1 00:00:00,800 --> 00:00:03,720 That's not going to happen. 2 00:00:10,880 --> 00:00:13,320 Great. 3 00:00:14,040 --> 00:00:23,600 I call this planning commission meeting to order on Tuesday, 4 00:00:19,280 --> 00:00:27,160 June 2nd at 6:30 p.m. I'll take roll call. Uh Commissioner 5 00:00:26,040 --> 00:00:31,040 Helber? >> Present. 6 00:00:28,000 --> 00:00:33,120 » Commissioner Rain? >> Present. 7 00:00:31,760 --> 00:00:35,640 » Commissioner Pulaski? >> Present. 8 00:00:34,040 --> 00:00:38,240 » Sorry. Commissioner Moore? >> Present. 9 00:00:36,960 --> 00:00:40,760 » Uh Commissioner Webber? 10 00:00:39,560 --> 00:00:45,320 » Present. >> And I, Chair Maple, are here. Vice Chair 11 00:00:42,960 --> 00:00:50,200 Body is not present. And we're also joined by Town Manager staff planning 12 00:00:47,880 --> 00:00:55,640 director Sonia Ruzua and assistant planner Cassius Carant Carandang 13 00:00:53,400 --> 00:00:59,280 and assistant town attorney Karen Murphy. 14 00:00:57,200 --> 00:01:01,520 And Brian Horn, principal planner. Thank you. 15 00:01:00,160 --> 00:01:06,040 You were hiding behind your computer over there. 16 00:01:03,400 --> 00:01:06,040 Um 17 00:01:06,160 --> 00:01:10,840 Uh do any commissioners have a conflict of interest to report? 18 00:01:10,360 --> 00:01:12,480 » None. >> None. 19 00:01:12,080 --> 00:01:15,400 » None. >> None. 20 00:01:13,160 --> 00:01:20,600 » Okay, seeing none, we'll move on. Have any commissioners had contact with the 21 00:01:17,280 --> 00:01:24,640 applicant? There is no applicant, so. Uh we will stand for the pledge of 22 00:01:22,000 --> 00:01:24,640 allegiance. 23 00:01:27,560 --> 00:01:37,480 » I pledge allegiance to the flag of the United States of America and to the 24 00:01:33,440 --> 00:01:43,960 republic for which it stands, one nation under God, indivisible, with liberty and 25 00:01:40,840 --> 00:01:43,960 justice for all. 26 00:01:47,000 --> 00:01:54,880 » Okay, seeing as there is nobody in the audience, I will open and close public 27 00:01:52,280 --> 00:01:58,440 comment. And move on to adoption of the consent 28 00:01:56,920 --> 00:02:03,520 agenda, uh which is approval of the meeting 29 00:02:00,560 --> 00:02:06,880 minutes for May 19th, 2026. Do we have a motion to adopt? 30 00:02:08,200 --> 00:02:13,400 » I move to adopt the meeting minutes May 19th. 31 00:02:10,880 --> 00:02:17,520 » And do we have a second? >> I'll second. 32 00:02:15,240 --> 00:02:19,600 » Wonderful. All in favor? >> I. 33 00:02:18,080 --> 00:02:23,959 » I. >> Okay. Adoption of the meeting agenda. 34 00:02:22,520 --> 00:02:26,280 Can I get a motion to adopt the meeting agenda? 35 00:02:25,240 --> 00:02:29,880 » I so move. >> All right, motion from Commissioner 36 00:02:27,480 --> 00:02:32,400 Helper, second from Commissioner Weber. All in favor? 37 00:02:31,040 --> 00:02:38,520 » I. >> Motion passes with all eyes, six. 38 00:02:36,120 --> 00:02:43,360 And we will move on to public hearing, which is amendments to chapter 8.124 39 00:02:41,160 --> 00:02:47,840 accessory dwelling units of title 8 planning and zoning of the Moraga 40 00:02:45,440 --> 00:02:55,360 municipal code. Um and I believe we have a presentation 41 00:02:51,360 --> 00:02:59,200 from assistant planner Karen Ding. >> Good evening, commissioners. Thank you 42 00:02:57,160 --> 00:03:04,600 for having us today and for reviewing this item before you today. We do have a 43 00:03:02,040 --> 00:03:07,840 full staff for that's available to answer any of your questions. Cassius is 44 00:03:06,360 --> 00:03:11,519 here to make the presentation as you noted. Brian Horn is here as our legacy 45 00:03:10,519 --> 00:03:16,320 planner who can give us a little information about the history of ADUs in 46 00:03:13,239 --> 00:03:20,560 Moraga. Of course, Karen Murphy to help us out with any legal questions 47 00:03:18,400 --> 00:03:23,440 about the proposed amendments and I'm here to support anyone. 48 00:03:23,052 --> 00:03:25,800 » [clears throat] >> Thank you. 49 00:03:27,959 --> 00:03:32,920 » Thank you, Sonia. Good evening, planning commissioners. My 50 00:03:31,200 --> 00:03:36,800 name is Cassius Cardenas, assistant planner for the town's planning 51 00:03:34,040 --> 00:03:42,480 department. I am here tonight to present item 6A on the agenda for the proposed 52 00:03:39,440 --> 00:03:46,040 amendments to chapter 8.124 of the Rock Municipal Code related to accessory 53 00:03:44,400 --> 00:03:48,880 dwelling units and junior accessory dwelling units. 54 00:03:50,400 --> 00:03:54,720 So, before discussing the ordinance, I would like to briefly summarize the 55 00:03:53,680 --> 00:03:59,080 Planning Commission's role in this process. Um tonight, the commission is 56 00:03:57,280 --> 00:04:03,280 being asked to review the proposed ordinance amendment, evaluate um 57 00:04:01,880 --> 00:04:07,640 evaluate [clears throat] consistency with state ADU law and local planning 58 00:04:05,400 --> 00:04:11,680 objectives, receive public testimony, and receive the required findings 59 00:04:09,240 --> 00:04:14,840 supporting the amendment by staff. At the conclusion of this presentation, 60 00:04:13,160 --> 00:04:20,120 staff recommends the Planning Commission adopt resolution number 4-2026, 61 00:04:17,840 --> 00:04:23,799 recommending Town Council approval of the ADU ordinance amendment. 62 00:04:24,880 --> 00:04:31,960 So, the slide you see here summarizes ADU activity in Moraga from 2017 to 63 00:04:29,400 --> 00:04:35,919 2026. The information is based on the town's internal ADU tracking records and 64 00:04:34,160 --> 00:04:39,640 data reported through our General Plan annual reports. 65 00:04:37,440 --> 00:04:44,360 Since 2017, the town has received a total of approximately 57 ADU 66 00:04:42,120 --> 00:04:49,120 applications, averaging six applications per year. The average ADU size is 687 67 00:04:47,440 --> 00:04:52,040 square feet, demonstrating the typical size and scale of ADUs developed in 68 00:04:50,760 --> 00:04:56,160 Moraga. As shown in the chart on the right, ADU 69 00:04:54,200 --> 00:05:01,120 activity has generally increased over time with 11 applications received so 70 00:04:58,640 --> 00:05:06,000 far in 2026, representing the highest level of ADU activity to date. 71 00:05:03,880 --> 00:05:10,120 The key takeaway here is that while ADUs are not the primary source of housing 72 00:05:08,000 --> 00:05:14,040 production in Moraga, they continue to provide a steady contribution to the 73 00:05:12,200 --> 00:05:17,960 town's housing supply and regional housing needs allocation objectives. By 74 00:05:16,400 --> 00:05:24,200 updating the ordinance to comply with state law, the town can continue to 75 00:05:19,720 --> 00:05:24,200 facilitate ADU development over time. 76 00:05:25,160 --> 00:05:31,160 So, before discussing the items shown on the slide, the overarching purpose of 77 00:05:29,280 --> 00:05:36,200 this ordinance amendment is to update Moraga's ADU regulations to ensure 78 00:05:33,480 --> 00:05:41,360 consistency with state law. Moraga's ADU ordinance was last updated 79 00:05:38,480 --> 00:05:45,240 in 2021. So, since then, the state has enacted several changes to ADU law 80 00:05:43,720 --> 00:05:48,080 affecting the development standards, application procedures, and other 81 00:05:46,600 --> 00:05:52,000 regulations. Earlier this year, the towns received a 82 00:05:50,200 --> 00:05:56,120 technical assistance letter from the state of California HCD, Housing and 83 00:05:53,920 --> 00:05:59,760 Community Development, identifying those changes and warranting updates to the 84 00:05:57,800 --> 00:06:05,080 town's ADU ordinance. Under government code section 66316, any 85 00:06:02,600 --> 00:06:09,080 local ADU provision that does not comply with current requirements is considered 86 00:06:07,000 --> 00:06:12,280 null and void, meaning that the town must rely on the applicable state 87 00:06:10,600 --> 00:06:17,520 standards rather than provisions in the municipal code. As a result, the town 88 00:06:14,760 --> 00:06:21,600 has been processing ADU applications pursuant to state law as of early April 89 00:06:19,880 --> 00:06:25,480 2026. Ultimately, this is a primarily a 90 00:06:23,640 --> 00:06:29,800 compliance effort in order to bring the town's regulations into alignment with 91 00:06:27,480 --> 00:06:34,680 current state standards, restore enforceable local ordinance, and provide 92 00:06:32,560 --> 00:06:37,880 a clear structure procedure for both applicants and staff. 93 00:06:39,440 --> 00:06:45,560 So, the ordinance contains numerous amendments. However, this slide 94 00:06:43,800 --> 00:06:50,360 highlights some of the more significant changes required to maintain consistency 95 00:06:48,200 --> 00:06:54,040 with current state law. First, several definitions and terms have been updated 96 00:06:52,320 --> 00:06:58,040 to reflect statutory language and provide clarity in administering the 97 00:06:55,720 --> 00:07:01,280 ordinance. Second, application procedures have been revised to 98 00:06:59,640 --> 00:07:05,480 incorporate state-mandated review timeframes, completeness determinations, 99 00:07:03,520 --> 00:07:08,600 and appeal procedures, creating a more streamlined and consistent process for 100 00:07:07,200 --> 00:07:13,000 applicants. Third, the ordinance established an 101 00:07:10,320 --> 00:07:17,160 amnesty process for ADUs and JDUs constructed before January 1st, 2020, 102 00:07:15,520 --> 00:07:20,440 creating a process for eligible units to obtain permits and comply with 103 00:07:18,360 --> 00:07:25,000 applicable requirements. Fourth, the ordinance updates the number 104 00:07:22,800 --> 00:07:28,080 of ADUs allowed on multi-family properties to reflect current state 105 00:07:26,560 --> 00:07:31,760 requirements. Fifth, the development standards have 106 00:07:29,880 --> 00:07:36,120 been revised to clarify when setbacks may not be required, update height 107 00:07:34,040 --> 00:07:39,480 allowances, refine impact fee provisions, and revise parking 108 00:07:38,160 --> 00:07:42,320 requirements where exemptions are mandated. 109 00:07:40,800 --> 00:07:46,040 And finally, the deed restriction requirements have been updated by 110 00:07:43,840 --> 00:07:49,640 eliminating deed restrictions for ADUs while retaining them for JADUs where 111 00:07:48,120 --> 00:07:51,660 required. >> [clears throat] 112 00:07:52,440 --> 00:07:58,200 » In addition to state-mandated amendments, staff are proposing several 113 00:07:56,400 --> 00:08:01,920 administrative updates intended to improve the organization and usability 114 00:08:00,400 --> 00:08:05,880 of the ordinance. First, the administrative adjustment 115 00:08:03,320 --> 00:08:10,840 provision is proposed for removal cuz it no longer necessary under the current 116 00:08:08,280 --> 00:08:16,040 ministerial ADU framework and provides a more streamlined process. Second, 117 00:08:14,000 --> 00:08:20,720 application procedures are have been consolidated into a single section in 118 00:08:18,320 --> 00:08:24,280 article 1 to make the ordinance easier to navigate and administer rather than 119 00:08:22,640 --> 00:08:28,400 repeating similar procedures throughout the multiple articles. Common 120 00:08:26,200 --> 00:08:31,880 requirements are now organized in one location. 121 00:08:30,000 --> 00:08:35,200 Third, several sections have been renumbered to reflect the additions, 122 00:08:33,400 --> 00:08:39,840 deletions, and the reorganization of provisions included in this update. And 123 00:08:37,840 --> 00:08:43,919 then finally, internal code references, definitions, and citations have been 124 00:08:41,760 --> 00:08:48,880 updated to improve the consistency and ensure the ordinance accurately reflects 125 00:08:45,839 --> 00:08:48,880 the revised chapter. 