WHERE, YOU KNOW, SAY PERHAPS IT, IT'S, IT'S A PROJECT THAT WE THINK IS, IS AN IMPORTANT PROJECT OR COULD HAVE A, A, YOU KNOW, REALLY TRANSFORMATIVE EFFECT ON THE COMMUNITY, WE MIGHT WANT TO ELEVATE THAT JUST TO HAVE THE INPUT FROM THE SEVEN MEMBER PLANNING COMMISSION AND TO HAVE THAT OPPORTUNITY FOR PUBLIC REVIEW AT A PUBLIC HEARING.
AND SO WE WILL EXERCISE IT FOR THAT REASON.
UH, AND ALSO THEN, YOU KNOW, SOMETIMES THE, UH, THE CODE ISN'T ABSOLUTELY EXPLICIT AND WE KIND OF FIND OURSELVES IN A GRAY AREA WHERE WE'LL SAY, WELL, YOU KNOW, WE COULD SEE HOW ADMINISTRATIVE AND SITE PLAN OR ADMINISTRATIVE SITE PLAN AND ARCHITECTURAL REVIEW BY THE DIRECTOR IS APPROPRIATE, BUT WE CAN ALSO SEE WHERE IT WOULD BE ADVISABLE TO ELEVATE IT.
AND SO, SO WE MIGHT USE THE DIRECTOR'S AUTHORITY THERE TO ELEVATE IT.
UM, OFTENTIMES FOR THOSE SAME REASONS.
AND I'LL JUST ADD TOO, SO WHEN IT GOES TO ANDREW, WE CALL THAT A MINOR SPAR.
AND WHEN IT COMES TO PLANNING COMMISSION, THAT'S A MAJOR SPAR.
UH, REGARDLESS IF IT GOES TO ANDREW OR YOU ALL, THEY NEED TO MAKE THE SAME FINDINGS.
ANDREW'S, UH, DETERMINATION CAN BE APPEALED TO THE PLANNING COMMISSION.
AND SPECIFICALLY ABOUT HILLSIDE, I BELIEVE IT'S ANY SINGLE FAMILY HOME AUTOMATICALLY IS A MAJOR SPAR, WHERE IF IT'S NOT ON THE HILL, I THINK IT'S ANY DEVELOPMENT GREATER THAN FIVE UNITS, THEN IT GOES LESS, IT GOES TO ANDREW MM-HMM
AND, AND WHEN DYLAN SAYS ANDREW, HE MEANS THE, UH, COMMUNITY DEVELOPMENT DIRECTOR.
SO THE, THE, THE, UM, AS PLANNING MANAGER, I DON'T HAVE ANY AUTHORITY TO ENGAGE IN DISCRETIONARY REVIEW THAT THAT AUTHORITY AT THE ADMINISTRATIVE LEVEL IS GRANTED TO THE DIRECTOR.
THE DIRECTOR CAN, UM, ASSIGN ME THE RESPONSIBILITY FOR, FOR ESSENTIALLY SIGNING FOR THE DIRECTOR ON THEIR BEHALF.
BUT AT, AT ALL TIMES, WE'RE ALWAYS IN COMMUNICATION WITH THE DIRECTOR ABOUT, UH, THE DISCRETIONARY REVIEWS AND ABOUT THE RECOMMENDATIONS THAT PLANNING STAFF ARE MAKING TO THE DIRECTOR.
SO, BUT IT'S A VERY GOOD POINT THOUGH, THAT ANY DECISION MADE BY THE DIRECTOR CAN BE APPEALED TO A HIGHER LEVEL REVIEW AUTHORITY THAT IS PART OF THE DUE PROCESS.
SO THEN, UH, THIS IS A REALLY KEY SLIDE, I THINK FOR, FOR THE PLANNING COMMISSION ACTIVITIES, UM, UNDER THE, UH, THE PUBLIC HEARING COMPONENT OF, OF YOUR WORK, WE HAVE THE ADVISORY ROLE THAT YOU PLAY, UH, ON LEGISLATIVE ACTIONS THAT WOULD COME BEFORE CITY COUNCIL.
SO FOR INSTANCE, UM, OH, I'M TRYING TO THINK OF A, OF AN EXAMPLE.
I THINK A COUPLE OF YEARS AGO THERE WAS A CASE FOR WANTING TO SUBJECT GENERAL RETAIL, BIG BOX RETAIL, YOU KNOW, THE, THE 9,000 THOUSAND SQUARE FEET, UH, RETAIL SITES TO A DISCRETIONARY REVIEW PROCESS.
AND AT THE TIME, WE DIDN'T DO THAT.
[01:45:01]
SO COUNSEL REQUESTED THAT WE CREATE, UH, A DISCRETIONARY REVIEW PROCESS FOR GENERAL RETAIL EXCEEDING 25,000 SQUARE FEET.SO IN THAT CASE, WHAT COUNCIL IS DOING IS SAYING, YOU KNOW, WE WANT, WE WANT THIS PARTICULAR MODIFICATION TO THE CODE AND DIRECTING THE PLANNING DIVISION TO, TO PREPARE IT FOR COUNCIL'S REVIEW PLANNING COMMISSION TAKES THAT DIRECT OR TAKES THE PLANNING DEPARTMENT, TAKES THAT DIRECTION FROM THE COUNCIL, GOES BACK, DRAFTS THE AMENDMENT, THEN BRINGS IT FORWARD TO PLANNING COMMISSION FOR THEIR REVIEW AND RECOMMENDATION TO THE COUNCIL.
AND THEN THE COUNCIL WILL REVIEW IT AND TAKE THE LEGISLATIVE ACTION TO, UH, TO ADOPT, UH, AN, UH, ZONING CODE AMENDMENT.
THE OTHER, THE OTHER ROLE THAT'S IMPORTANT IS WHEN THROUGH THE ZONING CODE, THE COUNCIL HAS SAID TO THE PLANNING COMMISSION, YOU WILL ALSO SERVE AS THE QUASI-JUDICIAL REVIEW AUTHORITY FOR DISCRETIONARY REVIEW OF DEVELOPMENT PROJECTS.
AND THAT'S ESTABLISHED IN THE ENABLING LEGISLATION AND IN THE, UM, IN THE ZONING CODE.
AND SO THAT, THAT ROLE IS DEFINED FOR PLANNING COMMISSION AS WELL.
SO YOU CAN SEE THAT IN BOTH OF THESE ROLES, WHETHER IT'S YOUR LEGISLATIVE ADVISORY ROLE OR YOUR QUASI-JUDICIAL ROLE OF MAKING DISCRETIONARY DECISIONS OR REVIEWING DISCRETIONARY DECISIONS ON APPEAL, THAT THE COUNCIL IS VERY CLEAR ABOUT WHAT YOUR ROLE IS.
OKAY? AND THAT'S IMPORTANT BECAUSE IF, IF THE COMMUNITY IS CONCERNED ABOUT A LAND USE ISSUE, AND THEN IT'S APPROPRIATE TO BRING IT FORWARD TO THE CITY COUNCIL AND THEN HAVE THE CITY COUNCIL PERHAPS DIRECT PLANNING COMMISSION TO STUDY A PARTICULAR ISSUE.
BUT WE DON'T WANT TO, YOU KNOW, I THINK SOMETIMES THE COMMUNITY CAN THINK, OH, I HAVE A LAND USE ISSUE, I'LL BRING IT FORWARD TO THE PLANNING COMMISSION.
BUT THE PLANNING COMMISSION REALLY ACTS AT THE DIRECTION OF CITY COUNCIL.
AND SO IT'S IMPORTANT FOR THAT DIRECTION TO COME FROM THE COUNCIL IF IT'S NOT ALREADY ESTABLISHED IN THE ZONING ORDINANCE.
AND I'LL JUST EXPAND ON THAT REAL QUICK, ANDREW.
SO THIS SLIDE IS A GREAT JOB OF KIND OF SHOWING WHAT YOUR TWO HATS ARE.
YOU HAVE THE FIRST BULLET, THAT'S YOUR QUASI LEGISLATIVE HAT.
AND IN THE ENABLING LEGISLATION, I BELIEVE IT'S SOMEWHERE ENTITLED TWO OF THE PETALUMA MUNICIPAL CODE.
BUT YOU HAVE YOUR LEGISLATIVE, QUASI LEGISLATIVE HAT ON ANY TIME THERE'S AN AMENDMENT TO THE ZONING CODE.
SO YOU MAKE A RECOMMENDATION, THEN THAT RECOMMENDATION GOES TO CITY COUNCIL.
UH, AND THOSE ARE SORT OF YOUR BROAD STANDARDS, LIKE, UH, WHAT FINDINGS ARE REQUIRED FOR A SITE PLAN AND ARCHITECTURAL REVIEW.
UH, WHAT, UH, ARE THE OBJECTIVE STANDARDS.
AND THEN WHEN YOU'RE WEARING YOUR QUASI-JUDICIAL HAT, THAT'S WHEN YOU HAVE SPECIFIC APPLICATIONS AND YOU APPLY THOSE LEGISLATIVE, UH, JUST I GUESS, ZONING CODE TO THOSE SPECIFIC PROJECTS.
DO THE PROJECTS MEET THE FINDINGS THAT ARE REQUIRED FOR SPAR APPROVAL? MM-HMM
YEAH, THAT'S A, A GREAT DISTINCTION, DYLAN.
THE, SO IF ALL, IF ALL OF THAT, IF THAT QUASI LEGISLATIVE ACTION, QUASI-JUDICIAL ACTIONS, THEY ALL ACT, ACT, HAPPEN WITHIN THE CONTEXT OF A PUBLIC HEARING.
WE HOLD A PUBLIC HEARING WITHIN A PUBLIC MEETING.
SO EVERY TIME THAT THE PLANNING COMMISSION CONVENES, YOU CONVENE A PUBLIC MEETING, THEN YOU MIGHT ORDER A PUBLIC HEARING FOR A SPECIFIC MEETING ITEM.
SO YOUR PUBLIC HEARING IS ALWAYS GOING TO TAKE PLACE WITHIN A PUBLIC MEETING.
TONIGHT, FOR INSTANCE, WE'RE HOLDING A PUBLIC MEETING.
THERE WERE NO PUBLIC HEARINGS AGENDIZED, UM, BECAUSE WE'RE DOING, BECAUSE OF THE ACTION, THE COMMISSION BUSINESS OF ELECTING OFFICERS, UM, THE PRESENTATION ON THE, THE HOUSING ACTION OR THE ANNUAL PROGRESS REPORT, AND THEN THIS WORKSHOP ARE PART OF THE, THE WORK OF THE COMMISSION.
AND SO WE DO THAT THROUGH A PUBLIC MEETING.
UM, THERE'S BEEN THE, THE, THE COMMISSION'S ENABLING, WELL, THE COMMISSION'S HANDBOOK ACTUALLY SAYS THAT THE COMMISSION WILL SCHEDULE TWO REGULAR MEETINGS A MONTH.
THAT THOSE WILL BE ON THE SECOND AND THE FOURTH TUESDAYS OF EACH MONTH, UH, BEGINNING AS ADD OR AFTER 6:00 PM WE ALWAYS USE THE ADD OR AFTER IN THE EVENT THAT SOMETHING HAPPENS, RIGHT? UM, IT GIVES US A LITTLE BIT OF ELBOW ROOM.
WHAT, WHAT DRIVES THOSE AGENDAS ARE THE WORK THAT COMMISSION IS BEING ASKED TO DO.
SO IF WE DON'T HAVE ITEMS FOR AN AGENDA, THEN OFTENTIMES WE'LL CANCEL THAT REGULAR MEETING.
UH, AND, AND, BUT OTHER TIMES, LIKE THIS EVENING, WE CAN GO AHEAD AND HOLD A REGULAR MEETING BECAUSE WE DO HAVE ACTIONS OR ACTIVITIES.
THERE'S, THERE'S BEEN QUESTIONS IN THE PAST, YOU KNOW, ESPECIALLY THIS PAST YEAR WHERE, WHERE, UM, PEOPLE WILL COMMENT THAT WE'RE CANCELING A LOT OF,
[01:50:01]
A LOT OF PLANNING COMMISSION PUBLIC MEETINGS, AND THAT'S THE CASE.WE ARE, FOR WHATEVER REASON, WE DIDN'T HAVE ITEMS TO BRING FORWARD TO THE PLANNING COMMISSION.
SO IT'S VERY MUCH THE WORK OF THE, THE COMMUNITY DEVELOPMENT DEPARTMENT THAT DRIVES THE AGENDAS FOR PLANNING COMMISSION COUNCIL MEMBER BARNACLE.
AT THIS MEETING, WE'RE BEING ASKED FOR FUTURE WORKSHOP ITEMS. ARE THOSE WORKSHOP ITEMS THEN GONNA GO BACK UP TO COUNCIL AND BE DIRECTED BACK DOWN TO BE WORKSHOP ITEMS? OR ARE THOSE THINGS THAT THE CHAIR IS GOING TO USE HER DISCRETION FOR? I, THAT'S, UH, YEAH.
WHAT WE WOULD DO IN THOSE CASES IS IF YOU REQUESTED A WORKSHOP ON A PARTICULAR ITEM, WE WOULD TAKE THAT BACK TO BRIAN O, COMMUNITY DEVELOPMENT DIRECTOR.
WE WOULD LOOK TO SEE IF, YOU KNOW, WE HAVE THE RESOURCES TO BE ABLE TO, UH, DEVELOP THE WORKSHOP AND PRESENT IT.
SO WE DON'T NECESSARILY HAVE TO GO UP TO COUNCIL WITH THAT REQUEST, BUT WE DO, WE DO NEED TO MAKE SURE THAT WE HAVE THE RESOURCES.
AND ANDREW, REAL QUICK, I JUST WANTED TO KIND OF SAY WHAT THE DISTINCTION A LITTLE BIT BETWEEN THE PUBLIC MEETINGS, PUBLIC HEARINGS, AND THE NOTICING THE DIFFERENCE THERE.
SO, PUBLIC MEETINGS, WE NEED TO COMPLY WITH THE BROWN ACT.
THAT'S 72 HOURS THAT THE AGENDA IS POSTED IN A PUBLIC LOCATION, THAT THE AGENDA IS, UH, ANYBODY, A REASONABLE PERSON CAN REVIEW WHAT THE AGENDA DESCRIPTIONS ARE AND KNOW WHAT THE TOPIC IS.
PUBLIC HEARINGS, LIKE ANDREW SAID, ARE WITHIN THOSE PUBLIC MEETINGS, AND THEY ARE SPELLED OUT BY OUR ZONING CODE, SAYS WHEN A PUBLIC HEARING IS.
THOSE ARE REALLY THE ENTITLEMENT PERMITS.
UH, SOME ZONING CODE AMENDMENTS THAT AFFECT THE LAND USES.
AND THOSE REQUIRE SPECIAL NOTICING TO PROPERTIES AROUND, UH, I THINK IT'S, UH, ANY PROPERTY WITHIN A THOUSAND FEET.
