Building_development

30:55 So I would let staff and maybe legal comment on precedent, but anything that has been cited up at this point, we can do an amendment to. I don't know if... I mean, precedent in terms of the numbers? I'm choosing for market factor? Yes. And how you chose the number 20 and 40. Well, essentially, basically what I did was more or less 10 and 30 I agree with was accurate from the studies that they had done. But I just built in an additional being more conservative, given that essentially what we did was we had this long process that went and looked at all of the data. And we had a lot of data that was pooling in. And there was public comment. There's an entire process on this. But then literally all of the elements that they studied have been changed.

31:54 They don't even exist anymore. Because those zoning codes, those density levels don't exist anymore. They've changed. There's new housing options that weren't available in the past. There's just... And state law, there's all these changes. So a lot of... I don't know. There's a lot of what they looked at other than the actual parcel study. That doesn't change, right? What happened in the past. What's changed is the environment under which development will take place. Thank you, councillors and Councillor Leto for your question. I will answer it this way. And my staff can join in. And legal as well. The... And I'll focus this in terms of process. Because you asked what's the precedent.

32:53 Yes, it is true that the council makes decisions on the planning assumptions we use for the VBLM. However, the council makes that decision or provides that direction with... Input from the community and from our local jurisdictions. So I don't see that here. Secondly, the current VBLM model, when it was passed and we did that work with a committee and sent that to the state, the council at the time... Led out the planning assumptions to use.

33:46 When we did the base year numbers to establish what's vacant and all of that, that was how the subsequent work was done. In other words, that was how we did the allocation to all the various cities. So to introduce this now... In my opinion, will require us to start all over. To establish what is the capacity using these new numbers. And with all due respect, Councillor Young, I see no basis for this except just hypothetical. Now, having... Except just hypothetical. Having said that, if we were to do this, this would be changing the current planning assumptions.

34:41 And the way that I understand and teach modeling, this will make us go back to establish what is our base. And then reallocate based on that new approach. And Jose and my staff who is sitting in the back, they can correct me on legal. That's how I will answer your question. Is there more Jose or Amber? Thank you for that. Can I just ask a question real quick? So and I appreciate and respect your comment there. But take R50 for example. R50 didn't exist when the study was done. Correct? Correct. Okay. We have a number that we have plugged into our model that was not based on anything that was discussed in that committee. So my question is, if we have to leave things...

35:39 If we have to leave things the way that they were done before, that number just comes from nowhere. It didn't come from them. Because the assumption of what will develop out of an R50 zone, it didn't exist. I don't know. I think you're confusing. The zoning to a certain extent is... What the never to convert factor is, is the probability that land will develop. For whatever reason, a homeowner doesn't want to sell their property. That it doesn't pencil at this density. All of the things you cited, all of the changes that we've made, make it more likely that land would develop. You're getting higher densities. You can have more that you can do with your land. All these things point in one direction. And that's helping the potential for rediscovery. The potential for redevelopment.

36:39 Not hindering it. Well, minimum density definitely can. For sure. And that's changing in the urban medium zones, which, again, is the smallest acreage we have. We've increased the density in the single family zones. And we're already getting development. The only thing that's... The only thing that's impacted by the increase in the minimum density is the type of housing that could meet those lower density targets. Which are single family detached town homes.