126 00:08:50,800 --> 00:08:56,880 So, the proposed ordinance amendment is consistent with both general plan policy 127 00:08:54,960 --> 00:09:01,880 LU-3.7 for accessory dwelling units and housing 128 00:08:58,800 --> 00:09:07,839 element program 16 for ADU production. Policy LU-3.7 of the general plan 129 00:09:05,040 --> 00:09:11,280 encourages streamlined review processes in all residential permitted zones, 130 00:09:10,000 --> 00:09:15,640 which are maintained through the proposed amendments. Housing element 131 00:09:13,320 --> 00:09:18,480 program 16 seeks to facilitate ADU production in the highest resource 132 00:09:17,200 --> 00:09:21,440 neighborhoods. The key takeaway here is that the 133 00:09:19,720 --> 00:09:25,120 proposed ordinance amendment advances both the general plan policy and the 134 00:09:23,240 --> 00:09:29,200 housing element program by maintaining a compliant local framework that 135 00:09:26,880 --> 00:09:32,040 facilitates ADU development consistent with state law. 136 00:09:33,839 --> 00:09:39,040 So, for the planning commission to recommend approval, four findings under 137 00:09:36,760 --> 00:09:43,000 the Moraga Municipal Code must be made in which staff has determined 138 00:09:41,200 --> 00:09:47,240 first, the proposed amendments are consistent with the general plan 139 00:09:44,840 --> 00:09:50,720 including the policies supporting ADUs and housing element programs that were 140 00:09:48,800 --> 00:09:54,680 previously discussed. Second, the amendments are compatible 141 00:09:52,560 --> 00:09:59,120 with the existing zoning districts as ADUs and JDUs remain permit uses in all 142 00:09:57,280 --> 00:10:03,880 residential zones and the amendments do not alter their current permit status. 143 00:10:02,240 --> 00:10:07,440 Third, the amendments address the community's need for additional housing 144 00:10:06,080 --> 00:10:12,080 opportunities while maintaining a compliant and enforceable local ADU 145 00:10:09,520 --> 00:10:16,400 ordinance and fourth, the amendments promote public convenience, general 146 00:10:14,000 --> 00:10:22,400 welfare, and sound zoning practice by allowing the by aligning the town's 147 00:10:18,320 --> 00:10:22,400 regulations with current state law. 148 00:10:24,080 --> 00:10:30,080 So, for sequa and public notice, the proposed ordinance amendment is exempt 149 00:10:27,800 --> 00:10:35,880 from sequa pursuant to public resources code section 21080.17 150 00:10:33,360 --> 00:10:41,440 and sequa guideline section 15282 subsection H which specifically applies 151 00:10:38,440 --> 00:10:46,120 to ADU and JDU ordinances. Public notice for tonight's meeting was published in 152 00:10:43,120 --> 00:10:49,800 the East Bay Times on May 13th and in accordance with government code 153 00:10:47,640 --> 00:10:52,640 section 6584. Also, I want to note out prior to 154 00:10:51,320 --> 00:10:56,080 tonight's meeting the town received a public comment letter identifying two 155 00:10:54,440 --> 00:11:00,400 inconsistencies in the proposed ordinance amendment related to JDU owner 156 00:10:58,560 --> 00:11:05,400 occupancy requirements and front yard setbacks for streamlined ADUs. 157 00:11:03,600 --> 00:11:08,960 Staff has revised those sections for development standards under the 158 00:11:06,920 --> 00:11:13,480 development standards to clarify that owner occupancy is required for JDUs 159 00:11:11,200 --> 00:11:16,760 when sharing sanitation facilities and to remove the front yard setback 160 00:11:14,800 --> 00:11:21,040 requirement for streamlined ADUs and both proposed and existing single family 161 00:11:19,080 --> 00:11:24,839 and multi-family dwellings. Both of those items consistent with government 162 00:11:22,600 --> 00:11:27,920 code section 66323 and for the record, we uploaded the 163 00:11:26,280 --> 00:11:32,200 supplemental staff report to the PC agenda for today showing those two 164 00:11:29,480 --> 00:11:32,200 changes. 165 00:11:33,280 --> 00:11:38,720 So, moving on to the next steps. If the Planning Commission recommends approval 166 00:11:36,800 --> 00:11:42,760 tonight, the ordinance will move forward to Town Council for consideration. The 167 00:11:41,000 --> 00:11:47,080 anticipated schedule includes a Town Council public hearing for the first 168 00:11:44,440 --> 00:11:51,200 reading on June 24th and the second reading and adoption on July 8th, 169 00:11:48,840 --> 00:11:56,520 followed by a submission to the final of the final ordinance to HCD. And the 170 00:11:54,080 --> 00:11:59,520 ordinance will become effective 30 days after adoption. 171 00:12:01,160 --> 00:12:07,040 So, in conclusion, staff recommends that the Planning Commission adopt resolution 172 00:12:04,760 --> 00:12:11,640 number 4-2026, recommend that the Town Council approve 173 00:12:08,840 --> 00:12:14,720 the ordinance amending chapter 8.124 of the Rohnert Park Municipal Code for ADUs 174 00:12:13,200 --> 00:12:18,720 and JADUs. The Commission may also recommend 175 00:12:15,840 --> 00:12:22,440 approval with modifications or continue the public hearing and request 176 00:12:19,960 --> 00:12:26,160 additional information. So, that concludes tonight um staff's 177 00:12:24,440 --> 00:12:29,320 presentation. Staff are available for any questions and the Town Attorney is 178 00:12:27,760 --> 00:12:35,120 also available should the Commission have any legal questions regarding the 179 00:12:31,120 --> 00:12:35,120 proposed amendments. Thank you. 180 00:12:35,920 --> 00:12:41,839 » Thank you for that uh presentation and for the adjustments 181 00:12:40,280 --> 00:12:46,360 made today based on the letters received. 182 00:12:43,520 --> 00:12:48,600 Um I will um 183 00:12:46,960 --> 00:12:52,000 open it up for questions for the staff from the Commissioners and I ask that 184 00:12:50,240 --> 00:12:55,960 you keep your questions related to the topic at hand and hold all comments or 185 00:12:54,360 --> 00:13:00,520 discussion until that section. 186 00:12:58,960 --> 00:13:03,280 Anybody want to kick it off? >> Commissioner 187 00:13:01,080 --> 00:13:07,400 » Sure, Commissioner Weber. >> I thank you for the presentation, um Mr. 188 00:13:05,560 --> 00:13:11,080 Ganding. I appreciate that the work that was put into it. I know it's quite 189 00:13:09,200 --> 00:13:15,839 laborious to update the code, so thank you for that effort. 190 00:13:12,680 --> 00:13:20,080 Um my question's regarding on page 31-32 of the redlined version of the proposed 191 00:13:17,560 --> 00:13:23,760 amendments from existing municipal code. This is article 4. 192 00:13:22,000 --> 00:13:28,960 You've proposed deletion of section 8.124.170 193 00:13:26,240 --> 00:13:32,600 governing the administrative adjustment. Um could you explain um I understand 194 00:13:31,200 --> 00:13:36,760 there's a rationale behind deleting it. Could you explain what that is 195 00:13:34,320 --> 00:13:36,760 and why? 196 00:13:38,200 --> 00:13:41,560 » Whoops, sorry. >> [gasps] 197 00:13:39,760 --> 00:13:45,800 » So yeah, the administrative adjustment section has been removed. Um 198 00:13:44,280 --> 00:13:50,280 so the whole point is that for consistency with state law, ADUs are 199 00:13:48,160 --> 00:13:54,280 intended to be streamlined and having these administrative adjustments um 200 00:13:52,680 --> 00:13:58,720 would not comply with this ADU state law. Um also I do either town has not 201 00:13:57,200 --> 00:14:02,200 been previously has not been using this administrative administrative adjustment 202 00:14:00,560 --> 00:14:07,520 section. We have not seen any recent applications or any applications prior 203 00:14:04,120 --> 00:14:11,840 to um that after the ADU was amended to include this. So 204 00:14:09,320 --> 00:14:15,200 um overall, this needs to be removed um for consistency with state law. 205 00:14:13,680 --> 00:14:17,600 » Okay, that makes sense. Thank you very much. 206 00:14:17,720 --> 00:14:22,240 That's all I have, Chair Madam Chair. >> Great, thank you. 207 00:14:21,040 --> 00:14:27,320 Commissioner Polsky. >> I have some tangential questions. Um my 208 00:14:25,760 --> 00:14:31,680 my my wrist laugh, but can you go back to the uh slide that showed the 209 00:14:28,880 --> 00:14:37,280 production of or the approval of ADUs? Um and I was just wondering um 210 00:14:34,040 --> 00:14:41,960 when the state law kicked in for by right approval for ADUs and 211 00:14:40,080 --> 00:14:45,800 does that correlate to uh keep going back? It was the graph, yeah. 212 00:14:44,280 --> 00:14:49,360 Uh do you remember when the the state law 213 00:14:46,920 --> 00:14:53,720 that kicked in that said ADUs are approved by right? 214 00:14:51,480 --> 00:14:55,760 Wasn't that re- fairly recently? And the reason I'm asking you is like did 215 00:14:54,760 --> 00:15:00,160 that was that where we saw the uptick? 216 00:14:58,360 --> 00:15:06,080 » So there have been a number of changes to ADU laws over the years, and I think 217 00:15:02,920 --> 00:15:09,640 actually prior to 2017, there were some news there were state 218 00:15:07,839 --> 00:15:14,440 laws that were implemented to allow certain types of ADUs. Over the years 219 00:15:12,080 --> 00:15:17,800 though, they just keep you know, strengthening and limiting 220 00:15:15,960 --> 00:15:23,200 local discretion. So I think that's where you see the uptick because because 221 00:15:21,640 --> 00:15:28,400 you know, basically for a number of years, every year there were revisions 222 00:15:24,840 --> 00:15:33,640 to make them easier um to process. But, they're they were ministerially 223 00:15:30,920 --> 00:15:37,120 allowed prior to 2017. >> Thank you. 224 00:15:34,360 --> 00:15:42,640 » And And to add, um I don't know if uptick is a good way to describe the 225 00:15:39,600 --> 00:15:44,920 Maraga's description. It's more steady, if anything. 226 00:15:43,920 --> 00:15:50,080 Um This year we're we're impressed with the 227 00:15:47,960 --> 00:15:53,690 the difference in cadence, but for the most part, it's just not has not 228 00:15:52,120 --> 00:15:56,080 been >> [snorts] 229 00:15:53,920 --> 00:15:58,720 » moving in one particular direction. It's just steady. 230 00:15:57,160 --> 00:16:03,960 » I know you have another question, but just to follow up from that, in 2026, I 231 00:16:01,960 --> 00:16:08,960 know that the Hatfield Estates have seven ADUs. 232 00:16:06,000 --> 00:16:10,400 Are seven of the 11 in 2026 that project? 233 00:16:10,120 --> 00:16:11,360 » Yes. >> Yes. 234 00:16:10,840 --> 00:16:14,920 » Yes. >> So, really it's just seven new 235 00:16:12,920 --> 00:16:17,560 completely new builds of homes, and then four 236 00:16:16,840 --> 00:16:21,000 » Yes. >> non-related to that project. 237 00:16:20,040 --> 00:16:25,160 Thanks. >> Madam Chair, I have some insight on that 238 00:16:23,280 --> 00:16:28,000 from my experience with the state. What Mr. Polsky is Commissioner Polsky's 239 00:16:26,839 --> 00:16:33,960 particular referring to is AB 68 by Phil Ting, 240 00:16:31,280 --> 00:16:37,920 which became law in January of 2020. And it one of the key provisions was to 241 00:16:35,520 --> 00:16:42,960 approve all qualifying ADUs through a ministerial by right process. 242 00:16:40,240 --> 00:16:47,920 Um that was the primary all-inclusive um point at which it was allowed. 243 00:16:46,120 --> 00:16:51,600 » I mean, if 2019 is our base year, then we're we're crushing it. 244 00:16:50,080 --> 00:16:53,760 » Um So, did you Sorry, did you have a follow 245 00:16:53,000 --> 00:16:58,680 up on that one? >> The other one. 246 00:16:55,400 --> 00:17:03,880 The other legislation that matches the um Assembly Bill is SB 9. And again, it 247 00:17:01,080 --> 00:17:07,839 went into effect in 2021. >> Cool. Thank you. Um 248 00:17:06,160 --> 00:17:10,240 That was a good question. Um 249 00:17:09,120 --> 00:17:14,280 And then the other one was around notices. So, I know that um 250 00:17:12,240 --> 00:17:18,240 probably not as important here, but uh we whenever we have something fairly 251 00:17:16,000 --> 00:17:23,120 controversial, we always get uh we didn't know about it questions. And so, 252 00:17:20,120 --> 00:17:31,680 did we put this out in any of the other um publications, uh like about town or 253 00:17:28,000 --> 00:17:35,040 I think the point being we want to make sure that people know about everything 254 00:17:33,200 --> 00:17:37,840 we're doing here. So, I know that by 255 00:17:36,360 --> 00:17:41,880 and I guess now I'm moving into a comment. 