WE PROBABLY GIVE NOTICE TO PUBLISH IN THE ARGUS, UH, FOR PUBLIC MEETINGS.
THEY ALSO REQUIRE SOME, UH, POSTING OF BILLBOARDS.
SO THAT IS SPELLED OUT IN OUR ZONING CODE FOR THE NOTICE REQUIREMENTS FOR PUBLIC HEARINGS.
YEAH, SO THERE'S A LOT THAT GOES ON IN, IN THESE TWO MEETING FORMATS.
UM, A LOT OF IMPLICATIONS FROM THEM, I GUESS.
SO THEN TO TAKE A, A QUICK GLANCE AT PLANNING DIVISION AND THE WORK THAT WE DO IS REALLY FALLS INTO THREE BUCKETS.
THE FIRST IS, IS WHAT WE REFER TO AS COUNTER PLANNING.
AND THAT'S, UH, A COMMUNITY-WIDE CUSTOMER SERVICE.
WE'RE RESPONDING TO QUESTIONS.
IT CAN BE AS SIMPLE AS, YOU KNOW, I'D LIKE TO ESTABLISH A HOME OCCUPATION TO PROVIDE, UM, MEDICAL TRANSCRIPTION SERVICES.
RIGHT? AND SO THAT HOME OCCUPATION, YOU MAY BE GOING OUT TO VARIOUS DOCTOR'S OFFICES TO GATHER, YOU KNOW, MEDICAL NOTES, TO TRANSCRIBE.
YOU MAY BE GETTING THEM ONLINE.
IT'S BASICALLY YOU WORKING AT YOUR OFFICE, BUT YOU WANT TO ESTABLISH THAT AS A HOME OCCUPATION, PRETTY STRAIGHTFORWARD OFFENSE PERMIT.
YOU WANT TO BUILD A FENCE, YOU HAVE TO GET A FENCE PERMIT.
YOU ASK OUR COUNTER STAFF QUESTIONS ABOUT WHAT DO I NEED TO KNOW ABOUT REGULATIONS FOR BUILDING OFFENSE? UM, AND THEY REALLY SEEK TO EDUCATE AND INFORM.
SO WHEN WE RECEIVE THOSE QUESTIONS, WE'RE GOING A BIT DEEPER, OKAY, HERE'S THE REGULATIONS THAT COMPLY OR RE ARE REQUIRED, AND HERE'S WHY.
AND HERE'S SOME OTHER INFORMATION YOU MAY WANT TO BE AWARE OF.
SO WE HAVE, WE HAVE REALLY A ROLE OF CUSTOMER SERVICE THERE, BUT THEN WE HAVE THIS EDUCATIONAL ROLE AS WELL.
WE'RE ALSO OFTENTIMES THE FACE OF PLANNING DIVISION TO THE COMMUNITY, UM, FOR, ON A DAILY BASIS.
THEN DEVELOPMENT REVIEW PLANNING, THAT'S WHERE WE START TO EXPAND INTO, UM, THIS CONCEPT OF PROPERTY RIGHTS AND ALLOWABLE USES AND, YOU KNOW, ALLOWABLE DEVELOPMENT AND SUCH.
UM, AND OFTENTIMES THE WORK WE DO IN DEVELOPMENT REVIEW PLANNING IS GOING TO THE DIRECTOR FOR REVIEW AND APPROVAL, UM, OR DECISION RATHER, OR COMING TO PLANNING COMMISSION OR HCPC.
BUT THERE WE REALLY SPAN THE GAMUT AS WELL.
WE MAY HAVE AN INITIAL CONVERSATION WITH, YOU KNOW, A HOUSING DEVELOPER ABOUT A SITE ON PETALUMA BOULEVARD SOUTH, AND THEN WE MAY NOT HEAR FROM THEM AGAIN FOR 14 MONTHS, AND THEY COME BACK WITH AN APPLICATION AND THEY'VE ACQUIRED THE LAND AND THEY'RE READY TO START THE PROCESS.
SO THAT, THAT'S REALLY, IT'S, IT'S REALLY KIND OF AN OPT IN THAT WE PROVIDE IN THE PRE-APPLICATION PHASE.
WE'RE THERE TO HELP, WE'RE THERE TO CONSULT.
WE'RE, WE'RE THERE TO SHARE, YOU KNOW, WOULD MY DEVELOPMENT IDEAL ALIGN WITH CITY POLICIES? SOMETIMES WE'LL GET ASKED THE QUESTION, DOES THE CITY WANT TO SEE THIS KIND OF DEVELOPMENT AT THIS LOCATION? SO WE'RE REALLY, WE'RE REALLY TRYING TO HELP INFORM POTENTIAL DEVELOPMENT ACTIVITY THERE.
BUT THEN WE ALSO DO RECEIVE THE PLANNING APPLICATIONS.
UH, WE CONDUCT OUR PLANNING REVIEW.
UM, WE MAKE THE RECOMMENDATIONS TO THE REVIEW AUTHORITIES AND SUPPORT THE REVIEW AUTHORITIES THEN IN THE WORK THAT YOU DO, SURE.
AT WHAT PHASE IN THE DEVELOPMENT REVIEW PLANNING, WOULD
[01:55:01]
THE DETERMINATION BE, YOU KNOW, IS THIS HEADING TO HCPC OR PLANNING COMMISSION, THAT, THAT SORT OF, UH, UH, DETERMINATION, WHERE IS THAT MADE IN THE PROCESS? SO TYPICALLY PRE-APPLICATION.AT PRE-APPLICATION, RIGHT? YEAH.
THAT'S WHERE WE'RE, WE'RE SORT OF MAKING SOME OF THOSE DECISIONS AND ADVISING THEM.
IF IT'S VERY CLEAR, WE'LL TELL THEM THAT IT'S AN ADMINISTRATIVE SPAR APPLICATION AND THE REVIEW AND DECISION BY THE DIRECTOR.
IF WE'RE SORT OF NOT CERTAIN WHERE WE WANT TO GO WITH THAT, BUT WE KNOW THAT THEY'RE MOTIVATED TO SUBMIT AN APPLICATION, WE MAY SAY, GO AHEAD AND SUBMIT AN ADMINISTRATIVE SPAR APPLICATION, BUT BE AWARE THAT THE DIRECTOR HAS THE AUTHORITY TO ELEVATE THAT TO PLANNING COMMISSION, UH, FOR, FOR REASONS.
SO WE'RE, WE'RE PRETTY EXPLICIT, UM, IN OUR PRE-APPLICATION INSTRUCTIONS.
QUICK QUESTION ON THAT KIND OF FOLLOW UP.
YOU GOTTA PRESS YOUR PIECE UP TO MAKE SURE IT'S, IT DID.
UM, DO YOU INFORM THE COMMISSION THEN, OF THESE THINGS THAT MIGHT BE COMING FORWARD? 'CAUSE ONE OF THE THINGS I KEEP THINKING ABOUT IS, YOU KNOW, WHAT IS, IF YOU CAN CRYSTAL BALL WHAT OUR AGENDA MIGHT LOOK LIKE THEN MM-HMM
WE MIGHT HAVE A BETTER IDEA WHAT WE COULD LEARN INDIVIDUALLY VERSUS WHAT STAFF COULD DO AS TRAINING GIVEN RESOURCES.
WE, WE DO, ADMITTEDLY, WE, WE DON'T DO AS GOOD OF A JOB OF THAT AS WE COULD
UM, THE, THE WE'RE WHEN PROJECTS THAT COME BEFORE THE COMMISSION, UM, TYPICALLY WHEN, WHEN THE APPLICATION IS SUBMITTED, IF IT'S A MAJOR PROJECT, WE CREATE THE WEBPAGE AND THEN THROUGH THE NEIGHBORHOOD MEETING PROCESS, UM, COMING FORWARD AS A STUDY SESSION, THE COMMISSION BECOMES AWARE OF IT.
UM, IF IT'S A PROJECT THAT'S HEADED TO THEM, IT, IT CAN BE CHALLENGING.
AND I THINK WE, WE'VE EXPERIENCED THIS.
I I'VE, I'VE BEEN REFLECTING THE PAST SEVERAL DAYS ON HOW MANY TIMES I THINK YOU RESPONDED TO YOUR AL'S EMAILS FOR A QUORUM CHECK, RIGHT? UM, OVER THIS PAST SPRING.
AND ACTUALLY THE, THE, THE MEETINGS NEVER MATERIALIZED.
AND SO SOMETIMES WITH PROJECTS, THEY'RE, THEY'RE SHIFTING AND MOVING AROUND A LOT.
AND SO WE HAVE TROUBLE GETTING THOSE TENTATIVE AGENDAS TO STICK BECAUSE THEY DO TEND TO BE RESPONSIVE TO, UM, THE PROJECT'S REVIEW NEEDS.
AND, AND SO, YOU KNOW, WE MAY SAY, OH, WE'RE, WE'RE IN MAY, WE'RE PROJECTING THAT, YOU KNOW, LET'S SAY FOR INSTANCE, UH, SIG COMMONS, WHICH IS NOW COMING BEFORE THE PLANNING COMMISSION ON JULY 22ND, WE, WE STARTED TARGETING JULY 22ND IN APRIL, BUT THERE WAS A LOT THAT COULD HAPPEN BETWEEN APRIL AND WHEN WE ACTUALLY NOTICED, UM, I THINK IT, THE NOTICING IS JUST IS HITS MAILBOXES THIS FRIDAY, IF I'M NOT MISTAKEN.
THERE'S A LOT THAT CAN HAPPEN IN THERE.
SO IF WE HAVE GONE OUT WITH A TENTATIVE AGENDA SAYING JULY 22ND AND SOMETHING SLIPPED, THEN, UM, THEN, YOU KNOW, OFTENTIMES WE HAVE TO RESPOND TO QUESTIONS.
WELL, WHY, WHAT HAPPENED? AND, AND YOU'RE JUST LIKE, WHAT'S THE DEVELOPMENT? IT'S THE PLANNING REVIEW PROCESS, YOU KNOW? YEAH.
MAY, I WAS THINKING MAYBE IF THERE'S SOME GENERAL TYPO, YOU KNOW, TYPES THAT FALL INTO IT, NOT MAYBE SPECIFIC PROJECTS, BUT IF YOU COULD SEE CERTAIN THINGS THAT THE FOCUS WILL BE, THAT WOULD BE HELPFUL FOR ME.
LET'S, UM, LET ME GIVE THAT SOME CONSIDERATION.
AND I'LL JUST ADD TO THAT POINT TOO.
AND IT REALLY GETS THAT FOURTH BULLET POINT UNDER DEVELOPMENT REVIEW PLANNING, WHICH I FEEL IS PROBABLY OUR MAIN JOB IS TO MAKE SURE THAT YOU GUYS HAVE THE INFORMATION YOU NEED TO MAKE A DECISION ONE WAY OR THE OTHER.
SO THAT'S WHERE THE STAFF REPORT COMES, THE Q AND AS BEFORE THE MEETING, UH, INDIVIDUAL MEETINGS BEFORE WITH ANDREW OR I BEFORE THE MEETING.
SO IF WE'RE NOT PROVIDING YOU THE INFORMATION, LET US KNOW SO WE CAN MAKE SURE THAT YOU GUYS HAVE THE INFORMATION YOU NEED TO MAKE A DECISION.
AND I'LL ADD TOO, JUST AS, AS A COMING ATTRACTION, WE DO HAVE STAFF COMMENT AT THE END OF EVERY COMMISSION MEETING, SO THAT CAN START TO GIVE US MM-HMM
SOME HINTS ABOUT WHAT'S TO COME.
I'D ALSO REALLY ENCOURAGE FOLKS TO LOOK AT THE WEBSITE FOR SORT OF WHAT PROJECTS ARE IN THE QUEUE FOR THE CITY, IF YOU HAVEN'T ALREADY.
AND, AND SORT OF AS YOU GET A FEW MORE MEETINGS ON YOUR BELT, YOU'LL SEE THAT IN MANY CASES WE'LL SORT OF HAVE A COMING ATTRACTION SPAR, NOT QUITE SPAR, PRE-MEETING CONVERSATION.
SO, YOU KNOW, YOU SEE, YOU SEE A PROJECT A FEW DIFFERENT TIMES.
AND WE, WE USUALLY HAVE A FEW BITES AT THE APPLE.
I WOULD JUST, UH, ENCOURAGE ALL, EVERYBODY TO GET YOUR QUESTIONS IN AHEAD OF MEETINGS.
DEFINITELY A BEST PRACTICE FOR THE, THAT'S ESPECIALLY HELPFUL.
RELATED TO THAT, IS THERE AN IDEAL CHAIN OF COMMUNICATION? LIKE IF IT IS A PROJECT APPLICATION RELATED QUESTION, DO WE ADDRESS IT DIRECTLY TO YOU, ANDREW, OR IS THERE LIKE A THAT'S, YEAH, THAT'S USUALLY THE BEST.
AND THEN I'LL BRING THE PROJECT PLANNER IN AND, AND, UH, FACILITATE THE RESPONSE.
EVENTUALLY IT'S GONNA END UP BACK AT ME ANYWAY, SO
SO PROBABLY STARTING WITH ME IS A GOOD APPROACH.
[02:00:01]
AND, AND IF YOU'RE WORRIED ABOUT ATTORNEY CLIENT PRIVILEGE, PROBABLY INCLUDE ME ON THAT AS WELL.AND THEN THERE'S ALSO, DYLAN'S ALSO AVAILABLE IF YOU HAVE QUESTIONS RELATED TO, YOU KNOW, YOU'RE OUT IN THE COMMUNITY AND, YOU KNOW, SOMEBODY ASKED YOU A QUESTION ABOUT A PROJECT AND YOU ANSWERED IT, AND THEN LATER ON YOU'RE THINKING, OH MY GOD, YOU KNOW, SHOULD I HAVE ANSWERED IT? THAT WAY? YOU CAN REACH OUT TO DYLAN INDIVIDUALLY AND POSE THAT QUESTION AND HE'LL ADVISE YOU.
SO, SO THE OTHER THING THEN, OR THE OTHER ROLE THAT PLANNING DIVISION HAS AS POLICY PLANNING, AND THAT'S GENERAL PLAN UPDATE, UH, PROJECT MANAGER FOR THE FORTHCOMING, UH, PETALUMA NORTH SMART STATION SPECIFIC PLAN PROJECT AND, AND SO FORTH.
SO WE ALSO HAVE THE POLICY WORK THAT WE DO, DEVELOPING POLICIES, UM, CODIFYING POLICIES AND SO FORTH.
I WANT TO TAKE A STEP BACK TO DEVELOPMENT REVIEW, BECAUSE WHAT I'VE LEARNED OVER MY YEARS IN MANAGING PLANNING DIVISIONS IS WE PRODUCE TWO PRODUCTS.