256 00:17:39,760 --> 00:17:45,240 Question is did this only go out in the paper or anywhere else? 257 00:17:45,800 --> 00:17:51,360 » Just the paper. >> I will reserve my 258 00:17:49,680 --> 00:17:53,120 statement for >> I have a question. 259 00:17:52,902 --> 00:17:55,200 » [clears throat] >> Okay. 260 00:17:54,080 --> 00:17:59,840 Mr. Mayor. >> So, considering it's a state law, 261 00:17:57,840 --> 00:18:04,440 does this is this at all enforceable because like 262 00:18:01,440 --> 00:18:07,520 you're saying like if if if our current code is not compliant with the state 263 00:18:05,760 --> 00:18:10,240 law, then we have to defer to the state law. 264 00:18:08,720 --> 00:18:12,960 I'm kind of wondering what the point of this is. I mean, 265 00:18:11,680 --> 00:18:15,960 I know that we want to be compliant, but it within a year we're going to be out 266 00:18:14,680 --> 00:18:20,320 of compliance because it keeps developing year after year just like 267 00:18:19,400 --> 00:18:23,720 This is the first time I've heard that there's 268 00:18:21,120 --> 00:18:29,040 there's no front setback on an ADU. >> Not on all ADUs, just on a certain type 269 00:18:25,560 --> 00:18:32,800 of ADUs. What we call the 66323 ADUs. So, in our in Moraga, they're the 270 00:18:31,240 --> 00:18:36,840 streamlined ADUs. So, not all of them, but that's correct. So, that's a really 271 00:18:34,760 --> 00:18:40,120 good philosophical question, legislative question. Uh 272 00:18:38,480 --> 00:18:43,840 the rules keep changing over time, over time, over time. And so, we can update 273 00:18:42,160 --> 00:18:47,880 it now and we might be out of compliance next year and we might be it's not hard 274 00:18:46,440 --> 00:18:52,960 to be out of compliance. So, we will do our best to try to keep up. Um from a 275 00:18:50,520 --> 00:18:57,040 practice perspective, we even if our ordinance is not up to date to the last 276 00:18:55,120 --> 00:19:01,600 date, we still enforce and operate under state law if 277 00:18:59,080 --> 00:19:05,600 we already know what the issue is. So, at on the ground, we still make sure 278 00:19:04,200 --> 00:19:10,080 that Moraga is tries to practice um according to state 279 00:19:08,080 --> 00:19:13,440 law. So, you're right. It almost doesn't matter because we will still do the 280 00:19:11,320 --> 00:19:16,640 right thing, but we want to make sure that we are transparent with the 281 00:19:14,480 --> 00:19:20,160 community and make sure that staff is being consistent consistent. 282 00:19:18,760 --> 00:19:23,840 » I mean my follow-up was I mean I almost wonder if we have legal exposure by 283 00:19:22,560 --> 00:19:30,600 having a code that inevitably will be 284 00:19:27,600 --> 00:19:30,600 out of compliance. I mean 285 00:19:30,760 --> 00:19:37,680 » Yeah, that's that's a great question because as noted the law on ADUs 286 00:19:34,480 --> 00:19:42,840 continues to change. Um in this case HCD did specifically reach out to the town 287 00:19:40,200 --> 00:19:47,280 checking on our compliance with the our ADU ordinance as they did with cities 288 00:19:45,440 --> 00:19:52,160 throughout the state. So they are monitoring our compliance 289 00:19:49,760 --> 00:19:56,360 and um I assume we would get a be getting a letter if we don't bring our 290 00:19:53,800 --> 00:20:00,760 ordinance into compliance. Um one other thing I will say in addition to 291 00:19:58,400 --> 00:20:06,120 providing transparency for the community in our municipal code we are also able 292 00:20:03,200 --> 00:20:08,240 to set forth you processes for how we're processing 293 00:20:07,640 --> 00:20:12,440 um the applications when they come in. We 294 00:20:10,080 --> 00:20:16,840 don't have much to or if any discretion for certain types of ADUs, but but we 295 00:20:15,120 --> 00:20:18,680 can outline um 296 00:20:17,480 --> 00:20:24,160 procedures. >> Right. Thank you. 297 00:20:20,360 --> 00:20:27,520 » So as a follow-up question to that um 298 00:20:26,280 --> 00:20:30,960 Planning Director you had mentioned we would do the right thing if we got a 299 00:20:28,920 --> 00:20:34,200 permit. I would argue that doing the right thing per the California law is 300 00:20:32,760 --> 00:20:39,360 not necessarily the right thing for Moraga including the no set front 301 00:20:36,600 --> 00:20:44,760 setbacks for the streamlined ADUs. So what 302 00:20:41,920 --> 00:20:50,480 if any ability do we have to enforce our own Moraga zoning 303 00:20:47,040 --> 00:20:55,760 when the state has different zoning and if we don't have any ability to why do 304 00:20:52,360 --> 00:21:02,400 we have Moraga zoning anymore? Or better question what can we do to push back on 305 00:20:58,040 --> 00:21:08,640 the state to maintain some of our own 306 00:21:04,160 --> 00:21:15,440 guidelines and zoning regulations. >> So again, an ex- excellent question. 307 00:21:12,320 --> 00:21:21,240 And as you know, the town has lost a lot of discretion with respect to um 308 00:21:19,640 --> 00:21:27,600 you know, certain types of approvals, specifically ADUs. Um so if an 309 00:21:24,520 --> 00:21:31,840 application came in, we would process it in accordance and process in accordance 310 00:21:29,640 --> 00:21:35,320 with state law. And basically the town typically interprets any 311 00:21:33,400 --> 00:21:40,280 provision in our municipal code that's contrary or inconsistent with state law, 312 00:21:37,760 --> 00:21:45,120 that we will um that state law will prevail in in our processing of that. 313 00:21:42,880 --> 00:21:49,160 And with respect to you know, what we can do, that really is a legislative 314 00:21:47,600 --> 00:21:52,440 issue. And that's, you know, the legislature, the California legislature, 315 00:21:51,200 --> 00:21:57,640 keeps um enacting 316 00:21:54,920 --> 00:22:05,240 laws that require um more ministerial processing, um less 317 00:22:00,960 --> 00:22:10,600 discretion of um local agencies. So the best way to counter that is through the 318 00:22:07,840 --> 00:22:13,440 state legislature. >> Okay. Thank you. 319 00:22:16,120 --> 00:22:22,960 » Thank you, Chairwoman Apple. I have a couple of questions. Um 320 00:22:19,960 --> 00:22:26,560 I spent a lot of time reading this and um 321 00:22:24,000 --> 00:22:34,200 apologize for going a little bit deep, but I'm hoping that you can um 322 00:22:29,880 --> 00:22:39,480 uh as planning staff, clarify for me the in my first question, the difference 323 00:22:36,080 --> 00:22:44,240 between a a standard application versus a streamlined. What 324 00:22:42,200 --> 00:22:50,080 would qualify a streamlined? And I think part of my confusion is that 325 00:22:47,000 --> 00:22:55,760 in both the description uh under Article 1 of a streamlined ADU, 326 00:22:54,960 --> 00:23:03,440 uh point C references a detached ADU. 327 00:23:00,120 --> 00:23:07,440 But then, what we see um 328 00:23:04,800 --> 00:23:12,240 Excuse me, that's in article two for streamlined, and that's on page 10. It 329 00:23:09,440 --> 00:23:19,480 references one detached ADU. But then, in article three for a 330 00:23:15,480 --> 00:23:24,680 standard ADU, it also references a detached ADU. So, 331 00:23:23,120 --> 00:23:27,320 when is it a streamlined and when is it standard? 332 00:23:27,440 --> 00:23:33,400 » Hello. So, 333 00:23:30,000 --> 00:23:36,760 they differentiate by the different development standards that are 334 00:23:35,040 --> 00:23:40,440 that are imposed for each of those. So, what I mean by that is for streamlined 335 00:23:38,400 --> 00:23:45,520 ADUs, they're only limited to a certain number amount of development standards, 336 00:23:43,280 --> 00:23:50,120 which they cannot exceed 800 square feet, for example. 337 00:23:47,240 --> 00:23:54,200 For detached ADU, they can't they only have 4 feet side and rear yard setbacks. 338 00:23:52,640 --> 00:23:59,280 That's why the front yard setbacks are no longer there because 339 00:23:56,200 --> 00:24:03,680 those are under state law, you can't impose any local development standards 340 00:24:01,200 --> 00:24:08,720 for streamlined ADUs. As in for standard ADUs, they the front yard setbacks are 341 00:24:06,200 --> 00:24:12,160 still allowed. There are also other development standards listed under 342 00:24:10,520 --> 00:24:18,440 article three, I believe, for 343 00:24:14,600 --> 00:24:23,200 development for standard ADUs. So, think of it as like streamlined ADUs are 344 00:24:20,520 --> 00:24:28,880 only certain number of ADUs allowed for streamline. But standard ADUs, there's 345 00:24:26,000 --> 00:24:33,320 still some sort of um there's object 346 00:24:30,520 --> 00:24:38,840 I'm sorry. Um There are still standards in 347 00:24:36,920 --> 00:24:42,360 standard ADUs that are still allowed in their code. Um 348 00:24:43,160 --> 00:24:49,640 » I'm going to ask just a clarified follow-up question because it sounded to 349 00:24:47,040 --> 00:24:54,760 me that the biggest difference for you in deciding whether or not something is 350 00:24:51,720 --> 00:24:58,960 being coming in as a standard ADU application being versus something 351 00:24:57,480 --> 00:25:03,000 that is eligible to be a streamlined ADU 352 00:25:01,080 --> 00:25:06,040 application subject to ministerial review 353 00:25:04,240 --> 00:25:08,800 is going to be whether or not that ADU is 800 square feet or less. 354 00:25:08,400 --> 00:25:11,000 » Yes. >> That's the That's the main 355 00:25:09,960 --> 00:25:13,080 qualification. >> Mhm. 356 00:25:11,400 --> 00:25:17,960 » Okay, so it's the size of >> of ADU. 357 00:25:13,800 --> 00:25:20,960 » And anything between 800 and 1200, which is the max for an ADU under state law 358 00:25:20,560 --> 00:25:25,080 » Mhm. >> no longer is streamlined for ministerial 359 00:25:23,160 --> 00:25:29,040 review. That goes under the standard >> Standard ADUs, yes. So, the maximum 360 00:25:27,120 --> 00:25:32,640 number is 800 square feet and the maximum for a standard ADU is 1200 361 00:25:31,080 --> 00:25:36,680 square feet. So, if it crosses over, then it becomes a standard ADU. 362 00:25:34,480 --> 00:25:42,680 » Great. So, I'm going to ask another follow-up question. 363 00:25:38,640 --> 00:25:42,680 Um so, for 364 00:25:43,240 --> 00:25:47,080 section 8.124.140 365 00:25:48,560 --> 00:25:59,960 design standard for standard attached and detached ADUs on pages 13 and 14 366 00:25:56,480 --> 00:26:05,880 those only apply to the standard ADUs that are 800 to 1200 367 00:26:03,240 --> 00:26:09,800 square feet and not for the smaller ADUs that are 800 square feet or less. 368 00:26:08,120 --> 00:26:15,120 » Yes, correct. >> Thank you. 369 00:26:11,160 --> 00:26:19,360 And then in terms of the standard versus streamlined ADUs, streamlined 370 00:26:17,240 --> 00:26:24,920 ADUs are reviewed through a ministerial process and we probably wouldn't see 371 00:26:22,360 --> 00:26:31,000 but standard applications might come to this planning commission and 372 00:26:28,480 --> 00:26:38,440 be our responsibility look at pursuant to the design review procedures 373 00:26:33,480 --> 00:26:38,440 and the guidance set forth in 8.124.180 374 00:26:38,720 --> 00:26:45,200 which names the planning commission as the review body for design review 375 00:26:43,680 --> 00:26:48,120 approvals. Is that correct? 376 00:26:49,560 --> 00:26:54,120 » So, I'm sorry. Could you clarify it further 377 00:26:52,840 --> 00:26:57,360 about um >> Yeah, sure. It's really complicated. I 378 00:26:55,760 --> 00:27:00,760 I'm trying to figure out our future roles and responsibilities as planning 379 00:26:59,320 --> 00:27:05,240 commissioners. Because it seems like I get that you're 380 00:27:03,400 --> 00:27:07,000 in charge of all the ministerial stuff. >> Mhm. 381 00:27:05,760 --> 00:27:11,200 » Okay? But now we have these standard ADU 382 00:27:08,960 --> 00:27:16,360 applications for something quite a bit bigger, right? 800 to 1200 square feet 383 00:27:14,160 --> 00:27:20,160 and and hypothetically, you know, maybe we get one every 3 years. I understand 384 00:27:18,320 --> 00:27:23,160 that there's not a lot coming through. >> Mhm. 385 00:27:20,640 --> 00:27:29,080 » But my understanding when I read that last section of article 4 is that since 386 00:27:27,120 --> 00:27:32,080 you guys can't do a ministerial review, it comes to the planning commission for 387 00:27:30,960 --> 00:27:35,000 review. Is that true? 388 00:27:33,240 --> 00:27:40,040 » Um So, um I'll just answer. These are all 389 00:27:37,080 --> 00:27:43,600 these ADUs are ministerial review, even the standard ADUs. 390 00:27:41,600 --> 00:27:46,800 So. >> Thank you. I needed that clarification. 391 00:27:46,440 --> 00:27:50,600 » We >> It looks like only the ones that don't 392 00:27:48,280 --> 00:27:54,680 comply would come to us. >> So, only non-compliant things come to us 393 00:27:52,920 --> 00:27:57,000 in the same as non-compliant housing applications come to us. 394 00:27:56,160 --> 00:27:59,520 » That's correct. >> That is my clarification [laughter] 395 00:27:58,760 --> 00:28:03,040 for the night. >> I'm sorry for not being more clear about 396 00:28:00,840 --> 00:28:05,840 that, but the one takeaway that we should have started off, all ADUs are 397 00:28:04,240 --> 00:28:09,120 ministerial. That's what the one thing that state is very clear about. All ADUs 398 00:28:07,760 --> 00:28:13,640 are ministerial. Moraga municipal ordinance allows for 399 00:28:10,880 --> 00:28:17,040 this third option, the CUP ordinance, just to be more flexible and give people 400 00:28:15,360 --> 00:28:20,640 an opportunity in case they don't fit in the box. 401 00:28:18,240 --> 00:28:25,960 So, that you do have that option, but ADUs are ministerial. 402 00:28:23,480 --> 00:28:25,960 Thank you. 403 00:28:26,880 --> 00:28:32,600 » No further questions or comments. 404 00:28:29,600 --> 00:28:36,640 » Commissioner Halbert? No? Okay. I have a few. 405 00:28:34,600 --> 00:28:41,040 So, I know the required findings are listed. Um 406 00:28:39,200 --> 00:28:44,760 I would argue that this is not compatible with existing residential 407 00:28:42,800 --> 00:28:49,280 zoning districts considering the zero setback 408 00:28:46,720 --> 00:28:52,480 front setbacks for these ADUs. Am I incorrect in that? 409 00:28:52,520 --> 00:28:58,960 » That that The zero setback is not for all the 410 00:28:55,640 --> 00:29:01,000 ADUs, just for what we call the 60 66323. 411 00:29:00,680 --> 00:29:05,720 » Yes. >> non- or the streamlined ADUs would not 412 00:29:03,640 --> 00:29:09,840 be compatible with existing residential zoning districts. Correct? 413 00:29:10,640 --> 00:29:15,760 » If that's your statement. >> I I'm asking if that's correct, that 414 00:29:14,200 --> 00:29:18,920 it's not com- those are not compatible with our current zoning. 415 00:29:19,840 --> 00:29:24,880 » I I think 416 00:29:22,000 --> 00:29:30,560 arguably when you layer state law that requires these with our zoning, there's 417 00:29:28,480 --> 00:29:37,120 an you know, argument that they are compatible when you're looking at both 418 00:29:32,640 --> 00:29:41,880 together. Um as far as compatible with whether the state law is compatible with 419 00:29:40,040 --> 00:29:45,640 the zoning because of the for example, the setbacks. I I think 420 00:29:43,720 --> 00:29:48,120 that's a obviously more complicated issue. 421 00:29:46,400 --> 00:29:52,680 » Okay. Um 422 00:29:49,200 --> 00:29:57,280 when it comes to the amnesty, it looks 423 00:29:55,280 --> 00:30:01,680 I'm curious if if I'm correct in in saying that it looks as though even if 424 00:29:59,720 --> 00:30:05,480 previously built non-permitted ADUs are out of 425 00:30:03,760 --> 00:30:09,800 compliance, we will just give them permits unless 426 00:30:07,360 --> 00:30:13,840 they are risked of safety to the residents. Is that accurate? 427 00:30:14,320 --> 00:30:19,040 » That's correct. >> Mhm. 428 00:30:16,400 --> 00:30:21,640 So, it's a free pass for any previously built 429 00:30:21,680 --> 00:30:31,720 1,500 square foot ADU with no setback or 2-foot setback from a 430 00:30:27,760 --> 00:30:31,720 side yard, we will just permit it. 431 00:30:32,240 --> 00:30:35,520 » With with taking into consideration the 432 00:30:34,520 --> 00:30:38,880 health and safety. >> With a 2-foot 433 00:30:36,600 --> 00:30:42,920 » Yeah, the health and safety requirements are the only things. And the public 434 00:30:40,080 --> 00:30:49,040 policy thinking behind that is that if it's a a unit that is um safe for 435 00:30:47,200 --> 00:30:52,880 habitability and that was not originally permitted as it should have been 436 00:30:50,400 --> 00:30:57,040 permitted, it's still a housing unit and it's providing shelter for someone. So, 437 00:30:54,800 --> 00:31:02,040 that's kind of the general public policy understanding of it all. So, we're not 438 00:30:59,240 --> 00:31:04,800 removing a unit that is potentially providing housing for 439 00:31:03,880 --> 00:31:09,440 a a a family or a person um if there's a way 440 00:31:07,280 --> 00:31:14,360 to make it safe. >> Uh is there a 441 00:31:12,040 --> 00:31:18,480 situation in which nobody is hap- living in 442 00:31:15,680 --> 00:31:23,560 the non-permitted ADU in which we don't permit it? If it's not actively 443 00:31:20,560 --> 00:31:26,240 providing a living space for somebody? >> Yeah, that's not part of the finding 444 00:31:24,720 --> 00:31:30,680 whether someone's it's whether it's being inhabited or not. It's it's 445 00:31:28,280 --> 00:31:34,200 whether someone wants to legalize it by bringing it up to um health and safety 446 00:31:33,080 --> 00:31:38,240 code. That mean the primary the primary 447 00:31:35,720 --> 00:31:38,240 purpose. 448 00:31:38,360 --> 00:31:40,760 » Okay. 449 00:31:41,400 --> 00:31:47,680 » Commissioner Moore? >> Uh you could actually argue that most 450 00:31:43,680 --> 00:31:52,040 ADUs are not lived in. I mean, most become either guest houses or Well, I 451 00:31:50,160 --> 00:31:53,360 mean, depends on the the city it's in, but 452 00:31:52,320 --> 00:31:57,160 » No, it's okay. Thank you. >> yeah, the the letter of the code is 453 00:31:54,640 --> 00:32:00,480 really just to add housing units. >> Mhm. 454 00:31:58,280 --> 00:32:02,960 Mhm. >> But it doesn't feel right that if 455 00:32:01,640 --> 00:32:05,520 someone could build something illegally and then 456 00:32:04,000 --> 00:32:08,520 get this magic bullet, but >> Get the magic bullet, yeah. 457 00:32:06,440 --> 00:32:11,840 » It does create a housing unit and that's what we're after. 458 00:32:09,240 --> 00:32:16,320 » Yeah, no return of legislation has inch in that direction. For a while, the 459 00:32:14,040 --> 00:32:19,440 state was hinting or still allowing jurisdictions to enforce based on 460 00:32:17,960 --> 00:32:23,880 illegal units, something that was illegally converted, for example, which 461 00:32:21,040 --> 00:32:28,800 is a typical situation that we see. And over time, the state has moved away from 462 00:32:26,560 --> 00:32:32,160 enforcement and kind of saw this coming where there was going to be a moment 463 00:32:29,800 --> 00:32:36,360 where the direction was going to be to provide amnesty. 464 00:32:34,200 --> 00:32:41,720 » So, I'll ask a clarifying question. Is this generally considered like a process 465 00:32:39,120 --> 00:32:47,280 by which something would be grandfathered in 466 00:32:44,120 --> 00:32:53,960 if it had been in use and since before 2020 and if it is is there 467 00:32:51,360 --> 00:32:58,680 any cost or fee you know for the permitting that at least gets filed is 468 00:32:55,960 --> 00:33:02,320 there some kind of fair play for you know 469 00:33:00,040 --> 00:33:06,280 they did this without permits and now they just get a free pass is but is 470 00:33:04,280 --> 00:33:09,320 there a fair play kind of requirement where they have to pay a fee for their 471 00:33:08,000 --> 00:33:13,600 new new permit? >> As far as I know the fee is still we 472 00:33:11,960 --> 00:33:18,360 would still charge the fee. I mean it's not necessarily a a pass in terms of 473 00:33:16,600 --> 00:33:21,200 every regulation but if we were typically 474 00:33:19,680 --> 00:33:24,920 um see something that maybe was permitted without the adequate setbacks 475 00:33:23,480 --> 00:33:29,640 or adequate whatever standard we're looking for that that would be allowed. 476 00:33:27,480 --> 00:33:35,160 Um that is something we would not be able to to tell them no but we we can 477 00:33:32,240 --> 00:33:39,320 still definitely charge for a fee. Um we do have a healthy element program that 478 00:33:37,560 --> 00:33:46,440 um states that we will work on legalizing six um unpermitted 479 00:33:43,080 --> 00:33:50,280 housing units ADUs. So that is a part of our charge and part of what the state um 480 00:33:49,040 --> 00:33:55,520 has agreed to let us do. >> So if I understand you it opens a 481 00:33:52,600 --> 00:33:59,120 process for six currently non-compliant ADUs to become compliant. 482 00:33:57,720 --> 00:34:04,640 » In Moraga that's what it would translate into but the state law just the amnesty 483 00:34:01,480 --> 00:34:08,399 portion is gives us an avenue to make those legalize 484 00:34:06,120 --> 00:34:11,520 legalize them and also um make them safe. 485 00:34:10,000 --> 00:34:14,440 » I was going to ask is there a process with building inspection to to make sure 486 00:34:13,360 --> 00:34:16,840 that it's up to building code? 487 00:34:15,200 --> 00:34:20,480 » That's what we mean by safe really. The safety is really carried through by our 488 00:34:19,360 --> 00:34:22,840 building code. >> Okay. 489 00:34:21,200 --> 00:34:26,399 Thank you. >> Any other questions for staff? 490 00:34:27,720 --> 00:34:34,360 Okay. Um at this time I'm going to open and close public comment as there 491 00:34:33,600 --> 00:34:38,520 uh are no public here. 492 00:34:36,639 --> 00:34:43,399 Um and we will um 493 00:34:40,560 --> 00:34:47,760 move on to discussion from the commission. Does anybody have 494 00:34:47,480 --> 00:34:49,040 Commissioner >> Okay, I'll get mine right out of the 495 00:34:48,720 --> 00:34:53,000 way. >> Get yours out of the way. 496 00:34:50,159 --> 00:34:56,679 » for the notice stuff, um can we as a practice try and um 497 00:34:55,200 --> 00:35:01,200 push it out? I know in the about town for the um town council 498 00:34:59,360 --> 00:35:05,849 um meetings, I'll do a little bit of a summary 499 00:35:02,360 --> 00:35:08,920 uh about what's happening and so >> [clears throat] 500 00:35:06,000 --> 00:35:12,800 » um if if we could just cuz there are very easy channels for us 501 00:35:10,760 --> 00:35:15,600 to push this information out. I think this is general practice even if it's 502 00:35:14,080 --> 00:35:18,960 not required by law. I think that would be great and I think 503 00:35:16,960 --> 00:35:21,160 the public would appreciate that. >> Mhm. 504 00:35:22,800 --> 00:35:25,680 » Uh Well, then I guess I 505 00:35:24,600 --> 00:35:31,880 » Any other comments? >> I mean, I'm I'm all for this. I think um 506 00:35:29,480 --> 00:35:35,000 I get that like we're out of compliance almost 507 00:35:33,640 --> 00:35:39,240 as soon as we're done, but like we want to give clear 508 00:35:36,480 --> 00:35:45,240 uh as clear direction to um people that are trying to um 509 00:35:42,080 --> 00:35:48,640 build ADUs as we can. Um and so I would imagine the first place they look is 510 00:35:47,200 --> 00:35:52,600 towards the town before they go to the state. So, the more that we can make 511 00:35:50,720 --> 00:35:57,920 this easy on them, the better. Um I'm all for remaining in compliance 512 00:35:55,360 --> 00:36:04,560 with the state. I'm all for um increasing the supply of housing. 