ONE IS THE LEGAL RECORD OF THAT QUASI-JUDICIAL DECISION, RIGHT? THAT, THAT THROUGH THE POLICE POWERS AND SO FORTH, THE CITY HAS THE AUTHORITY AND GRANTS IT TO YOU TO MAKE THAT QUASI-JUDICIAL DECISION.
SO THAT'S DOCUMENTED IN THE LEGAL RECORD THAT THAT IS AVAILABLE TO ANYBODY.
THE, THE SECOND PRODUCT THAT WE, WE PRODUCE IS PROCESS.
AND SO THAT PROCESS FROM THE POINT EVEN THAT WE START IN PRE-APPLICATION, BUT CERTAINLY WHEN THE APPLICATION IS RECEIVED, WE'RE ALWAYS WORKING TO ENSURE THAT OUR PROCESS IS FAIR, THAT IT'S OBJECTIVE, THAT IT'S TRANSPARENT, AND THAT IT'S CONSISTENT.
AND SO IN THE SAME WAY THAT THE LEGAL, UH, COMMUNITY LOOKS TO CASE LAW FOR PRECEDENTS, WE'LL OFTENTIMES LOOK TO PRECEDENTS ON HOW WE'VE TREATED OTHER SIMILAR PROJECTS IN TERMS OF PROCESS.
YOU KNOW, SO WE MIGHT SAY, WELL, YOU KNOW, THREE YEARS AGO WE HAD ADMINISTRATIVE SPAR REVIEW THAT WE ELEVATED TO PLANNING COMMISSION BECAUSE THE PROJECT HAD THESE CERTAIN CHARACTERISTICS.
NOW IN 2025, WE'VE GOT A SIMILAR PROJECT, SO MAYBE OUR DECISION MIGHT BE TO ELEVATE IT BECAUSE WE WANT TO BE CONSISTENT IN ELEVATING THOSE TYPES OF PROJECTS.
SO THAT, THAT PROCESS DELIVERY IS VERY IMPORTANT TO WHAT WE DO.
AND IT CAN BE CONFUSING FOR SOMETIMES WHEN PEOPLE SAY, OH, BUT WHY DID YOU EVEN ACCEPT THAT APPLICATION? RIGHT? THAT'S A, THAT'S A TERRIBLE PROJECT.
YOU SHOULDN'T HAVE EVEN ACCEPTED THE APPLICATION.
BUT THE CODE, THE, IF THE CODE PROVIDES FOR US TO RECEIVE AN APPLICATION FOR THAT ALLOWABLE LAND USE, WE HAVE TO ACCEPT THAT APPLICATION.
WE HAVE TO TAKE IT THROUGH THE REVIEW PROCESS IN THE SAME MANNER THAT WE WOULD DO FOR ANY OTHER PROJECT.
IF WE DON'T DO THAT, THEN WE'RE BEING ARBITRARY, RIGHT.
IN THE DELIVERY OF, OF, UM, DUE PROCESS AND OF PROPERTY RIGHTS.
SO THERE'S A LOT THAT'S TIED INTO THAT DEVELOPMENT REVIEW PLANNING, BUT CERTAINLY THE TWO THINGS THAT WE BRING FORWARD AS PLANNING DIVISION AND AS THE DEVELOPMENT REVIEW TEAM ARE THE, THE LEGAL RECORD OF THE PROJECTS REVIEW, AND THEN THAT PROCESS THAT'S AFFORDED TO ALL OF OUR APPLICANTS.
UM, ARE, DID I UNDERSTAND CORRECTLY THAT PRE-APPLICATION MEETINGS ARE NOT REQUIRED FOR MAJOR SPAR PROJECTS CORRECT.
TO MOVE FORWARD? THEY'RE ALL DISCRETIONARY.
YEAH, WE DO, UM, WE HAVE IT, IT'S CALLED DEVELOPMENT REVIEW COMMITTEE, AND WE CONVENE WEEKLY.
IT'S, IT'S REALLY ALL CITY STAFF THAT TOUCH LAND DEVELOPMENT PROJECTS, AND SOMETIMES WE'LL TAKE PROJECTS BEFORE IT.
SO, YOU KNOW, WE MAY HAVE, WE MAY HAVE A, A SPAR APPLICATION THAT WE WANT TO TAKE FORWARD JUST TO HAVE A MORE DETAILED CONVERSATION WITH OUR COLLEAGUES ABOUT IT.
UH, AND WE CAN DO THAT IN PRE-APPLICATION OR WE CAN DO IT DURING APPLICATION.
UM, IN PRE-APPLICATION, WE MIGHT ADVISE SOMEBODY TO SAY, WE'D REALLY LIKE TO BE ABLE TO BRING YOUR PROJECT CONCEPT TO DEVELOPMENT REVIEW COMMITTEE BECAUSE WE WANT TO BE SURE THAT WE'RE UNDERSTANDING YOUR PROJECT AND, UM, YOU KNOW, SORT OF SPOTLIGHTING SOME ISSUES THAT WE MIGHT BE SEEING.
WE CAN'T FORCE A, A, A, YOU KNOW, A FUTURE APPLICANT TO DO THAT, BUT IT CERTAINLY BEHOOVES THEM TO DO IT, YOU KNOW, I MEAN, IT'S FREE ADVICE, SO YOU KNOW WHAT'S WRONG WITH THAT, BUT IT'S ALWAYS AT THE DISCRETION OF THE APPLICANT.
I, I WOULD MAYBE ADD JUST, UM, IN OTHER JURISDICTIONS WHERE WE'VE KIND OF REQUIRED A PLANNING COMMISSION REVIEW ON THE CLIENT SIDE OR THE APPLICANT'S SIDE, UM, WE'VE NOTICED THAT THERE'S A TREND TOWARDS REQUIRING PRE-APPLICATION MEETINGS MM-HMM
AND I FOUND AS A PROFESSIONAL ON THE APPLICANT SIDE, IT'S ACTUALLY A REALLY HELPFUL, LIKE, TO, TO YOUR POINT, IT'S HELPFUL FEEDBACK.
IT MAY ALSO BE AN OPPORTUNITY FOR
[02:05:01]
THE COMMISSIONER FOR, FOR THE PLANNING DEPARTMENT TO, TO PREVIEW PROJECTS, RIGHT.LIKE, WELL IN ADVANCE OF THEM BEING ACTUALLY BROUGHT FORTH.
SO I DON'T KNOW IF THAT'S SOMETHING WE HAVE, I THINK, YEAH, I THINK THERE'S A LOT OF BENEFIT TO IT AND, AND I'VE TRIED TO DO A BETTER JOB OF BRINGING MAJOR PROJECTS BEFORE THE COMMISSION IN A STUDY SESSION, UM, TO KIND OF, WELL, IT DOES TWO THINGS.
FIRST OF ALL, IT ALLOWS THE COMMISSION THE OPPORTUNITY TO BE PART OF THE PROJECT'S REVIEW, RIGHT? RATHER THAN SORT OF SITTING AT THE END BEING THIS DECIDER ABOUT THE PROJECT.
AND I THINK THAT REALLY CREATES A, A MUCH MORE, UM, PRODUCTIVE REVIEW PROCESS.
WE WOULD, WE WOULD PROBABLY HAVE, I DON'T THINK WE WOULD BE BRING A PROJECT AT THIS POINT IN TIME, UH, BEFORE THE COMMISSION PRIOR TO RECEIVING AN APPLICATION.
UM, THAT THAT WOULD BE, YEAH, THAT MIGHT BE SOMETHING WE WOULD LOOK AT AS PART OF THE ZONING CODE UPDATE, THOUGH, I THINK.
UM, AND THEN, SO, SO ONE THING I ALWAYS, I ALSO LIKE TO DO IS REALLY GO BACK TO WHAT IS THE BASIS FOR LAND USE LAW.
AND IT'S REALLY GROUNDED IN THE US CONSTITUTION, RIGHT? IT'S THE RIGHT TO OWN PROPERTY AND EMBEDDED IN THAT RIGHT TO OWN PROPERTY IS THE RIGHT TO, TO BUY, TO SELL, TO DEVELOP PROPERTY, SO ON AND SO FORTH.
AND THEN THROUGH THE POLICE ACTIONS THAT, THAT REQUIRE THE, THE JURISDICTION TO BE RESPONSIBLE FOR THE PUBLIC HEALTH, SAFETY AND WELFARE, THEN THE LOCAL JURISDICTION GAINS THE AUTHORITY TO REGULATE LAND DEVELOPMENT ACTIVITY TO ENSURE THE PUBLIC HEALTH, SAFETY AND WELFARE.
AND SO, SO ALL OF THAT'S FLOWING DOWN TO US FROM THE US CONSTITUTION, FROM THAT ESSENTIAL CHARACTERISTIC AND PERHAPS UNIQUE CHARACTERISTIC OF PROPERTY OWNERSHIP IN THE UNITED STATES.
BUT THEN WE ALSO HAVE THE FIFTH AMENDMENT, 10TH AMENDMENT, AND 14TH AMENDMENT THAT FURTHER DEFINE WHAT WE CAN DO AS IT RELATES TO THOSE, UM, QUASI-JUDICIAL DISCRETIONARY DECISIONS ABOUT LAND DEVELOPMENT ACTIVITY.
AND I THINK, I THINK PART OF THAT COMES FROM, THERE'S, THERE'S ENORMOUS, ENORMOUS ECONOMIC VALUE IN LAND DEVELOPMENT ACTIVITY.
AND SO, YOU KNOW, WHETHER, WHETHER YOU'RE, YOU'RE COMING AT IT FROM A PERSPECTIVE OF PRIVATE SECTOR DEVELOPMENT FUNCTIONS, WANT TO CAPITALIZE UPON THAT VALUE AND, AND ATTAIN SOME OF THAT VALUE.
THAT'S CERTAINLY PART OF, PART OF WHAT HAPPENS IN, IN A, UH, FREE MARKET ECONOMY, BUT THEN ALSO THE, THE LOCAL JURISDICTION SEES SOME BENEFIT TO THAT WHEN WE THINK ABOUT TAX REVENUE AND, AND SO ON AND SO FORTH.
SO THERE'S A LOT OF PLAYERS IN THAT REALM OF, OF, UM, PROPERTY DEVELOPMENT.
AND SO IT'S REALLY IMPORTANT TO BE AWARE OF HOW WE TRACK BACK UP, UM, THE, THE LEGAL FRAMEWORKS AND, AND WHAT THOSE IMPLICATIONS ARE.
AND THEN, AND THEN DUE PROCESS.
AND DYLAN, I'M GOING TO TO ASK YOU TO GO THROUGH THIS SLIDE.
SO THERE'S TWO TYPES OF DUE PRO, UH, DUE PROCESS.
YOU HAVE YOUR SUBSTANTIVE DUE PROCESS AND YOUR PROCEDURAL DUE PROCESS.
SUBSTANTIVE DUE PROCESS IS REALLY WHEN YOU HAVE YOUR QUASI, UH, LEGISLATIVE HAT ON.
AND IT'S WHETHER OR NOT THE ZONING RULES, UH, IF THEY MEET A TYPE OF SCRUTINY, AND TYPICALLY IT IS A LOW BAR.
THAT'S THE RATIONAL BASIS TEST.
IT DOESN'T MAKE SENSE FOR THE CITY TO ZONE RESIDENTIAL NEAR A CEMENT TRUCK OR A CEMENT FACTORY.
UH, SO THAT'S, LIKE ANDREW SAID IN THE PREVIOUS SLIDE.
THAT'S WHEN THE CITY USES ITS 10TH AMENDMENT TO CREATE OUR ZONING CODE.
UM, AND ANY LEGISLATION NEEDS TO, UH, COMPLY WITH SUBSTANTIVE DUE PROCESS.
AND THAT'S, UH, IMPORTANT FOR LIKE THE STAFF REPORTS, THE RE ORDINANCES, TO HAVE SOME SORT OF RECORD TO EXPLAIN WHY THE ORDINANCE IS, UH, IMPORTANT.
UM, AND IN THE PUBLIC'S HEALTH, SAFETY AND MORALS, AND THEN PROCEDURAL DUE PROCESS, THAT'S TYPICALLY WHEN YOU HAVE YOUR QUASI-JUDICIAL HAT ON.
AND THAT'S WHEN YOU HAVE AN APPLICATION IN FRONT OF YOU FOR A PERMIT.
AND THERE'S THREE DIFFERENT PARTS OF PROCEDURAL DUE PROCESS.
WE CAN'T JUST SPRING A HEARING ON THE APPLICANT AND SAY, YOU HAVE 10 MINUTES TO APPEAR.
UM, SIMILARLY, IT'S A FAIR HEARING WITH IMPARTIAL, UH, HEARING, UH, UH, LEGISLATIVE BODIES THAT HEAR 'EM, UH, THAT THEY'RE PAYING ATTENTION THAT THEY AREN'T OR HAVEN'T ALREADY PRE-DECIDED.
SO THAT IS SORT OF THE FAIR HEARING.
UM, AND THEN ANDREW AND I WILL TALK A LITTLE BIT ABOUT, UH, IMPARTIAL HEARINGS AND ABOUT BIAS AND EX PARTE.
I HAVE A KIND OF A STUDY GUIDE THAT I'LL EMAIL TO ALL OF YOU TO HELP YOU WITH THAT.
UM, AND THEN THAT THEY HAVE THE ABILITY TO PRESENT, THAT'S THE THIRD PARTY PROCEDURAL DUE PROCESS.
SO THE APPLICANT CAN COME UP HERE AND MAKE THEIR CASE,
[02:10:01]
UH, OPPONENTS OR PROPONENTS CAN ALSO ADVOCATE ONE WAY OR THE OTHER.SO THOSE ARE WHEN PROCEDURAL DUE PROCESS IS IMPLICATED.
AND, AND WE, WE SPEND A LOT OF THE TIME IN THE BACKGROUND WORKING TO MAKE SURE THAT THAT DUE PROCESS REQUIREMENTS ARE ADHERED TO.
SO WHEN IT COMES TO YOU, OFTENTIMES YOU WON'T SEE A LOT OF THIS THAT'S HAPPENING IN THE BACKGROUND, BUT, UH, THAT'S WHAT WE'RE DOING AS PART OF THAT SORT OF SETTING UP FOR A PUBLIC HEARING.
SO, UH, IT COULD BE, YOU KNOW, IT COULD BE THAT THERE WAS A FAILURE IN NOTICING, RIGHT? SO WE MIGHT HAVE AGENDIZED A PROJECT OR HAD IT ON A TENTATIVE AGENDA, AND THEN WE GO, OH, SHOOT, THERE'S A FLAW IN THE NOTICING.
AND SO WE HAVE TO PULL IT BACK AND NOTICE IT CORRECTLY.
AND SO THEN YOU'LL SEE A SHIFT IN YOUR AGENDA.
AND I'LL JUST SAY TOO IS WE TALKED TO THE CITY CLERK AND THE CITY ATTORNEY, AND WE SCHEDULED A MEETING WITH ALL OF THE CCBS, WHICH WE CALL THE COMMITTEES, COMMISSIONS AND BOARDS, TO HAVE A TRAINING PROBABLY HERE IN CITY HALL.