513 00:36:00,880 --> 00:36:08,480 Um I do think that uh you know, the 514 00:36:06,280 --> 00:36:11,000 uh it's not just us. It's literally every municipality in the state of 515 00:36:09,840 --> 00:36:15,880 California, but everyone thinks that they're special and that well, we, you 516 00:36:13,400 --> 00:36:19,240 know, we can't have X, Y, and Z and that's frankly why the state of 517 00:36:16,920 --> 00:36:23,440 California is saying tough. Like we all now need to, you know, 518 00:36:21,680 --> 00:36:29,560 whatever it's uh affirmatively or we have to do our our fair share. So, like 519 00:36:26,000 --> 00:36:32,960 I I'm totally in favor of doing that and if someone built something a long time 520 00:36:31,120 --> 00:36:35,680 ago and we're now bringing it into compliance 521 00:36:34,240 --> 00:36:39,960 because it's now safe and potentially someone can 522 00:36:36,880 --> 00:36:42,720 uh live there, then that's great. So, I think um 523 00:36:41,240 --> 00:36:45,560 this was a lot of work. Uh like Commissioner Webber said, and appreciate 524 00:36:44,320 --> 00:36:48,880 all the work you guys are doing for the town and 525 00:36:46,920 --> 00:36:51,880 um keep up the good job. So, that's it. 526 00:36:50,360 --> 00:36:55,720 » Okay. Thank you. And the other commissioners have comment? Commissioner 527 00:36:53,400 --> 00:36:55,720 Rain? 528 00:36:59,080 --> 00:37:09,000 » Thank you. I appreciate the opportunity and want to direct my comments mostly to 529 00:37:06,280 --> 00:37:14,040 my fellow planning commissioners. Um and kind of invite a conversation and 530 00:37:12,000 --> 00:37:18,480 discussion amongst us. Um like 531 00:37:16,120 --> 00:37:24,440 Commissioner Pulaski, I'm I'm anxious about there not being anybody here. 532 00:37:22,200 --> 00:37:27,920 I feel like this is a this is a big thing. 533 00:37:25,600 --> 00:37:34,880 Um and and that that we didn't get any public comments and and so there's that 534 00:37:31,360 --> 00:37:40,640 that I want to state up front. Um 535 00:37:36,760 --> 00:37:46,840 I also fully agree that um you know, we do need to do this. We need 536 00:37:43,960 --> 00:37:51,320 to be in compliance. I really appreciate the clarifications. 537 00:37:48,840 --> 00:37:55,000 I um am very appreciative of the hard work of 538 00:37:52,920 --> 00:38:00,080 staff to do this. Um 539 00:37:56,480 --> 00:38:04,520 I I do have um a couple of comments around some things 540 00:38:03,440 --> 00:38:08,640 that um didn't get changed that I would have 541 00:38:06,760 --> 00:38:15,280 liked to have seen. Um so, part of me is 542 00:38:11,400 --> 00:38:19,800 really not ready for this conversation to be closed. So, I have opinions, but I 543 00:38:18,000 --> 00:38:26,120 also haven't heard from anybody else. [laughter] 544 00:38:23,680 --> 00:38:30,640 So, I want to I want to be able to share some of my opinions, but I also 545 00:38:28,280 --> 00:38:34,560 recognize that I am putting out my opinions as my opinions. 546 00:38:32,880 --> 00:38:39,040 These are not necessarily the opinions of the rest of you. They're not 547 00:38:36,120 --> 00:38:43,720 necessarily the opinions of the city or the residents of Moraga. 548 00:38:41,080 --> 00:38:47,640 But, in my opinion as one 549 00:38:45,720 --> 00:38:53,960 I'll name it flat out as an affordable housing advocate, 550 00:38:49,560 --> 00:38:57,960 but two, also as a homeowner here in Moraga, 551 00:38:55,440 --> 00:39:04,280 um I I really feel like 552 00:39:01,080 --> 00:39:11,520 there remains in this especially in the design regulations for 553 00:39:07,680 --> 00:39:16,600 those 800 to 1,200 square foot 554 00:39:13,120 --> 00:39:20,120 ADU unit that could conceivably create more of that missing middle housing for 555 00:39:18,680 --> 00:39:23,000 families, um 556 00:39:21,320 --> 00:39:29,440 some design ambiguities 557 00:39:26,040 --> 00:39:35,160 that could be cleaned up so that it'll make it easier for a ministerial review, 558 00:39:32,840 --> 00:39:40,720 um and it'll make the ordinance a little bit more usable. 559 00:39:37,200 --> 00:39:46,760 And also some concerns that some of the old design standards, which we were not 560 00:39:44,200 --> 00:39:51,760 charged by law to address or look at, and may not have been 561 00:39:48,360 --> 00:39:56,040 may not have looked at it all, maybe outdated and may 562 00:39:54,200 --> 00:40:02,760 result in more costly barriers to entry. And so, 563 00:40:00,400 --> 00:40:10,240 for people for regular homeowners who are considering 564 00:40:04,760 --> 00:40:14,440 or wanting to put an ADU on their site. So, some specific language that I would 565 00:40:13,000 --> 00:40:22,440 call out in terms of that section on page 16. 566 00:40:19,720 --> 00:40:27,400 And this is not to word smith or to make any recommendations, but really to say I 567 00:40:25,080 --> 00:40:32,760 I would love to see if other commissioners are interested 568 00:40:29,720 --> 00:40:38,080 just a little bit more time. Excuse me, I was looking at the 569 00:40:35,120 --> 00:40:42,680 redline version on pages 13 and 14, which have the design standards for 570 00:40:40,480 --> 00:40:48,840 those standard attached and detached ADUs. 571 00:40:44,880 --> 00:40:56,920 Um I feel like point A um exterior colors and materials shall 572 00:40:52,680 --> 00:41:03,080 match or be consistent in type and quality. There's quite a bit of room for 573 00:41:00,760 --> 00:41:10,080 interpretation there. Um and some of those things may be 574 00:41:07,120 --> 00:41:14,720 A complicated like the paint match. Um and B um 575 00:41:12,960 --> 00:41:18,200 kind of not common sense. Like what if the old house is a wood shingle house? 576 00:41:16,400 --> 00:41:21,560 Like do we really want the ADU to be a wood shingle ADU? 577 00:41:21,168 --> 00:41:27,480 » [laughter] >> Right? Um another example would be 578 00:41:26,240 --> 00:41:33,600 um you know, things like um 579 00:41:30,280 --> 00:41:39,200 if if there's an exterior wall, then we need to plant um 580 00:41:35,920 --> 00:41:42,120 a certain amount of shrubbery along those walls. Again, I want you to 581 00:41:40,600 --> 00:41:45,840 imagine that now we have required a wood shingle ADU and now we have to 582 00:41:44,200 --> 00:41:50,600 we are now required you know, have to put shrubbery that will reach a minimum 583 00:41:48,680 --> 00:41:53,680 height of 4 ft within 3 years, which would be great if we could plant cypress 584 00:41:52,080 --> 00:41:58,800 trees, but might be a little complicated. So 585 00:41:56,280 --> 00:42:03,840 I would love to see that updated. Um in particular, I think that that some 586 00:42:01,360 --> 00:42:07,640 of these things um don't necessarily take into 587 00:42:06,080 --> 00:42:12,760 consideration the kind of our interest as a community 588 00:42:10,880 --> 00:42:17,800 in fire safety. And and I'd love to see this red with an 589 00:42:15,080 --> 00:42:22,640 interest for fire safety given that we have to do it. 590 00:42:19,880 --> 00:42:26,480 And I also feel like some of the things are 591 00:42:23,840 --> 00:42:30,360 in here were written with an intention to 592 00:42:27,680 --> 00:42:34,560 limit or restrict maybe maybe unintentionally, but had the 593 00:42:32,440 --> 00:42:37,960 unintended consequence of limiting or restricting 594 00:42:36,080 --> 00:42:44,280 the construction of ADUs and we we don't actually see the numbers being very big, 595 00:42:41,360 --> 00:42:48,520 but you know, it does limit the capacity to use 596 00:42:46,120 --> 00:42:51,480 you know, maybe less costly or more modern materials like modular 597 00:42:50,200 --> 00:42:55,080 construction if your house wasn't originally done with modular 598 00:42:52,720 --> 00:42:59,520 construction. So, I feel like that poses an unfair 599 00:42:57,000 --> 00:43:03,120 financial burden on homeowners to meet in old building standards that are 600 00:43:01,320 --> 00:43:08,640 outdated and no longer make sense when there's more 601 00:43:04,920 --> 00:43:12,560 affordable and more fire safe options. 602 00:43:10,160 --> 00:43:18,040 So, my comments is really that's that's my opinion and if other 603 00:43:15,720 --> 00:43:21,280 commissioners feel like that, I just wanted to put it out there. 604 00:43:21,840 --> 00:43:27,280 » Thank you, Commissioner Rain. Any other comments? 605 00:43:24,880 --> 00:43:31,160 » Can I ask a question of staff? Um one I'm I'm very supportive of that 606 00:43:29,600 --> 00:43:34,960 and thank you for bringing all of your papers in. 607 00:43:32,520 --> 00:43:36,920 Um and coming through that. Um So, 608 00:43:35,445 --> 00:43:40,560 » [laughter] >> um is there a 609 00:43:38,920 --> 00:43:44,760 uh or did the uh state give us a deadline to get this done and does it 610 00:43:42,960 --> 00:43:48,640 make sense to do this in phases where we make the state 611 00:43:46,520 --> 00:43:53,280 mandated changes, but then the planning commission as part of um 612 00:43:51,560 --> 00:44:00,280 we vote on this to approve or deny can direct to take a look at the ADU 613 00:43:57,680 --> 00:44:04,520 um requirements as Commissioner Rain had just mentioned and then bring this back 614 00:44:02,520 --> 00:44:06,680 later in the year? >> Later in the year. 615 00:44:05,560 --> 00:44:10,520 » So, >> at some time in the future. 616 00:44:07,680 --> 00:44:14,680 » So the letter that we received, which is often referred to as a repeal and 617 00:44:12,600 --> 00:44:19,000 replace letter, did not have a firm deadline, but they have been very 618 00:44:16,720 --> 00:44:23,800 responsive. We responded to them right away. They responded to us. We gave them 619 00:44:21,040 --> 00:44:28,600 our proposed um time frame. 620 00:44:24,920 --> 00:44:32,920 Um I'm sure if there was we needed to bump this out another 2 weeks, I don't 621 00:44:30,120 --> 00:44:37,040 think they would be upset. Um but we right now we're operating under a state 622 00:44:34,640 --> 00:44:41,960 law. We don't have a local um ADU ordinance to work with. So I would 623 00:44:39,480 --> 00:44:44,840 not recommend bump bringing this back up for the end of the 624 00:44:43,440 --> 00:44:49,400 later in the year because it's just a long time to be operating with that, but 625 00:44:47,400 --> 00:44:53,200 we don't have a firm date from HCD. I do do think that we run the risk of 626 00:44:51,880 --> 00:44:57,600 It's hard to tell. HCD is a little bit hard to tell sometimes what they're 627 00:44:54,320 --> 00:45:01,440 going to say. But if we um we might get an enforcement letter if we don't 628 00:44:59,320 --> 00:45:04,920 respond to them. But right now I did give them the date and they seem really 629 00:45:03,400 --> 00:45:07,760 reasonable and understanding of where we were. 630 00:45:05,680 --> 00:45:13,240 » Yeah, sorry. Um so can we do this in two phases though where we address their 631 00:45:10,040 --> 00:45:16,960 concerns and then direct staff to then bring this back at some point for a a 632 00:45:15,840 --> 00:45:20,040 more detailed discussion? >> I think so. If there's something some 633 00:45:18,200 --> 00:45:24,520 design discussion that you want to have and and piggyback after this, I think 634 00:45:22,400 --> 00:45:27,240 that's appropriate. Um right now I would just recommend uh making the changes 635 00:45:26,280 --> 00:45:30,720 that would bring us back into compliance. 