I THINK IT'S GONNA BE AUGUST 13TH TO GO OVER LIKE FORM SEVEN HUNDREDS CONFLICTS, PUBLIC RECORDS ACT, UH, THE BROWN ACT.
UH, A RECENT CITY COUNCIL PASSED A RULES OF DECORUM FOR ALL THE LEGISLATIVE BODIES.
SO EXPECT THAT INVITATION HERE PRETTY SOON, BUT IT'S GONNA BE ON AUGUST 13TH WHERE WE'LL, UH, TOUCH MORE OF THESE TOPICS IN DEATH.
BUT SPECIFICALLY FOR BIASES, THIS GOES INTO THE PROCEDURAL DUE PROCESS.
WHEN YOU HAVE APPLICATIONS BEFORE YOU AND YOU WANT TO BE IMPARTIAL, NOT HAVING ALREADY DECIDED AND MADE UP YOUR MIND, UM, YOU WILL GET EMAILS ADVOCATING ONE WAY OR THE OTHER.
IT'S OKAY TO RESPOND AND JUST SAY, THANK YOU FOR THE EMAIL.
UH, I HAVEN'T MADE A DECISION YET.
I'M WAITING FOR THE PUBLIC HEARING TO HEAR ALL THE VOICES, OR, THANK YOU VERY MUCH, WHATEVER YOU WANNA SAY.
IF YOU GO, UH, VISIT THE APPLICANT INVITES YOU TO STUDY THE, OR GO TO THE SITE, DON'T, UH, SAY, YOU KNOW, I'M A YES ALREADY.
YOU NEED TO WAIT FOR THE PRESENTATION AND THE OPPONENTS AND THE PROPONENTS TO MAKE THEIR CASE.
SO THAT'S WHERE BIASES COME IN.
AND I HAVE A GUIDE THAT I WILL TRY TO EMAIL IN THE NEXT COUPLE DAYS SO YOU CAN ALL SEE OUR RECOMMENDATIONS.
BUT I THINK THE KEY IS IF YOU GO TO, YOU KNOW, UH, NEIGHBORHOOD MEETINGS, NOT SAY ONE WAY OR THE OTHER, HOW YOU'RE GONNA VOTE.
I'LL WAIT TILL THE MEETING, UH, BEFORE I MAKE A DECISION.
AND I EXPECT THIS VERY ADVANCED CELL PHONE ON THE SLIDE IS PERHAPS HINTING AT YEAH, YOUR
UM, ONE COMPONENTS INCLUDE THE STAFF REPORT AND APPLICATION MATERIALS, THE APPLICANT TESTIMONY OR PRESENTATION ABOUT THE PROJECT, BUT ALSO RESPONDING TO THE COMMISSION'S QUESTIONS, UM, AND THEN EVIDENCE PRESENTED BY ANOTHER AFFECTED PERSON.
SO, SO THAT'S PUBLIC COMMENT THEN.
AND, YOU KNOW, I THINK IN PUBLIC COMMENT, IT'S HELPFUL TO DIFFERENTIATE BETWEEN THOSE COMMENTS THAT ARE EXPRESSIONS OF SENTIMENT.
YOU KNOW, I DON'T, I DON'T LIKE THIS PROJECT, OR, OR, I DON'T THINK WE SHOULD BE DOING ANYTHING THERE.
THAT'S, THAT'S AN EXPRESSION OF SENTIMENT.
BUT TO EXPRESS A CONCERN ABOUT A POTENTIAL ISSUE IS, IS ANOTHER SORT OF PUBLIC COMMENT, UM, WHICH IS MORE ABOUT THIS EVIDENCE PRESENTED BY AN AFFECTED PERSON.
SO WE DO, PUBLIC COMMENT IS VERY IMPORTANT.
IT'S NOT JUST AN OPPORTUNITY FOR PEOPLE TO WEIGH IN ON A PROJECT, BUT IT'S ALSO AN OPPORTUNITY FOR US TO MAKE SURE THAT WE HAVEN'T MISSED A POTENTIAL ISSUE DURING OUR PLANNING REVIEW.
AND, AND THE PEOPLE WHO KNOW BEST ARE THE ONES WHO LIVE NEXT DOOR TO THE PROPERTY, OR WHO TRAVEL UP AND DOWN A STREET ON A DAILY BASIS, WHO MIGHT BE, WHO MIGHT BE AWARE OF UNIQUE TRAFFIC PATTERNS THAT WE'RE NOT SEEING IN THE DATA THAT WE'RE RECEIVING FROM A TRAFFIC ENGINEER STUDY.
ALL, UH, ALL THREE OF THOSE, UH, BRIEFLY, THE MINISTERIAL PROCESS, THAT'S STRAIGHTFORWARD.
YOU WILL NOT SEE MINISTERIAL APPLICATIONS.
THEY'RE SUBMITTED, WE REVIEW THEM FOR COMPLIANCE WITH THE APPLICABLE REGULATIONS.
WE CAN CONDITION MINISTERIAL PROJECTS.
UM, AND THEN, UM, ONCE THE, UH, THE PERMIT IS READY TO BE ISSUED, THEN IT'S, IT'S ISSUED AND THE, UH, THE APPROPRIATE ACTION IS TAKEN.
THAT COULD BE A BUILDING PERMIT, UM, TO SAY, EXPAND AT A, AT A, A COUPLE OF ROOMS ONTO EXISTING SINGLE FAMILY RESIDENCE.
UM, IT COULD BE A SHORT TERM VACATION RENTAL PERMIT.
SO TO, UH, TO GO AHEAD AND START PUTTING A ROOM IN YOUR HOUSE OUT ON AIRBNB.
AND I'LL JUST ADD TO A COUPLE OTHER MINISTERIAL.
THESE ARE DETERMINED BY THE STATE LEGISLATURE, AND THEY'RE KIND OF THE SMALLER ITEMS. AND IF IT'S MINISTERIAL, THEN IT DOESN'T
[02:15:01]
NEED TO GO THROUGH THE SQA PROCESS.UH, ADUS, UH, FINAL MAPS, UH, I WOULD IMAGINE FENCES, STUFF LIKE THAT WHERE IT'S REALLY SB 35 PROJECTS WHERE IT'S KIND OF JUST CHECKING THE BOXES, AND THEN IF IT CHECKS ALL THE BOXES, THEN THE CITY IS FORCED TO APPROVE AND ISSUE THE PERMIT.
THEN, THEN WE CONTRAST THAT WITH THE DISCRETIONARY PROCESS WHERE, UH, WE REVIEW FOR COMPLIANCE, WE REVIEW FOR CONSISTENCY, THEN WE GO TO PLANNING COMMISSION, YOU KNOW, THAT COULD GO FORWARD TO CITY COUNCIL, OR THE COMMISSION COULD MAKE A DECISION ON THE PROJECT.
THAT DECISION CAN BE APPEALED, IT CAN BE APPEALED BY THE APPLICANT, IT CAN BE APPEALED BY ANY INTERESTED PARTY.
UM, WE, WE HONOR THAT APPEAL AND WE TAKE THAT FORWARD THEN TO CITY COUNCIL.
UM, FOR, FOR THE, UH, CITY COUNCIL'S DECISION ON THE APPEAL, WHAT'S INTERESTING ABOUT OUR ZONING ORDINANCE IS THAT IT DOES ALLOW CITY COUNCIL NOT JUST TO DECIDE ON THE APPEAL ITSELF, BUT ALSO TO THEN RENDER A DECISION ON THE PROJECT.
SO LET, IF YOU THINK ABOUT IT THIS WAY, PLANNING COMMISSION APPROVES A PROJECT.
THERE'S A, A GROUP OF PROPERTY OWNERS WHO IS VEHEMENTLY OPPOSED TO THE PROJECT.
THEY APPROVE, THEY APPEAL YOUR DECISION TO CITY COUNCIL.
ONE ROLE THAT CITY COUNCIL CAN TAKE IS TO EITHER GRANT THE APPEAL, WHICH WOULD THEN RESCIND THE PLANNING COMMISSION'S DECISION, OR DENY THE APPEAL, WHICH WOULD ALLOW PLANNING COMMISSION'S DECISION TO STAND.
ANOTHER ACTION THAT CITY COUNCIL COULD TAKE IS TO MAKE A DECISION ABOUT THE PROJECT THAT WOULD SUPERSEDE PLANNING COMMISSION'S DECISION.
SO, A COUPLE OF DIFFERENT ROLES THERE.
UH, WHEN IT COMES TO COUNCIL ON APPEAL, SORRY TO QUIBBLE ABOUT THE GRAPHIC HERE, BUT AM I CORRECT IN ASSUMING THAT THIS FARTHEST RIGHT ARROW SHOULD BE REVERSED? IF, IF IT'S APPROVED BY PLANNING COMMISSION, IT DOES NOT GO TO CITY COUNCIL APPEAL? THAT'S SAYING THAT IF IT'S REJECTED AND GOES TO APPEAL, IT COULD THEN BE APPROVED BY CITY COUNCIL ON APPEAL? WELL, BOTH.
A, AN APPROVAL COULD BE APPEALED AS WELL.
TYPICALLY, AN APPROVAL IS GONNA BE APPEALED BY THE, UM, BY THE COMMUNITY.
AND A DENIAL APPEALED BY THE APPLICANT.
SO I'M SURE THE GRAPHIC COULD USE SOME IMPROVEMENT
UH, SO ANOTHER FACTOR THAT YOU'LL BE, YOU'LL BE, YOU'LL HAVE AT YOUR ADVANTAGE ANOTHER TOOL IS CONDITIONING A PROJECT.
SO, SO YOU CAN SAY, WELL, I, I, OVERALL, I SUPPORT THIS PROJECT, BUT I'M REALLY CONCERNED ABOUT MAYBE THE IMPACTS, THE POTENTIAL IMPACTS ON PRIVACY OF THE ADJACENT PROPERTY.
AND SO I WANT TO CONDITION THE PROJECT TO ONLY ALLOW CLAIRE'S STORY WINDOWS ON THE WEST SIDE OF, YOU KNOW, THE OFFICE BUILDING, SOMETHING LIKE THAT, TO HELP TO PRESERVE THE PRIVACY OF EXISTING RESIDENTIAL DEVELOPMENT.
SO YOU CAN ADD THAT AS A CONDITION OF APPROVAL.
OFTENTIMES, WHAT WILL HAPPEN FOR YOU AS A COMMISSIONER IS THOSE CONDITIONS OF APPROVAL HELP YOU BECOME COMFORTABLE WITH A PROJECT IN ORDER TO RENDER A DECISION TO APPROVE A PROJECT.
UM, TYPICALLY WHAT YOU'LL FIND IS, IS THE COMMISSION WILL NEGOTIATE CONDITIONS OF APPROVAL BECAUSE ONE COMMISSIONER MIGHT FEEL VERY STRONGLY ABOUT A CONDITION, ANOTHER COMMISSIONER SAYS, NO, I DON'T THINK THAT'S NECESSARY.
SO YOU'LL, YOU'LL NEGOTIATE THOSE CONDITIONS OF APPROVAL AND THEN WE'LL GO TO THE APPLICANT AND WE'LL SAY, WILL YOU AGREE TO THESE CONDITIONS OF APPROVAL? UM, AND, AND MAKE SURE THAT THE APPLICANT, UM, WILL, WILL COMPLY WITH THEM AND UNDERSTANDS THE IMPLICATIONS OF THEM PRIOR TO THE COMMISSION RENDERING ITS DECISION.
SO THEN DYLAN'S GOING TO TALK ABOUT A VIC.
COUPLE OF VERY IMPORTANT CONCEPTS HERE WITH REGARD TO CONDITIONING, AND THAT'S NEXUS AND PROPORTIONALITY.
UH, SO FOR CONDITIONS TO BE LEGAL, THEY BOTH HAVE TO HAVE A NEXUS AND BE PROPORTIONAL.
SO THE NEXUS IS WHAT IMPACT, OR WHAT IS THE CONDITION TRYING TO MITIGATE, UH, THROUGH THE PERMIT THAT THE CITY'S GRANTING.
SO FOR LIKE OYSTER COVE, THAT'S GONNA HAVE SOME EFFECT ON THE AESTHETICS.
THE CITY WAS ABLE TO SAY, YOU, UH, BECAUSE OF THE AESTHETICS, WE WANT YOU OR CONDITION THE PROJECT TO GET RID OF ALL THE OVERHEAD, UH, ELECTRIC POLES.
BUT IT NEEDS TO ALSO BE KIND OF NEXUS.
WE CAN'T SAY YOU HAVE TO DO THAT CITYWIDE 'CAUSE IT'S ONLY, YOU KNOW, A COUPLE ACRES.
THE PROJECT, IT'S ONLY ON LAKEVILLE D STREET THERE, WE CAN'T HAVE IT BE ALL OVER THE CITY.
THAT'S ALL NOT PROPORTIONAL TO THE COST FOR WHATEVER THE ENTITLEMENT PERMIT.
UM, AND THAT'S THE, LET'S SAY NOLAN DOLAN A COUPLE CASES THERE.
UM, AND THAT'S REALLY SOMETHING THAT THE CITY ATTORNEY'S OFFICE WITH ANDREA, WE KIND OF WORK ON TO MAKE SURE THAT OUR CONDITIONS ARE PROPORTIONAL AND THERE'S A
[02:20:01]
NEXUS.IT'S PRETTY HARD TO DO ON THE DAAS.
SO ANY LIKE CONDITIONS, PLEASE LET US KNOW AHEAD OF TIME.
LIKE ANDREW SAID, HE CAN THEN TALK TO THE APPLICANT TO SEE IF THEY'RE COOL OF IT.
UH, THE APPLICANT ALSO HAS THE ABILITY TO APPEAL ANY OF THE CONDITIONS RIGHT.
SO WE HAVE A LITTLE MORE, I THINK, UH, LEEWAY HERE.
AND THEN THERE MIGHT BE SOME BACK ROOM DEALING, I GUESS, WITH, UH, ANDREW AS PART OF THAT CITY COUNCIL APPEAL.
SO, UM, IS THAT WHAT YOU WERE TRYING TO GET AT ANDREW? JEFF? GOOD.
I'LL ADD TOO THAT IN SOME CASES AN APPLICANT MIGHT STRETCH THEIR NEXUS A LITTLE BIT IN, IN THE HOPES THAT IT, YOU KNOW, MAKES THE PROJECT MORE ATTRACTIVE.
SO THE ROUNDABOUT COMES TO MIND THAT IT WAS LIKE MAYBE A LITTLE BIT COULD HAVE BEEN ARGUING EITHER WAY, BUT IN, IN AN EFFORT OF GOOD FAITH, UM, THE APPLICANT WAS, YOU KNOW, LOOKING TO, TO BEAUTIFY THE, UM, ENTRANCE TO THE CITY AND, AND HAD SORT OF INCLUDED THAT IN THE PROJECT, DESPITE IT BEING PERHAPS A LITTLE FARTHER AFIELD THAN NEXUS WOULD WARRANT.
AND THE OTHER, THE OTHER THING WITH CONDITIONS, WE PREFER TO, UM, CONDITION A PROJECT FOR PHYSICAL MODIFICATIONS AS OPPOSED TO OPERATIONAL OR BEHAVIORAL CHANGES.
THE REASON FOR THAT IS IT'S MUCH EASIER FOR US TO ENFORCE PHYSICAL, UH, DEVELOPMENT REQUIREMENTS THAN IT IS AN OPERATIONAL REQUIREMENT.
WHEN WE GET INTO OPERATIONAL OR BEHAVIORAL CONDITIONS OF APPROVAL, THEN WE'RE GETTING INTO, OKAY, WELL YOU VIOLATE THAT, THEN WE HAVE TO CALL OUT CODE ENFORCEMENT.
THE VIOLATION HAS TO BE DOCUMENTED BY, BY THE TIME THAT THE VIOLATION GETS DOCUMENTED BY THE CITY.
TYPICALLY WE HAVE NEIGHBORS WHO ARE VERY UPSET ABOUT THE PERFORMANCE OF, OF THE PARTICULAR LAND USE.
SO FOR THAT REASON, UM, YOU KNOW, OPERATIONAL OR BEHAVIORAL CONDITIONS CAN BE VERY APPEALING.
I MEAN, IT'S REALLY LOVELY SOMETIMES TO DO THAT, BUT WE ALWAYS HAVE TO THINK ABOUT THE ABILITY TO ENFORCE THEM AT THE, AND THAT'S A REALLY GREAT POINT.
SO FOR THE NEXUS, IT REALLY HAS TO DO WITH THE PER TYPE OF PERMIT THAT THEY ARE SEEKING.
SO FOR A SITE PLAN AND ARCHITECTURAL REVIEW, THAT HAS EVERYTHING TO DO WITH THE, UH, APPEARANCE IN THE AESTHETICS OF THE PROPERTY.
AND WE HAVE A HARDER TIME HAVING A NEXUS REGARDING THE OPERATION.
BUT IF THEY ARE SEEKING A USE PERMIT IN FRONT OF CITY OR PLANNING COMMISSION, THAT DOES GO TO THE OPERATION AND WE HAVE MORE LEEWAY THERE.
THERE'S MORE OF A NEXUS TO SAY, YOU KNOW, UH, RESTAURANT YOU HAVE TO OPERATE FROM HOUR WHATEVER, 8:00 AM TO 8:00 PM 'CAUSE THAT REALLY IS ABOUT THE USE MM-HMM
UH, IS THERE A CONSOLIDATED LIST SOMEWHERE, OR IS IT WITHIN THE ZONING CODE? LIKE WHAT PHYSICAL REQUIREMENTS THE COMMISSION CAN LIKE IMPOSE AS CONDITIONS? LIKE I KNOW SOME JURISDICTIONS COLORS YOU CAN'T TOUCH OR MATERIALITY YOU COULD ONLY GO SO FAR.
IS, IS THAT ANYWHERE WRITTEN OR IT'S MORE DISCRETIONARY THEN PETALUMA DOES NOT HAVE, UM, DESIGN GUIDELINES, AND THEN WE ONLY HAVE OBJECTIVE DESIGN STANDARDS THAT ARE APPLICABLE TO QUALIFYING PROJECTS.
SO I THINK YOU ARE GOING TO FIND THAT THE, UM, SITE PLAN AND ARCHITECTURAL REVIEW CRITERIA ARE VERY BROAD, LIKE NEIGHBORHOOD COMPATIBILITY,
SO I THINK THAT'S ONE REASON WHY WE TEND TO HAVE A LOT OF DISCUSSION.
AND, UM, AND, AND IT, IT OFTENTIMES APPLICANTS ARE LIKE, MAN, I JUST LIKE SOME DIRECTION, YOU KNOW, BUT, UH, THAT'S WHERE STUDY SESSION HELPS THOUGH, RIGHT? BECAUSE YOU CAN, YOU CAN THEN GIVE THAT DIRECTION TO THE APPLICANT.
YOU CAN HELP THEM UNDERSTAND WHAT YOU'RE LOOKING FOR, AND THEN THEY CAN RESPOND TO IT, UM, BY THE TIME THE PROJECT COMES FORWARD FOR PUBLIC HEARING.
AND I WOULD IMAGINE, ANDREW, THAT'S WHAT THAT FOURTH KIND OF BULLET POINT IS.
SO THE STANDARD ONES ARE PROBABLY OUR TYPICAL, UH, CONDITIONS THAT WE IMPOSE ON THE, DEPENDING ON THE TYPE OF, UH, DEVELOPMENT.
BUT THAT'S TYPICALLY, I WOULD IMAGINE, COMPLY WITH OUR ZONING CODE.
AND THEN THE SPECIAL ONES ARE, DOES THIS DEVELOPMENT HAVE A SPECIAL TYPE OF HARM? ARE WE HEARING A LOT OF COMPLAINTS FROM THE NEIGHBORS AND THE COMMUNITY ABOUT THAT? AND THAT'S SOMETHING THAT YOU GUYS CAN HELP US WITH IS CREATE THOSE SPECIAL CONDITIONS.
BUT NO REAL BRIGHT LINE TEST ABOUT WHAT, WHEN THERE IS A NEXUS AND PROPORTIONAL.
SO IT MAKES IT A LITTLE CHALLENGING FOR US, THAT'S FOR SURE.
AND I THINK THIS IS WHERE REACHING OUT TO STAFF AHEAD OF A MEETING IS SO VALUABLE.
WE OFTEN FIND OURSELVES SORT OF CONTORTING OURSELVES INTO QUESTIONS BY SAYING, WOULD THE APPLICANT BE OPEN TO A SUGGESTION? I HAVE
UM, SO TO THE EXTENT THAT WE CAN GET AHEAD OF THOSE AND, AND, YOU KNOW, NOT PUT THEM SO ON THE SPOT, UM, IN THE ROOM TO, TO GET A SENSE OF WHAT MIGHT ACTUALLY BE POSSIBLE WHEN IT DOES COME DOWN TO THOSE CONDITIONS.
AND THE PLANNING COMMISSION'S VERY CREATIVE.
I WAS JUST THINKING TOO VEA, I THINK WE CONDITION, UH, AS PART OF THE DOG RUN THAT THEY HAVE WHAT DOG POOP BAGS AND YEAH.
SO, UH, I THINK YOU GUYS HAVE A LOT OF LEEWAY THERE.
[02:25:01]
RELATED FOLLOW UP, SORRY.UM, WHERE DOES HISTORIC AND PRESERVATION THAT COMMISSIONER COMMITTEE FIT INTO THE REVIEW OF PROJECTS? AND MAYBE THIS IS A QUESTION WE CAN TAKE OFFLINE, SO, SO COMING IN LATER.
LET'S, UM, LET'S FOLLOW UP ON THAT.
WE DO HAVE THE HISTORIC, UM, AND CULTURAL PRESERVATION COMMITTEE, AND THEN WITH CHAPTER 15 OF THE IZO IS OUR, UH, HISTORIC PRESERVATION CHAPTER.
SO TYPICALLY WHAT YOU'RE GONNA FIND IS THAT IF THERE, IF THERE IS A HISTORIC RESOURCE, UH, THEN IT'S GOING TO GO OVER TO HCPC AND NOT COME TO THE PLANNING COMMISSION.
UH, DISCRETIONARY FINDINGS, UM, THOSE ARE THE FINDINGS THAT YOU WOULD HAVE TO MAKE TO APPROVE A PROJECT.
UM, CONVERSELY, YOU COULD DENY A PROJECT, UH, OR YEAH, VOTE TO DENY APPROVAL IF YOU CAN'T MAKE THOSE FINDINGS.
SO I THINK THAT'S REALLY IMPORTANT BECAUSE THIS IS WHERE YOU'RE LOOKING AT POLICY CONSISTENCY AND, AND SUBSTANTIAL EVIDENCE IN THE RECORD PART OF THAT LEGAL RECORD, THAT THAT KIND OF HELPS REDUCE, I MEAN, YOU HAVE A TREMENDOUS AMOUNT OF DISCRETION, YOU KNOW, WITHOUT A DOUBT.
BUT THAT HELPS, I THINK, TO DIRECT SOME OF THE APPLICATION OF THAT DISCRETION GIVES YOU A LITTLE BIT OF FRAMEWORK AROUND THAT DECISION MAKING PROCESS.
UM, WHEN YOU LOOK TO THE FINDINGS AND, UH, AND, AND HOW YOU'RE MAKING THOSE FINDINGS.
AND ANDREW, I'LL JUST ADD TO, UH, FOR A SPAR FINDING, ONE OF THE FINDINGS YOU ALWAYS SEE IS COMPATIBILITY WITH THE NEIGHBORHOOD.
UH, DOES THIS DEVELOPMENT COMPAT OR IS IT COMPATIBLE WITH THIS SURROUNDING NEIGHBORHOOD AND STAFF TRIES TO DO AS PART OF THE RESOLUTIONS TO REALLY EXPLAIN WHY THAT FINDING IS ABLE TO MAKE? YEAH.
UH, WE DON'T JUST SAY, YES, IT IS COMPATIBLE, WE EXPLAIN, WELL, IT HAS THE SAME VICTORIAN STYLE AS THE ADJACENT PROPERTIES.
IT'S, UH, WITHIN THE SETBACKS, UH, THAT WAY IF IT IS CHALLENGED TO, UH, CITY COUNCIL AND THEN TO A SUPERIOR COURT JUDGE, THERE IS A SUBSTANTIAL EVIDENCE IN THE RECORD, AND THE JUDGE SHOULDN'T REALLY SECOND GUESS THE PLANNING COMMISSION AND CITY COUNCIL THERE.
UM, BUT THAT'S ALSO SOMEWHERE THAT YOU CAN HELP.
IF YOU THINK THAT THE FINDINGS, ESPECIALLY IF YOU DISAGREE WITH THE STAFF'S RECOMMENDATION, THEN WE WILL NEED TO HAVE SOME SORT OF SUBSTANTIAL EVIDENCE IN THE RECORD TO EXPLAIN WHY THOSE FINDINGS ARE MADE.
ONE WAY OR THE OTHER, IT COULD BE, YOU KNOW, LISTENING TO ALL THE PUBLIC COMMENTS, UH, THAT YOU WENT OUT THERE AND VISITED THE SITE YOURSELF, AND YOU DON'T THINK THE FINDINGS COULD BE MADE OR THEY COULD BE MADE.
SO THAT'S SOMETHING WE CAN HELP WITH AS WELL.
AND, AND SO THAT POINTS TO, WE'RE ALWAYS, WE'RE ALWAYS THINKING ABOUT THE LEGAL RECORD OF THE PROJECT'S REVIEW AND DECISION.
SO WE'RE LOOKING FORWARD TO, YOU KNOW, WHAT IF IT'S APPEALED TO COUNSEL, AND THEN WHAT IF THERE'S A LAWSUIT AFTERWARDS? YOU KNOW, WHAT DOES THAT LEGAL RECORD LOOK LIKE WHEN IT'S BEFORE A JUDGE? SO WE'RE ALWAYS, ALWAYS VERY CONSCIOUS OF THAT, UM, AND ADVISING, ADVISING ON THAT IN SOME CASES.
UM, THE OTHER THING TO POINT OUT, YOU KNOW, TYPICALLY A PROJECT'S GOING TO COME BEFORE YOU WITH A RECOMMENDATION FOR APPROVAL.
THE THE REASON IS BECAUSE WE, WE WORK DURING THE PLANNING REVIEW, WE'RE WORKING VERY CLOSELY TO, TO, TO HELP THE PROJECTS COME INTO CONFORMITY WITH APPLICABLE POLICIES, REGULATIONS, AND SO FORTH.
IF, AND, AND WE, WE WOULD PREFER TO NOT BRING A PROJECT FORWARD WITH A RECOMMENDATION FOR DENIAL.
I MEAN, THAT, THAT SORT OF SUGGESTS THAT THERE'S SOME SORT OF IMPASSE THAT'S HAPPENED.
YOU KNOW, SO I DON'T, I I THINK THAT WITH THOSE BRIEF COMMENTS AND, AND WE COULD TALK MORE, UH, LOOKING AT SOME SPECIFIC PROJECTS MAYBE AS WE GO ALONG.
BUT, UH, I WANT TO, I WANT TO SHARE WITH YOU THAT WE DO A LOT OF WORK DURING PLANNING REVIEW, UM, TO, TO SHAPE PROJECTS, TO HAVE PROJECTS RESPOND TO POLICIES, TO REGULATIONS AND SO FORTH.
AND, UM, AND, AND THAT'S ALWAYS REFLECTED WHEN THAT PROJECT COMES BEFORE YOU THEN.
SO IF WE DO BRING A PROJECT FORWARD WITH A RECOMMENDATION FOR DENIAL, YOU KNOW, THAT'S ONE THING THAT'S A CLEAR INDICATION THAT COMMUNICATION IS BROKEN DOWN AND, UM, AND THAT, THAT WE REALLY JUST HAVE TO DO THAT TO AFFORD THEM THEIR DUE PROCESS.
AND JUST TO UNDERSCORE THAT POINT, THAT, UH, THAT WOULD BE AT THE BEHEST OF THE APPLICANT SAYING, LET'S, LET'S GO FORWARD, EVEN IF THE STAFF RECOMMENDATION IS A DENIAL.
BUT WE WOULD HAVE SUBSTANTIAL EVIDENCE IN THE RECORD RIGHT.
TO THAT WOULD SAY THAT WE CANNOT MAKE THESE FINDINGS FOR THESE REASONS.
AND THIS SORT OF GOES BACK TO YOUR EARLIER POINT, THAT IT IS THE JOB OF PLANNING DEPARTMENT TO REVIEW APPLICATIONS AND TO GIVE THEM THEIR DUE PROCESS THROUGH THE ENTIRE CORRECT.
SO, YOU KNOW, IT IS, IT IS AN APPLICANT'S RIGHTS AS WELL TO BE MOVED THROUGH
[02:30:01]
THE PROCESS.IT'S, IT'S THEIR RIGHT TO HAVE IT BROUGHT FORWARD FOR THAT, THAT DECISION.
UM, THEN, THEN WE DO, UH, THE FINDINGS WILL ALSO EXPRESS PROJECT SPECIFIC ANALYSIS.
UM, WE DO WANT THOSE FINDINGS TO, TO, TO MAKE THE FINDING RIGHT.
THE, THE PROJECT IS COMPATIBLE IN THAT, AND THEN WE POINT TO SPECIFIC CHARACTERISTICS OF THE PROJECT AND HOW THEY RELATE TO THE NEIGHBORHOOD OR SURROUNDING DEVELOPMENT.