636 00:45:28,760 --> 00:45:34,480 And and and even the the ones that staff recommended as well. That would be my 637 00:45:32,320 --> 00:45:38,480 ask. >> And actually I mean I had another 638 00:45:35,840 --> 00:45:44,000 question. So the the design section of requiring paint materials to match up my 639 00:45:41,280 --> 00:45:48,120 understanding of the ADU code is that it is not a hard I mean we can recommend 640 00:45:46,760 --> 00:45:52,040 that we do that. So it's architecturally compliant, but 641 00:45:49,800 --> 00:45:56,680 my understanding is that as long as you meet the the dimensional 642 00:45:54,640 --> 00:46:02,080 requirements of ADU, we're not allowed to comment on the design. 643 00:45:59,960 --> 00:46:06,960 » So um do you want clarify with respect to 644 00:46:03,520 --> 00:46:10,800 streamline ADUs, we are not allowed to um comment on the design and there very 645 00:46:08,480 --> 00:46:16,040 limited standards that we can require. And then, we also have what we refer to 646 00:46:13,120 --> 00:46:19,920 as the standard ADUs, where we do have um design standards listed in our 647 00:46:17,960 --> 00:46:24,240 municipal code and they do have to be processed ministerially. So, they're a 648 00:46:22,240 --> 00:46:28,600 objective or as objective as they can be standards so that staff can process 649 00:46:26,320 --> 00:46:32,880 those and kind of a check check the box whether they meet those. But, we do have 650 00:46:30,960 --> 00:46:36,960 the flexibility to revise those standards provided that they remain 651 00:46:35,320 --> 00:46:41,400 objective and minis- and can be ministerially processed. 652 00:46:38,760 --> 00:46:44,680 » Thank you. The standards you I'm sorry. The The standards you were reading off 653 00:46:42,960 --> 00:46:49,720 were for those that require C conditional use 654 00:46:46,640 --> 00:46:52,640 permit cuz they exceed the standard ADU, right? 655 00:46:50,440 --> 00:46:57,040 » So, if I can clarify, my understanding is that these are for the ones that 656 00:46:55,640 --> 00:47:03,000 would not would still have a ministerial review, 657 00:46:59,440 --> 00:47:07,040 but that we as a town, as town staff, can establish our standards for those. 658 00:47:05,440 --> 00:47:11,680 And those are for the larger ones that are 800 to 1,200 square feet. I want to 659 00:47:09,920 --> 00:47:17,000 explicitly call these out as kind of like not the old-fashioned granny units, 660 00:47:14,880 --> 00:47:20,960 right? When you're talking about 800 to 1,200 square feet, you are talking about 661 00:47:19,040 --> 00:47:26,240 a two- and possibly a three-bedroom house. Again, that would meet that 662 00:47:23,200 --> 00:47:30,560 missing middle piece for families. Not necessarily, but it had the potential 663 00:47:29,240 --> 00:47:36,720 for that. And what I would argue is that even if 664 00:47:35,000 --> 00:47:40,840 nobody was on board with changing the standards around fire safety or nobody 665 00:47:38,680 --> 00:47:45,840 was on board with changing the standards around um 666 00:47:43,360 --> 00:47:50,600 let's allow for more affordable building opportunities so we can kind of meet the 667 00:47:47,960 --> 00:47:55,800 spirit and intention of this law, which is to create more housing opportunities 668 00:47:53,240 --> 00:48:01,400 by enabling homeowners to do this out of their own pocket and put their time and 669 00:47:58,520 --> 00:48:05,560 money into creating housing. Even if nobody was on board with that, I 670 00:48:03,160 --> 00:48:10,400 still feel that especially section A 671 00:48:08,280 --> 00:48:16,120 is vague. And I would highly recommend at least a 672 00:48:13,400 --> 00:48:20,040 double check at section A because I feel like 673 00:48:17,240 --> 00:48:27,760 we're mixing colors and material. We're using the words match or compliant. 674 00:48:23,360 --> 00:48:31,680 That leaves a lot of room for people to say, "But what did you mean?" 675 00:48:29,960 --> 00:48:35,880 That's all. >> So, Commissioner Rainey, I I appreciate 676 00:48:33,800 --> 00:48:41,240 your thoughtful approach to it. I would actually argue the opposite that we have 677 00:48:39,040 --> 00:48:45,360 very little control at this point of anything that we can do within our own 678 00:48:42,680 --> 00:48:50,600 town. And if we don't at least, much like we do for the Rheem Shopping Center 679 00:48:47,480 --> 00:48:55,600 and the Moraga Center, have some expectations that things match 680 00:48:54,120 --> 00:49:00,480 the look and feel of the communities that they're being built in, we run the 681 00:48:57,520 --> 00:49:05,800 risk of having 1,200 square foot glass ADUs in everybody's front yard, 4 feet 682 00:49:03,760 --> 00:49:10,880 from their neighbor's house. And I mean, one of the things that I I 683 00:49:08,320 --> 00:49:14,520 have the largest struggle with here is is losing that control. 684 00:49:13,280 --> 00:49:18,480 And that obviously, anything that is being built 685 00:49:16,680 --> 00:49:22,240 has to meet fire code, so they're not going to allow shrubs to be planted 686 00:49:20,320 --> 00:49:25,680 within a certain amount of feet from the from a new building or from the 687 00:49:23,560 --> 00:49:29,920 neighbor's fence. They're not going to allow for 688 00:49:27,440 --> 00:49:34,920 cedar shake siding. It would be the newest fire resistant composite material 689 00:49:32,800 --> 00:49:39,400 that looks like cedar shake to meet, you know, to meet, which I think really does 690 00:49:37,920 --> 00:49:45,920 keep the feel of our Moraga 691 00:49:43,840 --> 00:49:50,160 general plan and our Moraga um design, 692 00:49:48,240 --> 00:49:52,320 you know, expectations, where we have very little control 693 00:49:51,680 --> 00:49:57,120 otherwise. >> I And I agree with you. I think that's 694 00:49:54,520 --> 00:50:00,120 why I'm asking for more time because I feel like 695 00:49:58,640 --> 00:50:06,200 um there's room for for both and when you 696 00:50:03,840 --> 00:50:13,240 have ambiguity and when it kind of allows creep and wiggle room in other 697 00:50:09,760 --> 00:50:17,760 areas. I'd rather see kind of more bullet points and it kind of broken out 698 00:50:15,840 --> 00:50:22,120 a little bit more with more exact specifications. 699 00:50:19,680 --> 00:50:27,840 But I would also So yes, I agree with you on that, but I would also argue that 700 00:50:24,080 --> 00:50:31,880 that your example of the glass building and 701 00:50:30,160 --> 00:50:36,800 around you know, that's all the way up to the front. 702 00:50:34,040 --> 00:50:40,545 I don't I don't disagree that I don't want that either. I want to say I 703 00:50:38,720 --> 00:50:43,960 don't want that either. >> [laughter] 704 00:50:41,080 --> 00:50:48,120 » That said, if they have cedar shakes and you ask someone to do hardy board kind 705 00:50:47,240 --> 00:50:52,440 of shingle sidings that are fire 706 00:50:50,000 --> 00:50:57,360 resistance, that's a far more expensive lift 707 00:50:54,320 --> 00:51:01,160 than a cheaper material. And that's where I'm anxious and I feel like that's 708 00:50:59,520 --> 00:51:06,120 what places an undue burden on homeowners to kind of help us meet this 709 00:51:04,280 --> 00:51:10,800 missing middle and I feel like when I look at those numbers, 710 00:51:08,800 --> 00:51:14,400 it's hard for homeowners to rise to the challenge even if they have good 711 00:51:12,040 --> 00:51:19,480 intentions and want to. >> So I my issue with it I I don't know if 712 00:51:17,080 --> 00:51:23,520 this is precluding or it's it's raising cost for part of anything, that 713 00:51:21,400 --> 00:51:28,000 ambiguity kind of lets you in with less expensive materials and 714 00:51:26,320 --> 00:51:31,080 um for the record, I think the glass box would be cool. 715 00:51:29,400 --> 00:51:33,760 Sorry. [laughter] Um 716 00:51:31,960 --> 00:51:36,800 » I want a metal one. >> Just don't throw stones. 717 00:51:36,220 --> 00:51:41,160 » [laughter] >> Not planning to. Um So yeah, I think 718 00:51:39,680 --> 00:51:45,480 that this actually leaves some wiggle room and I actually kind of like the way 719 00:51:43,640 --> 00:51:49,000 it's written cuz there's an expectation that you're going to be responsible and 720 00:51:46,760 --> 00:51:53,000 think about it. It's not just slap something up and hope it it fits. 721 00:51:51,600 --> 00:51:57,320 There's some thought that goes into it and 722 00:51:54,240 --> 00:52:00,360 um and with the fire code within a year, we're probably going to have a state 723 00:51:58,600 --> 00:52:03,480 mandate that's going to give defensible spaces and 724 00:52:01,880 --> 00:52:08,960 everything you talked about with shrubbery that they're gone. So, 725 00:52:05,800 --> 00:52:08,960 I I'm not worried about that. 726 00:52:10,400 --> 00:52:16,320 » Yes, go ahead. >> Thank you, Madam Chair. Um Commissioner 727 00:52:14,360 --> 00:52:21,040 Moore sort of raised the issue of guy that started with regards to 728 00:52:18,840 --> 00:52:25,720 um you know, the challenges of updating this code, you know, on a frequent you 729 00:52:23,120 --> 00:52:29,200 know, as how how often as we do. I can tell you from experience the state 730 00:52:27,400 --> 00:52:33,920 legislature doesn't give absolutely two hoots about whether or not the planning 731 00:52:31,320 --> 00:52:39,440 commission or the cities or counties can keep up with the steady year in year out 732 00:52:37,840 --> 00:52:43,400 um mandates that are coming from Sacramento. We have no power. 733 00:52:41,520 --> 00:52:46,640 And I think that's been evident in the debate there in Sacramento for a long 734 00:52:45,280 --> 00:52:50,200 time. Um 735 00:52:47,960 --> 00:52:55,640 the the challenge that we face for small towns with smaller budgets is it's very 736 00:52:52,880 --> 00:53:00,200 difficult for the staff to update as a matter of workload the constant change 737 00:52:58,120 --> 00:53:05,320 and turnover in the law. And we by having to go back and forth, 738 00:53:03,680 --> 00:53:08,400 it's just makes it harder for them to try to keep up and focus on the other 739 00:53:07,120 --> 00:53:11,640 issues that are addressed to this commission. 740 00:53:09,760 --> 00:53:16,720 I think it was extremely carefully worded parsing everything that was 741 00:53:13,560 --> 00:53:19,520 written entire document to make it as it was 742 00:53:17,880 --> 00:53:25,760 to make it legally defensible and in fact that it was called out specifically 743 00:53:21,880 --> 00:53:29,800 for HCD to see is is important, I think, for the viability of the document and 744 00:53:28,400 --> 00:53:35,280 for demonstrating that we are going to try to adhere to the law but keep what 745 00:53:32,360 --> 00:53:38,280 limited independence that we have. Um 746 00:53:36,560 --> 00:53:43,240 the in terms of the interpretations, the commission you know, Commissioner May 747 00:53:40,000 --> 00:53:48,160 um, Rain raised fair issue about keeping it vague, but I would have to 748 00:53:45,000 --> 00:53:52,520 support Commissioner Moore and Maypel on keeping that discretion because the 749 00:53:50,320 --> 00:53:54,720 state ensures every year, as I referenced, we don't have any 750 00:53:53,520 --> 00:53:59,040 discretion. Keeping what limited discretion we have, 751 00:53:57,280 --> 00:54:03,560 I think is paramount to try to keep that local control while complying with the 752 00:54:01,440 --> 00:54:05,760 law, and I would oppose anything that would change that language, um, 753 00:54:05,562 --> 00:54:09,960 » [snorts] >> as written by staff today. 754 00:54:08,360 --> 00:54:14,440 Um, I'm glad these issues are being raised. 755 00:54:11,040 --> 00:54:18,920 They are important. I'd also have to, I think, uh, Commissioner Polsky's offer 756 00:54:17,120 --> 00:54:21,800 about doing something in phases is well taken, 757 00:54:20,040 --> 00:54:24,800 but I don't think that's, um, 758 00:54:22,920 --> 00:54:28,360 uh, plausible. By doing that and by not passing it this 759 00:54:27,040 --> 00:54:31,400 tonight, we will immediately raise the attention 760 00:54:29,760 --> 00:54:35,080 of the Housing Accountability Unit, and as I've said before, in Sacramento, if 761 00:54:33,560 --> 00:54:38,520 they see that, they're going to start looking much more closely at what it is 762 00:54:36,600 --> 00:54:42,480 we're doing. Cuz that letter is deliberately signed by the Housing 763 00:54:40,120 --> 00:54:45,240 Accountability Unit to show that targeted zip codes that are wealthy like 764 00:54:44,160 --> 00:54:48,760 ours are they would love to make an example 765 00:54:47,360 --> 00:54:52,120 of it. We're not Huntington Beach, we're not La Canada Flintridge. 