SO YOU SHOULD BE LOOKING FOR THAT LEVEL OF SPECIFICITY.
WE SHOULDN'T JUST BE BRINGING FORWARD A RECOMMENDATION FOR APPROVAL AND SAY THAT, OH YEAH, IT, IT'S COMPATIBLE WITH SURROUNDING DEVELOPMENT AND LEAVE IT AT THAT.
UM, AND THEN SQA COMPLIANCE, ALL DISCRETIONARY PROJECTS.
SO ANY PROJECT THAT COMES BEFORE YOU FOR A DECISION IS DISCRETIONARY, AND THAT MEANS THAT ENVIRONMENTAL REVIEW UNDER CE A IS TRIGGERED.
SO THERE'S, THERE ARE CASES WHERE I THINK WE NEED TO DIFFERENTIATE BETWEEN CE A IS NOT REQUIRED, MEANING THAT WE DON'T HAVE A DISCRETIONARY DECISION VERSUS WE BRING A PROJECT FORWARD, BUT WE MIGHT SAY THAT IT'S EXEMPT FROM FURTHER REVIEW UNDER CQA.
AND SO THERE IS A DIFFERENCE BETWEEN THOSE TWO.
NOT REQUIRED MEANS WE DON'T DO CQA EXEMPT FROM FURTHER REVIEW MEANS THAT CQA WAS DONE AT SOME POINT IN TIME, AND IT'S REASONABLE BASED UPON THE PROJECT CHARACTERISTICS TO EXPECT THAT THERE'S NO POTENTIAL FOR ENVIRONMENTAL IMPACTS BEYOND THOSE THAT WERE STUDIED AT THE TIME THAT THE ENVI, THAT ENVIRONMENTAL REVIEW WAS PREPARED.
SO WE'LL SEE THAT WITH, WITH SAY, UH, INFILL DEVELOPMENT.
WE'LL USE A CLASS 32, UM, CATEGORICAL EXEMPTION FOR INFILL DEVELOPMENT, SAY, UH, YOU KNOW, A MULTIFAMILY DEVELOPMENT PROJECT OF A HUNDRED UNITS.
UM, AND THE MAXIMUM ALLOWABLE DENSITY IS 104 UNITS, RIGHT? SO IT'S JUST BE JUST BELOW THE MAXIMUM ALLOWABLE DENSITY.
THE SITE IS LESS THAN FIVE ACRES.
SO WHEN WE USE A CLASS 32 AND WE SAY THAT THE PROJECT IS EXEMPT, IS EXEMPT FROM FURTHER REVIEW PURSUANT TO THE CLASS 32 CATEGORICAL EXEMPTION, WHAT WE'RE SAYING IS THAT THE, THE ENVIRONMENTAL IMPACT REPORT THAT WAS PREPARED FOR THE GENERAL PLAN, OR FOR THE SPECIFIC PLAN THAT ESTABLISHED THE LAND DEVELOPMENT POLICIES FOR THAT SITE, REASONABLY ANTICIPATES THIS DEVELOPMENT.
AND SO ANY POTENTIAL FOR ENVIRONMENTAL IMPACTS HAS BEEN MITIGATED.
SO WE CAN ALWAYS SORT OF, WHEN WE'RE USING EXEMPTIONS, WE CAN ALWAYS TRACE IT BACK TO SOME PRIOR CQA ACTION THAT WAS DONE.
AND, AND THEN C EQUA IS DIRECTING US THAT THERE'S NO POTENTIAL FOR, FOR, UM, ADVERSE ENVIRONMENTAL IMPACTS.
AND I'LL JUST ADD REAL QUICK, WE'VE BEEN USING THE COMPATIBLE WITH NEIGHBORHOOD EXAMPLE FOR FINDING, BUT, AND THAT'S FOR SITE PLAN AND ARCHITECTURAL REVIEW PERMIT, BUT I BELIEVE THERE'S ABOUT EIGHT, NINE OTHER FINDINGS AND ALL THE FINDINGS NEED TO BE MADE BEFORE THE CITY CAN ISSUE THAT PERMIT, USE PERMIT.
IT'S PROBABLY EIGHT OR NINE AS WELL.
UH, SITE PLAN ARCHITECTURAL, IT'S, YOU KNOW, THE APPEARANCE CIRCULATION, DOES IT USE GOOD QUALITY MATERIAL? SO IT'S NOT JUST THE, UH, COMPATIBILITY WITH THE NEIGHBORHOOD AND THEN THE SE COMPLIANCE TOO.
I WAS JUST THINKING THE HOUSE IN CRISIS ACT LAST YEAR AMENDED THAT IF A DEVELOPMENT THINKS THAT THEY COMPLY WITH ONE OF THE CQA EXEMPTIONS AND THE CITY'S JUST WITHHOLDING IT 'CAUSE IT WANTS TO GO A FURTHER REVIEW, THEN THAT CAN ACTUALLY BE A DENIAL UNDER THE HOUSING CRISIS ACT.
SO IT MAKES IT TOUGHER FOR THE CITY AND YEAH, THAT DOES, YEAH.
THERE'S CQA, WE COULD, WE CAN DO A, WE HAVE DONE ENTIRE WORKSHOPS ON CQA AND THAT STILL HASN'T BEEN ENOUGH, SO WE CAN COME BACK TO CQA.
UM, SO, SO THEN THE, THE, THE SORT OF, IN ADDITION TO CQA, UM, THE, THE PREEMINENT, I THINK, DISCRETIONARY FINDING IS PUBLIC HEALTH AND SAFETY, THAT THERE'S NO, UM, POTENTIAL FOR NEGATIVE IMPACTS TO PUBLIC HEALTH AND SAFETY THAT'S RIGHT UP THERE WITH YOUR ENVIRONMENTAL REVIEW FINDING.
YOU KNOW, THE OTHERS ARE, ARE KIND OF SECONDARY.
I FEEL LIKE THAT'S AT LEAST WISE, THAT'S HOW I, HOW I INTERPRET THEM.
AND YOU ALWAYS SEE FINDINGS WITH OUR PERMITS OR OUR ZONING CODE AMENDMENTS.
UH, IS IT COMPATIBLE OR CONSISTENT? SORRY, WITH OUR GENERAL PLAN, UH, THAT'S THE HIGHEST OF OUR LAND USE DOCUMENTS.
IT'S ON THE TOP OF THE MOUNTAIN THERE.
SO ANY LAND USE DECISION WE NEED TO MAKE NEEDS TO COMPLY OR WOULD BE CONSISTENT WITH OUR GENERAL PLAN.
SO YOU'LL ALWAYS SEE THOSE SPECIFIC FINDINGS AND EXPLANATIONS FOR WHY THIS SPECIFIC ACTION IS CONSISTENT WITH THE CITY'S GENERAL PLAN.
UM, JUST MORE ABOUT DISCRETIONARY FINDINGS, I THINK THE, THE PRESENTATIONS AVAILABLE, THIS IS AN EXAMPLE OF US MAKING, UM, THE FINDINGS FOR A CONDITIONAL USE PERMIT, UM, HOW THOSE ARE CONSTRUCTED.
[02:35:01]
AGAIN, JUST POINTING OUT HERE THAT THE FINDING IS SET FORTH AND THEN WE'RE USING SPECIFIC PROJECT EVIDENCE TO MAKE THAT FINDING, UM, SUBSTANTIAL EVIDENCE TEST DYLAN WILL, UH, SHARE WITH YOU ABOUT THAT.YEAH, AND WE KIND OF TALKED ABOUT IT A COUPLE SLIDES EARLIER MM-HMM
IT'S JUST MAKING SURE THAT THE RECORD IS ADEQUATE IN CASE IT DOES GET CHALLENGED, UM, AND THAT A JUDGE WON'T DISAGREE WITH PLANNING COMMISSION CITY COUNCIL'S DETERMINATION.
SO THAT'S SOMETHING THAT I CAN DEFINITELY HELP WITH THERE AND MAKE SURE THAT IF IT IS CHALLENGED, THAT WE WILL BE SUCCESSFUL IN ANY LAWSUIT.
AND THEN APPEALS, WE'VE TALKED ABOUT APPEALS, UM, AND THESE ARE SOME OF THE DETAILS.
IT'S ALWAYS 14 DAYS FROM THE DATE OF DECISION THAT THE, UH, DECISION CAN BE APPEALED.
WE DO HOLD PUBLIC HEARINGS FOR THE APPEALS AND, UM, THAT THEY DO HAVE TO EXHAUST ALL LOCAL APPEALS BEFORE THEY WOULD GO TO, UH, THE COURTS, UM, FOR FURTHER LITIGATION.
SO YOU OFTEN HEAR US TALK ABOUT YOU HAVE TO EXHAUST YOUR DUE PROCESS, AND THAT'S WHAT THE APPEALS YEAH.
AND IT'S NOT JUST, YOU KNOW, GOING FROM PLANNING COMMISSION TO CITY COUNCIL TO A SUPERIOR COURT JUDGE AND EXHAUSTING YOUR ADMINISTRATIVE APPEALS.
IT'S ALSO INFORMING THE CITY WHAT ARE THE SPECIFIC GROUNDS MM-HMM
FOR YOUR WANTING TO CHANGE THEIR DECISION SO THAT, THAT WE CAN'T GET SPRUNG IMMEDIATELY AT SUPERIOR COURT.
JUDGE IS THAT CITY COUNCIL PLANNING COMMISSION HAS THE ABILITY TO WEIGH IN, SEE IF THERE'S ANY MERIT, AND THEN POTENTIALLY CHANGE OUR RECOMMENDATION THERE.
SO THEY NEED TO INFORM US BEFOREHAND.
THEN, UH, CQA, AGAIN, THIS IS JUST SORT OF, I THINK ON THE RIGHT HAND SIDE, JUST SHOWS YOU KIND OF THE COMPLEXITY OF SQL LEGISLATION.
UM, AND, UH, WE HAVE THE, THE CITY IS FORTUNATE THAT WE DO HAVE A SA TEAM THAT'S ALWAYS ADVISING ON BOTH CITY PUBLIC PROJECTS AS WELL AS, UH, REVIEWING ALL OF OUR DISCRETIONARY PROJECTS.
SO IT'S GREAT TO HAVE THAT RESOURCE, UM, TYPES OF SEA DOCUMENTS RANGING FROM THE EXEMPTION THAT WE DISCUSSED THROUGH SORT OF THE MID-LEVEL, UH, NEG DECKS AND MITIGATED NEG DECKS, AND THEN ONTO THE EIR, UM, AND THEN THE BROWN ACT.
UH, AND I'M SORT OF, I'M GOING TO FLIP THROUGH THE NEXT FEW SLIDES BECAUSE DYLAN'S DOING THE PRESENTATION ON A BROWN ACT COMPLIANCE AUGUST 13TH.
YEAH, SO I THINK IN THE INTEREST OF TIME THIS EVENING, UM, WE'LL, WE'LL FLIP THROUGH THESE NEXT COUPLE.
UM, THIS IS ABOUT MEETING COMPLIANCE WITH THE BROWN ACT, UM, THAN ILLEGAL SERIAL MEETINGS.
ONE THING YOU'LL FIND WHEN WE DO OUR COMMUNICATIONS WITH YOU, YOU'RE ALWAYS GOING TO BE BCC'D, RIGHT? THAT'S SO THAT WE DON'T ENGAGE IN THIS DAISY CHAIN OF A CONVERSATION.
LIKEWISE, UH, YOU CAN EMAIL ME BACK DIRECTLY, AND YOU MIGHT HAVE A QUESTION 95% OF THE TIME WHEN I RESPOND, I'M GOING TO SHARE IT WITH ALL OF THE COMMISSIONERS, BECAUSE I'LL ASSUME THAT THEY PROBABLY BENEFIT FROM THE, THE ANSWER TO THE QUESTION AS WELL, OR FROM THE ENGAGEMENT IN THE CONVERSATION.
SO JUST SOME TYPICAL PRACTICES THAT WE DO, UH, TO HELP COMMUNICATION WISE ENSURE THAT WE'RE COMPLIANT WITH THE BROWN ACT REMOTE MEETINGS.
I THINK THEY CAN BE, YOU CAN PARTICIPATE REMOTELY.
I FEEL LIKE IT'S A FAIRLY HIGH HURDLE.
UM, AND SO, UH, I THINK YOU'LL GO THROUGH THAT MORE ON THE 13TH.
AND JUST REAL QUICK ON THIS TOO, THE ATTORNEY GENERAL LAST YEAR, MAYBE A COUPLE MONTHS AGO, THEY CHANGED THE PREVIOUS OPINION THAT THE LEGISLATIVE BODIES, IT WAS, THEY CONSIDERED ESSENTIAL UNDER THE A DA, UH, AMERICAN DISABILITIES ACT THAT THEY NEEDED TO BE HERE IN PERSON.
HOWEVER, THEY CHANGED THEIR OPINION AND NOW, UH, PEOPLE WITH, UH, DISABILITIES CAN REMOTE IN AND PARTICIPATE AS A COUNCIL MEMBER.
AND IT'S NOT SO, UH, SOMETHING THAT THE PUBLIC, SO BEFORE ALL, UH, IF YOU WANTED TO BE REMOTE AND PARTICIPATE REMOTELY, YOU WOULD HAVE TO OPEN YOUR DOORS AND LET ANYBODY IN, UM, AND YOU WOULD HAVE TO POST THAT LOCATION THAT WHERE YOU'RE GONNA BE.
SO THAT IS A RECENT CHANGE THERE.
WE'LL TALK MORE ABOUT THAT AUGUST 13TH.
AND THEN NON AGENDA ITEMS, UM, THIS IS, UH, DYLAN.
YEAH, THIS GOES TO JUST THAT MEETINGS ARE OPEN AND WHEN SOMEBODY, RANDOM CITIZEN WALKS PAST, UH, THE DOOR WITH THE AGENDA, THEY HAVE THE ABILITY TO SEE, OKAY, I WANT TO TALK ABOUT THIS ITEM AND THIS ITEM, AND THEN NOT HAVE THE DAY OF THE PLANNING COMMISSION A APPLICATION THAT'S NOT ON THE AGENDA.
SO IT'S JUST REALLY MAKING SURE THAT THESE MEETINGS ARE OPEN AND THAT ALL DECISIONS THAT THE PUBLIC HAS THE ABILITY TO WEIGH IN IF THEY ARE INTERESTED.
SO, UH, YOU CAN HAVE SOME BRIEF, OH, MAYBE IT'S THE NEXT SLIDE, RIGHT, ANDREW? YEAH, YEAH.
SO THERE ARE SOME EXCEPTIONS, YOU KNOW, BRIEF CLARIFICATION, SOME, UH, COMMENTS BACK AND FORTH, BUT AT A CERTAIN POINT IT REACHES THE DISCUSSION, AND THEN IT NEEDS TO BE AGENDIZED.
AND IF WE EVER CROSS THAT LINE, I'LL LET YOU KNOW.
IT JUST OCCURRED TO ME THAT I, I JUST ASSUMED THAT THAT WAS THE, UH, SEAL OF THE CITY OF PETALUMA,
[02:40:01]
AND NOW I'M SEEING THAT IT'S EUREKA.OH, IS IT? OH, THE SEAL OF CALIFORNIA.
UM, PUBLIC RECORD REQUESTS, WE DO TO KEEP IN MIND THAT EVERYTHING MAY BE SUBJECT TO PUBLIC RECORDS ACT REQUEST, UM, ALTHOUGH IF DYLAN'S INCLUDED IT'S DELIBERATION, YOU GET ATTORNEY-CLIENT, UH, PRIVILEGE THERE.
UM, AND THEN, UH, THIS IS JUST MORE INFORMATION THAT WE'LL GO OVER, UM, ON AUGUST 13TH ABOUT INFLUENCING GOVERNMENTAL DECISIONS.
HERE WE GO AFTER THE DECISION, I'VE GOT THREE EXAMPLES FOR YOU.
AND, AND THESE ARE VERY REAL TIME EXAMPLES.
THE FIRST IS HAYSTACK PACIFICA.
IT WAS PROPOSED OVER ON THE OPPOSITE SIDE OF THE TURNING BASIN.
UM, A A MULTI-STORY PROJECT THAT I BELIEVE THERE'S STRUCTURED PARKING ON MAYBE THE FIRST TWO OR THREE FLOORS THAT'S A CONCRETE PRODUCT.
THE PROJECT'S BEEN APPROVED FOR A NUMBER OF YEARS.
HOWEVER, DUE TO THE INCREASE IN THE COST OF MATERIALS, THEY'RE HAVING TROUBLE MAKING THIS PROJECT PENCIL TO BE ABLE TO BRING IT FORWARD WITH A BUILDING PERMIT AND FOR CONSTRUCTION.
SO THIS IS A REALLY, A REALLY GREAT EXAMPLE OF WHERE, YOU KNOW, YOU HAVE, YOU HAVE A DEVELOPER WHO DEVELOPS EXTENSIVELY, UM, IN CALIFORNIA AND BEYOND, AND, UM, HAS A GOOD PROJECT.
THE PROJECT'S BEEN IMPROVED, BUT THOSE PREVAILING MARKET FORCES ARE MAKING IT VERY DIFFICULT FOR THE PROJECT TO ADVANCE.
WE ARE ABLE TO KEEP THIS PROJECT'S APPROVALS ALIVE.
WE'VE BEEN USING OUR LOCAL TIME EXTENSIONS AS WELL AS, UM, AB 27 29, WHICH GRANTS AN AUTOMATIC 18 MONTH EXTENSION FOR HOUSING PROJECTS.
UM, CONVERSELY THEN LAB CON NORTH AMERICA, WHICH I THINK WAS A GREAT PROJECT IN ALWAYS, UM, REALLY WONDERFUL APPLICANT.
WE HAD A, A VERY RAPID, BUT THE VERY HIGH QUALITY DEVELOPMENT REVIEW PROCESS BROUGHT THE PROJECT FORWARD.
GREAT, UH, JOBS OPPORTUNITY, ECONOMIC DEVELOPMENT.
IT WAS VIRTUALLY ENTIRELY RELIABLE ON FEDERAL FUNDING.
AND, UH, WHEN IT WAS PROPOSED, IT WAS TRACKING WELL THROUGH THE FEDERAL FUNDING REVIEW PROCESS, AND THEN THAT OPPORTUNITY WENT AWAY.
AND SO THE PROJECT HAS DIED, UH, WHICH WAS REALLY UNFORTUNATE, BUT AGAIN, ONE OF THOSE REALITIES OF FACTORS BEYOND OUR CONTROL.
AND THEN FINALLY, OYSTER COVE, THAT WAS A PROJECT THAT SPENT A COUPLE OF YEARS IN REVIEW.
UM, AND I THINK THAT GENERALLY GARNERED SUPPORT FROM, OBVIOUSLY FROM THE, THE REVIEW AUTHORITIES, UH, FROM CITY COUNCIL AND, AND ALSO FROM THE COMMUNITY, UH, WENT ON TO SPAR, STARTED DIGGING IN A BIT DEEPER ON, UH, SITE WORK THAT NEEDED TO BE DONE, RAN INTO SOME ISSUES THERE.
AND, UM, ULTIMATELY, UH, THE PROPERTY OWNER AND THE DEVELOPMENT TEAM COULDN'T AGREE ON, UH, THE SALE OF THE PROPERTY.
AND SO, UM, AT PRESENT THEN THAT SPAR APPLICATION WAS WITHDRAWN.
SO I JUST WANNA SHARE WITH YOU, YOU KNOW, THREE PROJECTS THAT DID GO THROUGH THE PROCESS THAT WERE APPROVED, BUT FOR THREE DIFFERENT REASONS HAVE HIT OBSTACLES FOLLOWING APPROVAL.
SO IT'S NOT ALWAYS A GUARANTEE THAT, YOU KNOW, THE APPROVAL NECESSARILY LEADS TO CONSTRUCTION, BUT, UH, BECAUSE THERE ARE OTHERS, OTHER FACTORS THAT WE AS THE CITY HAVE NO CONTROL OVER.
HERE'S, UM, OPPORTUNITY TO SHARE, YOU KNOW, WHAT, WHAT YOU THINK WOULD BE HELPFUL.
UM, ALSO AS YOU REFLECT ON THIS EVENING'S PRESENTATION, IF YOU WANT TO DO A DEEPER DIVE ON PART OF A TOPIC AND YOU FEEL THAT, YOU KNOW, IT'S MORE IMPORTANT TO YOU BECAUSE YOU KNOW YOUR PROFESSION DOESN'T DEAL WITH LAND USE, YOU KNOW, DEVELOPMENT IN THE WAY THAT SOME OF OUR PROFESSIONS DO, UM, OR, OR YOU FEEL THAT IT COULD BE BENEFICIAL TO THE ENTIRE COMMISSION, PLEASE FEEL FREE TO SUGGEST THEM SO THAT WE, WE CAN CONSIDER THOSE.
AND THEN IF, IF YOU HAVE ANY QUESTIONS, THE THREE OF US ARE ALWAYS AVAILABLE TO YOU.
UM, UEL ISS GREAT FOR QUESTIONS ABOUT UPCOMING AGENDAS, UM, ABOUT INITIATING A, A, UM, CONFLICT OF INTEREST CHECK, THINGS LIKE THAT.
LIKE I SAID, DYLAN'S AVAILABLE FOR ONE-ON-ONES IF YOU HAVE QUESTIONS ABOUT, YOU KNOW, A CONVERSATION THAT YOU HAD, UM, AND, AND SO FORTH.
AND THEN, UM, I'M ALWAYS AVAILABLE AND WE CONNECT YOU THEN WITH THE, THE PLANNING TEAM AS WELL.
UH, WITH THAT, DO WE WANNA, UH, PAUSE IT ANY FURTHER, COMMISSIONER QUESTIONS AT THIS POINT? GO FOR IT.
ANDREW, CAN I REACH OUT TO YOU DIRECTLY FOR THE ZONING CODE SMART CODE? KIND OF JUST A DEBRIEF ON THAT? YEAH, I DON'T KNOW IF ANY OTHER COMMISSIONERS WOULD FIND IT HELPFUL, BUT I DON'T WANNA TAKE UP TOO MUCH OF THE, THE COMMISSION'S TIME.
YEAH, I WAS SUPPOSED TO, TO GO THROUGH THAT WHEN I TALKED ABOUT OYSTER COVE
[02:45:01]
I THINK WE CAN SAY BRIEFLY.SO, SO WE HAVE WHAT'S PRETTY TYPICAL FOR EVERY JURISDICTION, A GENERAL PLAN, AND WHAT WE REFER TO AS THE IMPLEMENTING ZONING ORDINANCE.
THE, THE IMPLEMENTING ZONING ORDINANCE WAS INTENDED TO CODIFY THE GENERAL PLAN WHEN IT WAS ADOPTED IN 2008, JUST PRIOR TO THE RECESSION, WORK WAS STARTED TO UPDATE THE, THE ZONING ORDINANCE THAT WAS IN EFFECT AT THAT TIME, BUT IT WAS PAUSED DUE TO THE RECESSION DUE TO LACK OF RESOURCES AND OTHER FACTORS, AND WAS NEVER REALLY PICKED BACK UP.
SO WE CALL IT THE IMPLEMENTING ZONING ORDINANCE, BUT IT WAS NEVER FULLY WRITTEN OR, OR, OR FULLY REALIZED IN RESPONSE TO THE GENERAL PLAN THAT WAS ADOPTED.
UM, THE, THE GOAL WITH, WITH, UH, THIS GENERAL PLAN UPDATE AND THIS ZONING CODE UPDATE IS TO FULLY BRING THE ZONING, THE IMPLEMENTING ZONING ORDINANCE FULLY INTO COMPLIANCE AND WITH ALL OF THE, UH, GENERAL PLAN POLICIES AND SUCH, AS WELL AS WITH SOME OTHER GOALS THAT WE HAVE, UM, BECAUSE THERE ARE COMPONENTS OF IT THAT ARE DATED.
SO WITHIN THAT, THEN, IN 1999, I BELIEVE TO 2003, THE, UH, THE CITY EMBARKED ON THE CENTRAL PETALUMA SPECIFIC PLAN TO, TO LOOK MORE SPECIFICALLY AT DEVELOPMENT WITHIN THE HEART OF THE CITY.
I DON'T WANNA SAY THE HEART OF DOWNTOWN, BECAUSE ACTUALLY THE WESTERN BOUNDARY OF THE CENTRAL PETALUMA SPECIFIC PLAN IS PETALUMA BOULEVARD.
SO WE'VE GOT KIND OF THE EASTERN HALF OF PETALUMA BOULEVARD, IT WAS WITHIN THE SPECIFIC PLAN, THE WESTERN HALF IS NOT.
SO THERE'S A SORT OF A POLICY DIFFERENCE THERE THAT CAN BE, UM, DIFFICULT SOMETIMES.
THEN REALLY THE, THE CONCEPT OF FORM-BASED CODES WAS EMERGING.
AND THERE WAS A, A GROUP OF PETALUMA AND A COUPLE OF OTHERS WORKING IN SONOMA COUNTY WHO BROUGHT FORWARD THE IDEA OF USING A FORM-BASED CODE TO IMPLEMENT THE CENTRAL PETALUMA SPECIFIC PLAN.
SO THE CITY, UH, THEN A ADOPTED A FORM-BASED CODE TO, UM, IMPLEMENT THE CENTRAL PETALUMA SPECIFIC PLAN.
THAT'S HOW WE ENDED UP WITH TWO CODES.
THE, THE SMART CODE IS THE PREVAILING CODE FOR PROJECTS THAT ARE SUBJECT WITHIN THAT BOUNDARY SUBJECT TO IT.
AND THEN WHAT THE SMART CODE SAYS IS, IF THE SMART CODE DOESN'T ANSWER YOUR QUESTIONS, THEN GO OVER TO THE IMPLEMENTING ZONING ORDINANCE.
SO WE HAVE A BIT OF, OF PROCEDURAL WORK THAT WE DO WHEN THAT HAPPENS.
UM, IN 2013, WE ADOPTED THE DOWNTOWN STATION AREA MASTER PLAN, UM, WHICH IS REALLY A TRANSIT-ORIENTED DEVELOPMENT MASTER PLAN, AND WE AMENDED THE SMART CODE, UM, TO BRING IT INTO COMPLIANCE WITH THAT MASTER PLAN.
SO THAT'S CURRENTLY WHAT WE HAVE.
UM, YOU KNOW, I THINK THAT THERE'S, YOU COULD, YOU COULD HAVE AN ENTIRE, I THINK, YOU KNOW, GRADUATE LEVEL SEMINAR ON FORM-BASED CODES, UM, VERSUS HYBRID CODES VERSUS TRADITIONAL ZONING CODES WITHOUT A DOUBT.
UM, THERE'S PLUSES AND MINUSES TO THEM.
UM, BUT IT IS, IT IS THE CURRENT, UM, SORT OF REGULATORY FRAMEWORK THAT WE USE.
AND, AND I'LL JUST ADD TOO, SORRY, CHAIR.
UH, I BELIEVE THREE WEEKS AGO, IS THAT RIGHT? COUNCIL MEMBER BARNACLE THAT WE OR CITY COUNCIL ACCEPTED A GRANT TO UPDATE THE SMART CODE, IS THAT RIGHT? CORRECT.
A COUPLE CITY COUNCIL MM-HMM
SO WE'LL BE GOING THROUGH THE PROCESS THIS FALL OF, OF STARTING THAT SPECIFIC PLANNING UPDATE PROCESS THAT, THAT, UH, GRANT IS FUNDED TO, UH, IT'S FUNDED BY MTC TO BRING THE CITY'S POLICIES AND REGULATIONS INTO COMPLIANCE WITH TRANSIT ORIENTED COMMUNITIES POLICIES TO MAKE US ELIGIBLE FOR FUTURE FUNDING.
UM, AND SO SOMETHING THAT WE'RE COMPELLED TO DO PRIMARILY BECAUSE OF THE DOWNTOWN STATION.
I MEAN, I THINK WE'RE ALREADY THERE LARGELY, BUT IN TERMS OF POLICY.
BUT, UM, SO THAT WILL LOOK AT THE CENTRAL PETALUMA SPECIFIC PLAN, THE DOWNTOWN STATION AREA MASTER PLAN, AND THE SMART CODE, UM, AND PROVIDE SOME FUNDING FOR US TO DO A BIT DEEPER DIVE ON THOSE.
AND I'M SURE THAT WILL COME BEFORE PLANNING KITCHEN.
I THINK THIS MAY HAVE BEEN REQUESTED AT A PREVIOUS ONE OF THESE, AND I'M NOT SURE IF THIS SLIDE EXISTS, BUT I THINK IT WOULD BE REALLY HELPFUL TO HAVE OUR SORT OF HIERARCHY LAID OUT, UM, IF WE COULD.
I, WELL, I'M LAUGHING BECAUSE DYLAN SENT ME THE DRAFT LAND USE HIERARCHY LIKE TWO DAYS AGO.
SO
COMMISSIONER NOELL, UM, THIS LAST CONVERSATION ABOUT THE SMART CODE AND THE GRANT UPDATE, THE SMART CODE, I THINK ANSWERS
[02:50:01]
MY QUESTION, BUT WILL THE SMART CODE SURVIVE THE, UH, UPCOMING GENERAL PLAN UPDATE AND ZONING CODE AMENDMENTS? UM, I WOULDUH, UH, I DON'T BELIEVE THERE ARE ANY POLICIES IN THE GENERAL PLAN UPDATE THAT WOULD SUGGEST, UM, TRANSITIONING AWAY FROM THE SMART CODE.
AND JUST SO WE'RE ALL CLEAR, THE, THE DETERMINATION OF SMART CODE BEING PRIMARY IS PARCEL IDENTIFICATION, RIGHT? RIGHT.