766 00:54:50,760 --> 00:54:55,520 The staff is aware of some of these references, but, you know, maybe the 767 00:54:53,920 --> 00:54:58,960 commissioners are not, but the challenge is is that our zip codes are constant 768 00:54:57,240 --> 00:55:03,200 targets for the Housing Accountability Unit, and I don't want to see anything 769 00:55:01,120 --> 00:55:06,080 that would cause attention to what, um, to make them 770 00:55:04,600 --> 00:55:10,080 more concerned that we are not being good actors. This is a very carefully 771 00:55:08,080 --> 00:55:13,240 crafted document. I think it balances it clearly, 772 00:55:11,240 --> 00:55:17,360 and we should keep it as is, not do it in phases, and pass it as written, uh, 773 00:55:16,160 --> 00:55:20,840 tonight. The other thing I wanted to mention, and 774 00:55:19,240 --> 00:55:24,560 this was a great issue that you raised, uh, Commissioner Rain, was the lack of 775 00:55:22,520 --> 00:55:30,400 public comment. I think part of that's just summer break, graduations, um, but 776 00:55:27,640 --> 00:55:33,640 I think part of it is also folks see this and they know that there's not as 777 00:55:32,080 --> 00:55:37,200 much we can do. We've heard, we've repeated the issue that we're just 778 00:55:34,920 --> 00:55:40,840 losing sort of that control, and I think that's part of what is creating some of 779 00:55:39,280 --> 00:55:43,680 the absence here. I think that they're hearing the law and making sure that 780 00:55:42,240 --> 00:55:47,480 it's noticed. And uh but I just wonder if this is just 781 00:55:45,800 --> 00:55:50,880 not um given, you know, that we just lack that 782 00:55:49,520 --> 00:55:53,800 kind of control that they just sort of know it's not as big an issue as some of 783 00:55:52,480 --> 00:55:58,480 the other issues we faced here as commissioners with the developments. 784 00:55:56,120 --> 00:56:02,320 So, I am all in favor of keeping the document as is, passing it tonight, 785 00:56:00,520 --> 00:56:07,600 getting it to the council, and getting HCD out of our hair. 786 00:56:05,200 --> 00:56:07,600 Thank you. 787 00:56:08,800 --> 00:56:14,920 » Sorry, just just to clarify. So, um I too am in favor of of passing it as is, 788 00:56:13,920 --> 00:56:21,440 but um maybe a more 789 00:56:17,240 --> 00:56:27,880 vague directive to the um staff that we evaluate ADUs at a later date. Um 790 00:56:26,600 --> 00:56:31,200 so that we can continue this discussion cuz I think it's a great discussion. I 791 00:56:29,080 --> 00:56:35,520 think um I think everyone wants to increase the 792 00:56:32,920 --> 00:56:40,640 housing stock, and I think we want to do it um 793 00:56:37,720 --> 00:56:43,440 reasonably and so that it's clear and easy for folks that want to do it to do 794 00:56:42,400 --> 00:56:48,000 it. So, yeah, I'm I'm completely in favor of 795 00:56:45,520 --> 00:56:53,120 passing this uh and sending it to the town council as is, but I do think we 796 00:56:49,760 --> 00:56:53,120 should continue the discussion. 797 00:56:53,280 --> 00:56:56,400 » Uh so, I I'll go ahead, Commissioner Helper. 798 00:56:55,480 --> 00:57:00,520 » Okay. Thank you. 799 00:56:57,760 --> 00:57:05,600 Um I just want to say um I think ADUs are inherently good, and 800 00:57:03,640 --> 00:57:12,720 I think the town has a history of supporting ADUs and encouraging ADUs, 801 00:57:08,600 --> 00:57:15,240 and yes, the state is mandating and res- uh 802 00:57:13,320 --> 00:57:21,280 kind of removing the local jurisdictions' 803 00:57:17,480 --> 00:57:26,680 ability to restrict ADUs, but I would say that the town has a history of 804 00:57:23,720 --> 00:57:31,920 encouraging ADUs, and I would very proud of the increased 805 00:57:29,600 --> 00:57:36,120 um number of applications that have been submitted throughout the year, and it's 806 00:57:33,760 --> 00:57:39,800 kind of correlates to the effort of the town in doing the housing element 807 00:57:37,840 --> 00:57:43,720 update. You know, that was a big part of the housing element update was looking 808 00:57:41,560 --> 00:57:49,800 at how we can provide more housing opportunities for our citizens, be it 809 00:57:46,480 --> 00:57:54,080 multi-generational families, be it uh boomerang kids, which I have one, and 810 00:57:51,440 --> 00:57:59,440 I'd love to have them in the ADU. Um or be it students or affordable 811 00:57:56,960 --> 00:58:02,560 housing. And let's not forget you know, we have regional allocation 812 00:58:00,640 --> 00:58:08,680 requirements, and each one of these housing units is, as staff defines, 813 00:58:06,000 --> 00:58:12,960 affordable by design and counts towards our affordable housing requirements, 814 00:58:10,720 --> 00:58:16,360 which we truly have to meet. Um 815 00:58:13,960 --> 00:58:20,360 and in terms of you know, the audience participation, I 816 00:58:18,800 --> 00:58:25,280 honestly don't view this as very controversial. I think a lot of people 817 00:58:22,560 --> 00:58:29,080 know about this. In fact, when I talk to my neighbors, it's more frequent the 818 00:58:27,480 --> 00:58:32,720 conversation is how can I do one? 819 00:58:30,880 --> 00:58:37,960 And you know, how do I move forward in Moraga? Not what is Moraga doing? We 820 00:58:35,240 --> 00:58:42,280 want to restrict ADUs. So, I think the town has a long history of supporting 821 00:58:40,000 --> 00:58:46,400 ADUs. I think this brings us into compliance, which frankly 822 00:58:44,720 --> 00:58:49,120 as fellow commissioners have said, we need to do. 823 00:58:47,640 --> 00:58:55,120 Um but you did mention one of my favorite 824 00:58:51,800 --> 00:58:59,360 topics, which is revising subjective criteria with objective criteria, which 825 00:58:57,800 --> 00:59:05,080 frankly makes not only our jobs easier, but also the 826 00:59:03,120 --> 00:59:07,800 residents of Moraga. If anything's objective, they know exactly what they 827 00:59:06,480 --> 00:59:10,960 have to do. That said, I think 828 00:59:09,920 --> 00:59:15,520 you know, tonight we're taking an action, which is an advisory action to 829 00:59:13,080 --> 00:59:21,840 Town Council. I think we can take an action tonight approving this and asking 830 00:59:19,880 --> 00:59:24,920 staff to go back and look for opportunities, and we could give them 831 00:59:23,680 --> 00:59:28,680 direction that when they comes to Town council, 832 00:59:26,720 --> 00:59:34,280 they have recommendations to make revisions to make it much 833 00:59:31,680 --> 00:59:38,720 wherever possible objective rather than subjective. And perhaps we can give them 834 00:59:35,960 --> 00:59:38,720 some direction. 835 00:59:38,960 --> 00:59:43,040 » I love that. >> Okay. 836 00:59:40,360 --> 00:59:47,480 » And I just want to really appreciate you all listening to my opinion and the 837 00:59:45,880 --> 00:59:52,600 dialogue that we are having here. I'd love to continue to hear that, but just 838 00:59:49,800 --> 00:59:54,920 thank you, everybody. >> Thank you, Commissioner Halber. Thank 839 00:59:53,880 --> 00:59:59,160 you, everybody for all your thoughtfulness on this. Um I think I'm 840 00:59:57,320 --> 01:00:04,320 in the minority here. While I am absolutely for affordable housing, 841 01:00:02,040 --> 01:00:07,280 um everybody I know who has an ADU uses it for an office or a pool house or a 842 01:00:06,040 --> 01:00:10,120 place to store their Christmas ornaments. So, 843 01:00:08,840 --> 01:00:15,000 um I also have while I feel like obviously 844 01:00:12,920 --> 01:00:19,800 we have to follow state law, we also have to maintain some of our own 845 01:00:17,360 --> 01:00:23,080 jurisdiction and abilities to have some control in the places where we have 846 01:00:21,720 --> 01:00:27,120 things like planning commission and town council and 847 01:00:24,680 --> 01:00:31,720 citizens who feel strongly about the place in which they live, for which I um 848 01:00:29,920 --> 01:00:35,400 feel very strongly about the feel of Moraga, which I know has been a 849 01:00:33,240 --> 01:00:41,720 controversial topic up here in the past, but um 850 01:00:38,800 --> 01:00:46,040 I think I I understand why the staff is recommending it. I will say I'm not in 851 01:00:44,480 --> 01:00:49,360 favor of moving it forward because I think 852 01:00:47,280 --> 01:00:53,360 things like this start at the grassroots level and if we just say yes to 853 01:00:51,240 --> 01:00:57,880 everything the state suggests, they're just going to continue to 854 01:00:56,200 --> 01:01:01,720 make decisions for the communities in which we live and pay taxes and have to 855 01:00:59,800 --> 01:01:05,200 beg for dollars for everything that we do, 856 01:01:02,680 --> 01:01:08,840 including our schools. So, I appreciate everybody's support of it 857 01:01:07,160 --> 01:01:14,720 and understand why uh we need to, 858 01:01:10,400 --> 01:01:18,440 um but I am not in favor tonight. Um 859 01:01:16,320 --> 01:01:22,720 that being said, unless there any other comments or questions for staff, 860 01:01:20,600 --> 01:01:26,200 » Madam Chair, may I make motion? >> You can, yes. 861 01:01:24,920 --> 01:01:29,560 » I move that this Planning Commission adopt the resolution recommending that 862 01:01:27,840 --> 01:01:34,000 the Town Council adopt the ordinance amending Moraga Municipal Code Chapter 863 01:01:31,320 --> 01:01:38,240 8.124 Accessory Dwelling Units to update local ADU and JADU regulations for 864 01:01:36,160 --> 01:01:43,560 consistency with current state ADU law, the Moraga 2040 General Plan, and the 865 01:01:39,920 --> 01:01:49,040 2023 to 2031 Housing Element. >> And do I have a second? 866 01:01:46,760 --> 01:01:52,280 » I have a clarification. There were some revisions that were 867 01:01:50,720 --> 01:01:54,680 the motion include those? >> No. 868 01:01:57,000 --> 01:01:59,560 Does not. 869 01:01:59,840 --> 01:02:03,040 Sorry, no, it does not. 870 01:02:03,360 --> 01:02:10,040 » So, just to confirm, it does not include the revisions to the owner occupancy 871 01:02:07,280 --> 01:02:15,360 JADU or the front yard setbacks? >> Correct. As as drafted and written by 872 01:02:12,200 --> 01:02:15,360 counsel by staff. 873 01:02:15,640 --> 01:02:19,000 » Uh >> No, including the updates that they 874 01:02:17,800 --> 01:02:22,080 submitted later to the staff. >> Yes, I apologize. Yes, thank you. Thank 875 01:02:21,360 --> 01:02:24,720 you, Commissioner Helber. I appreciate that. 876 01:02:23,840 --> 01:02:28,480 » Thank you. >> And town attorney, thank you. 877 01:02:28,960 --> 01:02:34,760 » Do we have a second? >> Yeah, to just to be clear, 878 01:02:32,160 --> 01:02:38,320 as we were received plus the supplement that we received via email, that's 879 01:02:36,920 --> 01:02:44,080 that's the motion. Then I I I will second that motion. 880 01:02:41,760 --> 01:02:45,280 » All in favor? >> I. 881 01:02:44,560 --> 01:02:47,480 » I. >> I. 882 01:02:45,720 --> 01:02:52,040 » I. >> No. 883 01:02:48,960 --> 01:02:55,560 I don't feel like that incorporated the concerns or the discussion. 884 01:02:58,280 --> 01:03:03,240 » Okay. All opposed? No. 885 01:03:02,280 --> 01:03:08,400 I. No. Oh, all opposed. And I'm a I'm a no. 886 01:03:05,480 --> 01:03:15,320 I'm an opposed. Yes. So, we have two opposed and four eyes. 887 01:03:12,240 --> 01:03:18,680 So, the resolution passes. There is a 10-day appeal period on any 888 01:03:17,040 --> 01:03:24,360 decision made by the planning commission and appeals can be made directly to the 889 01:03:20,640 --> 01:03:28,160 planning staff or to the town clerk. >> And for for the record, as this is a 890 01:03:26,440 --> 01:03:30,840 recommendation to the town council, this will automatically be going to the town 891 01:03:29,680 --> 01:03:33,960 council. So, it doesn't need to be appealed. 