IT HAS TO BE WITHIN THE BOUNDARY OF THE CENTRAL PETALUMA SPECIFIC PLAN.
AND, AND IT'S, I THINK TOO, THERE'S, YOU KNOW, SMART COATS CAN BE GREAT, RIGHT? I MEAN, THEY GIVE YOU SOME REALLY OBJECTIVE STANDARDS WITHOUT A DOUBT.
UH, I DO THINK THAT, YOU KNOW, IT, IT, UH, THEY CAN BE SCARY FOR DEVELOPERS WHO ARE NOT FAMILIAR WITH THEM OR WHO HAVE HAD BAD EXPERIENCES WITH THEM, SO THAT, THAT DOES HAVE AN EFFECT.
BUT, UM, THEY'RE DEFINITELY ONE OF OUR OPTIONS OUT THERE AND, AND AN OPTION THAT WE, WE, UH, EXERCISE, UH, YEAH, COUPLE.
UM, THE CITY COUNCIL JUST MADE IT THROUGH ITS FINAL WORKSHOP ON LAND USE WONDER.
THERE WAS THE WHOLE BRIEFING BOOK THAT WENT OUT, UM, THE PLANNING COMMISSION BRIEFING BOOK, BUT THOSE AREAS OF CHANGE SURE.
THINKING FROM THE CITY COUNCIL, AND I THINK CORRECT ME COUNCIL MEMBER IF I'M WRONG, BUT I BELIEVE IT'S, IT'S DIFFERENT THAN WHAT THE PLANNING COMMISSION REVIEWED.
UM, UH, I THINK IT, I I WASN'T ON THE PLANNING COMMISSION WHEN IT WAS REVIEWED BY THE PC, SO I DON'T KNOW.
UM, I THINK, YEAH, I THINK THE TRANSFORMATION OF IT IS THERE'S SOME SIGNIFICANT DETAILS.
SO IT JUST MIGHT BE GOOD TO GET EVERYBODY THE, THE LATEST ON WHERE WE'RE AT WITH THE LAND USE, UH, ELEMENT.
YEAH, I THINK WE GOT THAT ONE ON THE EARLY SIDE, AND THEN THERE WAS A PUBLIC WORKSHOP, AND THEN THERE WAS A CITY COUNCIL WORKSHOP.
SO YEAH, IT, IT DEFINITELY WENT THROUGH A COUPLE DIFFERENT ITERATIONS AFTER WE SAW IT LAST.
ANY FURTHER QUESTIONS? GO, LAST ONE, I PROMISE.
UM, AND IT MAY BE A QUESTION FOR THE COMMISSIONERS AS MUCH AS YOU, ANDREW, BUT, UM, LIKE IS THERE ANY RECOMMENDED PATH TO JUST GETTING ACQUAINTED WITH THE GENERAL PLAN? IS SUCH A BIG DOCUMENT, IS IT SOMETHING THAT EMERGES JUST BY DEPARTMENT COMMENTS OR YEAH, I TAKE ANY RECOMMENDATIONS THERE? I I THINK WE CAN DO THAT.
I, WHAT I'M THINKING IS IT MIGHT BE BETTER TO LOOK MORE CLOSELY AT THE, AT THE GENERAL PLAN UPDATE AND, AND SPEND YOUR TIME BECOMING MORE FAMILIAR WITH THAT SINCE WE'RE VERY CLOSE, UM, IN TERMS OF, OF BRINGING THAT FORWARD FOR ITS FINAL REVIEW.
SO LET ME WORK WITH THE, UH, GENERAL PLAN UPDATE TEAM, AND, UM, WE CAN EITHER BRING THAT FORWARD, IT MIGHT BE BENEFICIAL TO BRING IT FORWARD TO THE ENTIRE COMMISSION, UM, AND THEN MAYBE DO A DEEPER DRILL DOWN WITH, WITH THOSE COMMISSIONERS WHO WANT TO PARTICIPATE IN THAT.
TIMING IS UNIQUE IN THAT WE ARE SORT OF EDITING BY COMMITTEE
UM, SO THERE WERE A SLEW OF MEETINGS LAST SUMMER YEAH.
WHERE WE WENT THROUGH THE FRAMEWORK DRAFTS, UM, WHICH WERE VERY INTERESTING AND INSTRUCTIVE.
BUT, BUT AS I'M SAYING, ARE, ARE SORT OF IMMEDIATELY THE, THE, YOU KNOW, THE PAST.
UM, SO IF YOU'RE, IF YOU'RE REALLY GUNG-HO YOU COULD WATCH THOSE MEETINGS.
I WOULDN'T, I, I, THAT WOULD BE ABOVE AND BEYOND
UM, BUT YEAH, THERE'S, THERE'S THIS SORT OF UNIQUE TIMING IN THAT WE ARE LIKE IN THE MIDDLE OF DRAFTING, IN THE MIDDLE OF PROVIDING NOTES.
UM, BUT YEAH, IT'LL DEFINITELY BE COMING BACK.
IF THAT'S IT ON QUESTIONS, THEN WE WILL MOVE ON FORWARD TO PUBLIC COMMENT.
AND I'M GOING TO SKIP READING THAT LANGUAGE
BUT IF THE CLERK COULD LET US KNOW, DID WE RECEIVE ANY COMMENTS BEFORE THE MEETING? WE RECEIVED NO PUBLIC COMMENTS PRIOR TO THE MEETING, AND I EXPECT NO SPEAKER CARDS.
GREAT
UM, AND CONTINUE ON TO, UH, COMMISSIONER DISCUSSION, WHICH AGAIN, WE'VE, WE'VE SORT OF KEPT IT LOOSE HERE.
SO ANY, UH, ADDITIONAL DISCUSSION ITEMS, MAYBE THIS WOULD BE A GOOD OPPORTUNITY TO, UH, SUGGEST OUR WORKSHOP WISHLIST.
UM, BEFORE WE CLOSE THE ITEM, I, I HAVE ONE THING THAT I'D LIKE, UM, ONE THING THAT
[02:55:01]
I'VE ALWAYS BEEN INTERESTED IN IS JUST A KIND OF A HISTORY LESSON ON THE DEVELOPMENT OF PETALUMA.I THINK THAT WOULD BE REALLY HELPFUL FOR ALL OF US TO KIND OF UNDERSTAND HOW WE GOT TO THIS POINT IN TIME IN THE FIRST PLACE.
UM, EITHER THROUGH HISTORICAL RECORD OR THROUGH, YOU KNOW, UM, DEVELOPMENT OF THE COMMISSION ITSELF AND EVERYTHING ELSE LIKE THAT.
BECAUSE THAT WOULD HELP ME AT LEAST REALLY FRAME HOW TO MOVE FORWARD AND ALSO GETTING AN UNDERSTANDING OF THE PAST FOR EVERYTHING.
'CAUSE THERE'S BEEN, SO A COUPLE OF REALLY IMPORTANT MOMENTS INDEED.
OTHER WORKSHOP ITEMS, I'VE GOT A COUPLE, UM, AND MAYBE IT'S NOT SO MUCH A WORKSHOP, BUT A PRESENTATION ON EXIST, ALL OF THE, THE SORT OF LIKE ECOSYSTEM OF STATE LAWS THAT MM-HMM
WE, UH, THAT WE NAVIGATE THROUGH.
THERE'S A LOT OF ACRONYMS THAT COME THROUGH AND WHATNOT.
UM, I THINK A WORKSHOP ON CASE STUDIES, YOU MENTIONED SB NINE PROJECTS.
I DIDN'T EVEN KNOW WE HAD SB NINE PROJECTS THAT HAVE COME THROUGH.
UM, UH, AND THEN JUST SOME OF THE OTHER ONES THAT YOU'VE, YOU TALKED ABOUT, BUT JUST SORT OF GO DEEPER IN, UM, AND MAYBE EVEN HAVE THE APPLICANT ON THE LINE IF THEY'RE WILLING.
UM, ONE OF THE THINGS I MENTIONED ALREADY, SANTA ROSA, SAN DIEGO'S POLICIES AND JUST GETTING A DEEPER DIVE ON THOSE.
AND THEN, UM, THE, THE FINAL ONE IS I THINK BUSINESS PERMITTING PROCESSES, LIKE FALLS LIKE THE, THE POLICY AROUND BUSINESS PERMITS, UM, FALLS TO, TO THIS BODY RIGHT.
TO, TO REVIEW THOSE SORTS OF THINGS.
IS THAT ACCURATE? THE CONDITIONAL USE PERMITS SOMETIMES? YEAH.
LIKE A CSP OR SOMETHING LIKE THAT.
UM, IT'S JUST WHEN I GOT ON THE COUNCIL, LIKE ROADS WERE LIKE THE BIGGEST PAIN IN THE BUTT AND WE ALWAYS HEARD ABOUT THAT.
AND THEN LIKE AS THINGS START TO, TO GET ADDRESSED, LIKE OTHER THINGS BUBBLE UP AND ONE OF THE THINGS HAS BEEN LIKE BUSINESS PERMITS AND IT WOULD JUST BE GOOD TO SORT OF LOOK AT, UM, I KNOW THE CITY'S DOING IT, BUT IF THERE'S ANY SORT OF POLICY ENHANCEMENTS OR ANYTHING LIKE THAT THAT, UM, THAT THIS BODY COULD TAKE UP TO HELP, UM, STREAMLINE PROCESSES FURTHER.
FOOD TRUCKS I KNOW HAS COME UP IN THE PAST, THINGS LIKE THAT, SO.
ANYTHING ELSE? ALRIGHT THEN LET'S CLOSE THIS MEETING ITEM THREE AND CONTINUE ON TO COMMISSION COMMENT.
UH, FOLKS ARE INVITED TO SHARE.
UM, ANY NOTABLE EVENTS OR YOU'VE, YOU'VE GONE TO ARE GOING TO, UM, OF NOTE FOR THIS BODY AND THOSE INTERESTED IN TUNING IN LATER? ANY,
[COMMITTEE COMMENT]
UH, COMMISSIONER COMMENT, WE'LL GO DOWN THE LINE STARTING WITH, UH, COMMISSIONER GOLDMAN.UM, I HAVE NONE TOTALLY ACCEPT, TOTALLY ACCEPTABLE ANSWER.
UM, I WILL PUT IN A PLUG THAT WAS PASSED ON FROM THE FOLKS AT URBAN CHAT TOMORROW EVENING.
THERE WILL BE A UNIQUE, UH, KNOW BEFORE YOU GROW FORUM TITLED LEARNING AND APPLYING NEW COMMUNITY PROBLEM SOLVING TOOLS.
THE, UH, MARKETING INFORMATION WAS A BIT CRYPTIC
THAT IS WEDNESDAY THE NINTH AT 7:00 PM AT THE KAVANAUGH CENTER ON EIGHTH STREET.
AGAIN, THAT IS LEARNING AND APPLYING NEW COMMUNITY PROBLEM SOLVING TOOLS WITH THE FOLKS FROM NO, BEFORE YOU GROW, DO WE STILL HAVE TO MAKE LIAISON APPOINTMENTS FOR PIED TREE COMMITTEE? ANY PLANNING COMMISSION LIAISON APPOINTMENTS? GOOD QUESTION, RIGHT? YES, BUT, BUT FOR EXAMPLE, COMMISSIONER LAN WAS PREVIOUSLY TREAT COMMITTEE, HE'S NOT HERE.
SO YEAH, I'M TRYING TO THINK IF, IF WE SHOULD DO THAT ON THE 22ND.
UM, YEAH, I'D RATHER DO IT ON THE 22ND.
I CAN BRING IT, I CAN MAKE SURE THAT WE CAPTURE EVERYTHING THEN IF THAT'S OKAY.
IS BUT IS TREE COMMITTEE MEETING BETWEEN NOW AND THE 20? IT IS, BUT I THINK WE'LL STILL HAVE QUORUM, SO THAT'S OKAY.
JUST THOUGHT, I JUST THOUGHT I'D MENTIONED IT.
NO, OTHER THAN THAT I DON'T HAVE ANY COMMENTS.
THEN WE WILL CLOSE OUR COMMISSION COMMENT AND MOVE ON TO STAFF COMMENT.
[STAFF COMMENT]
ANY ADDITIONAL? GREAT.SO, SO AS I INDICATED DURING THE PRESENTATIONS, UM, THE SIG COMMONS PROJECT WILL
[03:00:01]
COME FORWARD FOR MAJOR SPAR REVIEW ON JULY 22ND.AND THEN FOLLOWING THAT IN, IN, UM, WE'LL BE BRINGING FORWARD LIKELY FOR STUDY SESSION THEN, UH, THE ICO HOUSING ELEMENT AMENDMENTS PACKAGE, UM, FOR, I, I THINK WE'LL HAVE, HAVE SOME, A ROADMAP THERE OF WHAT THAT LOOKS LIKE AND ENGAGE IN SOME CONVERSATION.
WE'LL ALSO BE GETTING TO THE FINAL DRAFT OF THE ZONING CODE UPDATE RFP, UM, WHICH WILL, IF NOT IN AUGUST, THEN IN SEPTEMBER COME FORWARD, MY GOAL WOULD BE AUGUST.
UM, AND THEN WE'VE BEEN, WE'VE BEEN TARGETING THE, UH, TREE PRESERVATION ORDINANCE UPDATE AND I'M, I'M OPTIMISTIC THAT THAT'S GOING TO COME FORWARD IN AUGUST AS WELL.
SO I WOULD ANTICIPATE, UH, THAT WE'LL BE, WILL BE CONVENING BOTH MEETINGS IN, IN AUGUST IN ADDITION TO THE SECOND MEETING IN JULY IF I, SO YEAH, NO, THAT'S ALL I HAVE, CHAD.
IF I COULD JUST MAKE A REQUEST TO MAYBE MORE LIKELY URIEL HERE.
WE HAVE HAD A FEW, UM, QUORUM CHECKS.
IF YOU COULD CLOSE THE LOOP ON THE, THE JOINT MEETING QUORUM CHECKS SO THAT WE SORT OF KNOW, UM, WHERE TO MARK OUR CALENDAR FOR THOSE SPECIAL OCCASIONS.
UM, THAT WOULD BE REALLY HELPFUL.
YEAH, SO I CAN CONFIRM THAT RIGHT NOW WE ARE GONNA BE MOVING FORWARD WITH THE AUGUST 4TH, UH, JOINT, UH, CITY COUNCIL AND PLANNING COMMISSION MEETING.
AND YOU'VE GOT YOUR AUGUST 13TH? UH, YES.
AND I WAS GONNA SAY THE AUGUST 4TH JOINT STU STUDY SESSION THAT'S ON THE SAFETY BUILDING AT THE FAIRGROUNDS PUBLIC, THE PUBLIC SAFETY FACILITY AT THE FAIRGROUNDS.
SEEING NONE, LET'S ADJOURN HERE AT 9 0 1.