892 01:03:31,840 --> 01:03:40,280 » Oh, right. Thank you. Uh I need to edit my script better for 893 01:03:37,200 --> 01:03:43,680 these that are moving forward. >> Uh 894 01:03:41,040 --> 01:03:48,720 Chair, do we want to discuss um a recommendation to staff around 895 01:03:46,480 --> 01:03:52,400 uh revisiting this based on some of Commissioner Rainey and Commissioner 896 01:03:49,720 --> 01:03:55,360 Halvers' comments? Is that or maybe it's for 897 01:03:54,000 --> 01:03:58,480 planning director and town attorney. >> we 898 01:03:56,280 --> 01:04:02,600 was just passed with >> Sorry. Yeah, so to clarify though, to 899 01:04:00,480 --> 01:04:07,320 continue the conversation about ADUs, not about this specific item. 900 01:04:05,360 --> 01:04:11,640 But, I think that there is a desire I heard a desire on 901 01:04:09,440 --> 01:04:18,680 the planning commission to have further discussions around ADUs in 902 01:04:15,000 --> 01:04:22,760 general and not this specifically. >> Um 903 01:04:20,920 --> 01:04:26,880 Planning Director Urzua, is that something that we can ask to bring 904 01:04:24,760 --> 01:04:31,240 forward at a future meeting for discussion around ADU 905 01:04:29,520 --> 01:04:35,800 design? What is 906 01:04:32,800 --> 01:04:40,560 » Yeah, around the um the objective and not subjective standards that they may 907 01:04:38,320 --> 01:04:43,960 find after they do a review as >> We can do that um after we take this 908 01:04:42,760 --> 01:04:48,440 item to the town council. >> Great. Thank you. 909 01:04:46,520 --> 01:04:51,760 » And so, sorry, just to clarify. So, we we don't need to 910 01:04:50,080 --> 01:04:55,240 vote or we can just make a request and we can get it back. Okay, great. 911 01:04:53,880 --> 01:04:59,080 » Uh moving on to routine and other matters 912 01:04:57,280 --> 01:05:02,560 or I don't think we have any other routine or other matters on the agenda 913 01:05:00,880 --> 01:05:07,440 for tonight, do we? Is there anything added? Okay. 914 01:05:04,120 --> 01:05:13,560 Any reports from planning commissioners? I will say today is June 2nd. Everybody 915 01:05:10,520 --> 01:05:16,840 has 23 minutes to post your ballots if you have not yet done so and 916 01:05:16,240 --> 01:05:21,080 uh your civil responsibility. It's 917 01:05:19,320 --> 01:05:24,240 democracy we live in. Um 918 01:05:22,560 --> 01:05:28,800 » I I do have I guess it falls under the report. Um 919 01:05:26,560 --> 01:05:32,840 But so this last weekend I was in San Luis Obispo. I have made comments in 920 01:05:30,560 --> 01:05:38,240 front of this planning commission around uh developments that I have thought are 921 01:05:36,160 --> 01:05:41,920 uh great developments and we'd love to see here. We're in Countrymart is one 922 01:05:39,960 --> 01:05:48,360 that I brought up many times. Um San Luis Obispo has the SLO Public Market. 923 01:05:45,640 --> 01:05:54,560 It opened in 2021. It's on a little over 4 acres. It's just under 50,000 square 924 01:05:51,080 --> 01:05:57,560 feet, eight buildings, 20 merchants. Um I would highly recommend going to their 925 01:05:55,880 --> 01:06:02,760 website or if you were in the area visiting it. Um it has a very 926 01:06:01,880 --> 01:06:08,200 um semi-rural feel 927 01:06:05,040 --> 01:06:12,640 that would fit really well in our town. Um It was vibrant on a weekend. We were 928 01:06:11,480 --> 01:06:16,680 there for a baseball tournament. We took the team there and uh it was a great 929 01:06:14,800 --> 01:06:21,400 experience and something that we you know, I would recommend that the staff 930 01:06:18,640 --> 01:06:24,760 look at it and as they're talking to um the major developers in this 931 01:06:23,480 --> 01:06:30,800 um in this town uh that they recommend that 932 01:06:28,360 --> 01:06:35,960 they also look at it. Um You know, and just as for reference, so 933 01:06:33,200 --> 01:06:41,160 it's on four just over 4 acres. Uh the area that we have designated in our 934 01:06:37,880 --> 01:06:46,240 general plan as the town square uh which is behind Safeway um along Moraga Road 935 01:06:44,200 --> 01:06:50,960 next to the park, that's roughly 8 acres. So uh certainly, you know, and 936 01:06:49,520 --> 01:06:54,880 I'm sure there are other areas within the town that we can do this, but um I 937 01:06:52,680 --> 01:06:57,680 was incredibly impressed with this development. Um 938 01:06:56,600 --> 01:07:00,520 So I think we should add that to the list of of things that 939 01:06:59,880 --> 01:07:06,600 um we are recommending to local developers 940 01:07:03,320 --> 01:07:10,240 that they study. Um and then that kind of got me thinking um, and so I did a 941 01:07:09,000 --> 01:07:14,920 quick Zillow search. Uh, over the last 12 942 01:07:12,520 --> 01:07:18,280 months there have been 123 single family homes sold. One of them almost sold for 943 01:07:16,760 --> 01:07:24,600 $4 million. Another six for um, in the low threes. 944 01:07:22,160 --> 01:07:29,520 14 two and a half to just under 3 million. Another 29 in the two to two 945 01:07:28,040 --> 01:07:33,760 and a half million dollar range. That's 41% of the sales over the last year were 946 01:07:32,600 --> 01:07:38,800 over $2 million. 86% of the sales were over 1.5. There 947 01:07:37,120 --> 01:07:43,000 are plenty of people in this town that want to spend money here. We just need 948 01:07:41,160 --> 01:07:45,280 places to do it. Um, 949 01:07:43,720 --> 01:07:49,520 so again, encouraging the local developers to get their acts together 950 01:07:47,200 --> 01:07:53,360 and I have seen that the uh, grocery outlet um, 951 01:07:51,360 --> 01:07:56,960 is coming along. Uh, I did see that they cut down some trees for the pad site 952 01:07:54,960 --> 01:07:59,360 that we approved however long ago it was. So there are things happening. 953 01:07:58,640 --> 01:08:02,600 » Pad site? >> Um, 954 01:08:00,440 --> 01:08:03,800 » That was not for the pad site. >> The trees? 955 01:08:03,280 --> 01:08:05,600 » No. >> That's for a bio retention. 956 01:08:05,360 --> 01:08:08,080 » Yeah. >> Or a storm water. 957 01:08:06,800 --> 01:08:10,720 » Okay. I retract that. >> Related though. Related. 958 01:08:08,880 --> 01:08:15,640 » They'll be replanting I forget what is part 959 01:08:14,240 --> 01:08:19,279 of the plan, but they're replanting a number of them. 960 01:08:16,560 --> 01:08:22,799 » Got it. Retract that. But um, things are happening but I you know, we want to see 961 01:08:21,200 --> 01:08:26,040 more things happening and the other comment I I had is um, 962 01:08:24,920 --> 01:08:29,880 I was walking in the Rheem shopping center and walked past uh, a dog 963 01:08:28,080 --> 01:08:34,640 grooming facility that I had no idea that we have a dog grooming facility in 964 01:08:32,480 --> 01:08:38,759 the town of Moraga. I take my dog to get groomed in Walnut Creek and 965 01:08:36,720 --> 01:08:43,240 um, we'd encourage staff and town council to think of ways that we can 966 01:08:41,440 --> 01:08:46,880 encouraging This is like my slogan but like buy 967 01:08:44,880 --> 01:08:49,759 Moraga. Like how how do we I mean this is stuff we've been talking about 968 01:08:47,880 --> 01:08:52,400 forever but like I don't even know on the planning commission I don't even 969 01:08:50,640 --> 01:08:56,440 know there was a dog grooming site here. Like how how can we 970 01:08:54,240 --> 01:09:01,799 help local merchants get the word out that they that the services and things 971 01:08:59,200 --> 01:09:07,160 that people in this affluent town like to buy and use um are here. 972 01:09:05,799 --> 01:09:08,600 » in Rheem Plaza. >> Okay. 973 01:09:08,120 --> 01:09:10,720 Well, >> Yes, I agree. 974 01:09:10,279 --> 01:09:13,640 » So, >> Lots of 975 01:09:11,480 --> 01:09:17,279 » I think that we need to do a better job. Um and so, we just encourage us to 976 01:09:15,759 --> 01:09:20,520 continue to think about ways where we can 977 01:09:18,279 --> 01:09:23,839 um support local businesses and then also make sure that people know that 978 01:09:22,440 --> 01:09:26,279 local businesses are here. So, >> Perhaps in that new magazine. What is 979 01:09:25,080 --> 01:09:27,440 it? Greek Greek Moraga? >> Greek Moraga. 980 01:09:26,880 --> 01:09:30,200 » Yeah. Yes. >> Mhm. 981 01:09:27,759 --> 01:09:34,680 » It was sort of a a promotional something like that uh good mouth 982 01:09:32,000 --> 01:09:36,680 » Yeah, something highlighting businesses. >> Yeah. 983 01:09:35,520 --> 01:09:39,279 » Yeah, more of that. >> Mhm. 984 01:09:37,720 --> 01:09:43,359 » Uh I also wanted to report I had the great fortune of going to Rheem 985 01:09:41,680 --> 01:09:47,080 Elementary about a week and a half 2 weeks ago and presented to the third 986 01:09:45,560 --> 01:09:50,120 graders and the staff was great at getting me a printed zoning map of 987 01:09:48,680 --> 01:09:54,400 Moraga and had six different rotations of third 988 01:09:52,520 --> 01:09:57,943 graders, which all of our third grade teachers deserve a massive raise because 989 01:09:56,600 --> 01:10:01,560 after 2 hours >> [laughter] 990 01:09:58,800 --> 01:10:04,960 » um I was very confident in my decision not to go into education. 991 01:10:03,520 --> 01:10:10,080 Um but it was great. It was great and the kids were super excited, wanted to 992 01:10:07,000 --> 01:10:16,200 ask lots of questions, um had great ideas as to what stores would be a a 993 01:10:12,280 --> 01:10:20,600 value add in Moraga, some of which were I was right on target with, others not 994 01:10:18,280 --> 01:10:25,000 so much, but um the kids were really excited about it 995 01:10:22,160 --> 01:10:29,720 and really appreciative of new building and uh hoping more is to come. And 996 01:10:28,073 --> 01:10:33,080 [clears throat] it was fun to be uh 997 01:10:30,280 --> 01:10:33,080 with that group. 998 01:10:33,600 --> 01:10:39,160 Any other And it was great to see the Rheem Plaza being it looks like 999 01:10:37,040 --> 01:10:43,680 repainted and cleaned up a little bit have it covered in scaffolding to 1000 01:10:42,360 --> 01:10:47,360 hopefully make businesses be able to stand out a little bit more, too, as you 1001 01:10:45,080 --> 01:10:51,760 drive by. Any other reports? 1002 01:10:49,640 --> 01:10:56,040 » I just wanted to take a moment to acknowledge yesterday uh the town of 1003 01:10:54,080 --> 01:11:00,720 Moraga raised the pride flag. I just wanted to appreciate the the town and 1004 01:10:58,600 --> 01:11:04,920 everyone who came out. I I wasn't able to attend due to a pre-existing 1005 01:11:02,920 --> 01:11:09,240 commitment, but just really appreciate that that this town came together around 1006 01:11:07,720 --> 01:11:16,160 this and I really want to appreciate the work of town staff and our town 1007 01:11:12,920 --> 01:11:20,520 attorneys and in crafting some plain common sense language that um allowed 1008 01:11:18,840 --> 01:11:24,400 for the recognition and acknowledgement of our our pride in our month and the 1009 01:11:23,000 --> 01:11:28,800 LGBT Q community members and families that 1010 01:11:26,920 --> 01:11:31,240 are here in Moraga. Thank you. 1011 01:11:31,960 --> 01:11:35,920 » All right. Any staff reports? 1012 01:11:36,080 --> 01:11:42,120 Okay, do I have a motion to adjourn? >> I so move. 1013 01:11:40,640 --> 01:11:44,760 » Do I have a second? >> Second. 1014 01:11:43,120 --> 01:11:49,120 » All in favor? I. >> I. 1015 01:11:45,960 --> 01:11:52,320 » Meeting is adjourned at 7:43 p.m. 1016 01:11:51,000 --> 01:11:55,520 Thank you for bringing the clock back, whoever made that happen.