Clark County Council

0:00 this webinar is being recorded and summarized in our October 2nd, 2026 meeting, and this is Monday, October 5th, 2026. So we'll continue with our deliberations on the comprehensive plan. And just before we get started, I had a couple things I wanted to say. First off, I'd like to apologize. To say thank you to all of you for being here. Cindy, our court reporter, we were trying to rush and get this all completed, lost track of time, and failed to give you appropriate breaks.

0:56 So I've asked the county manager to remind me, and we will take breaks every two hours for 10 minutes so that you can get a breather from your task. And we very much appreciate the work that you're doing. So thank you, Cindy. And then I think things got a little confused as we moved through the process. So today I would like us to, if you're making a motion on anything, to make that motion, I'll call for a second, and then go into discussion and deliberation. I think things got confused. There was a motion, and then there was lengthy discussion, sometimes before there was a second. So I think that will make things a little bit more clear as we proceed. Kathleen, did you have anything to add at this point?

1:56 Okay. All right. So let me get back to my decision sheet here. It's where we left off, I believe. Did we complete number 65? I think we did complete. I see that we voted on that one. So that brings us down to 66. Is there a motion? Counselors, if I may jump in. Oh, yes, please. Sorry. Good morning, Chair and counselors. I believe there was a motion on the floor for 65, and the legal counsel can correct me. I think that motion was to... Okay. Adopt the City of Vancouver Code as it relates to density credits

2:54 when developers offered two to three-bedroom. I think that was the motion that was on the floor. I believe it was seconded. You did not vote on that. Okay. Then my notes are wrong, so I'll take yours. So who made that motion? I believe I did, Chair. You made that motion, and I'll second it for the purpose of discussion. Chair? Yes, please, go ahead. I think where we left off was that we didn't have enough data or information. I think Counselor Little brought that up, and then a couple of us also agreed with that sentiment because we don't know, we have no details of how that particular program, works, so incorporating it into the comp plan would be kind of confusing at this point.

3:52 Thank you. Counselor Young? Chair, just wondering if staff maybe had a chance to review the City of Vancouver's code on that, or their recommendation for their code. We have the language, and I think our housing consultant is online if you want to ask a little bit about that. Elizabeth Decker the issue part of the rationale for the city adopting this when we spoke with the city I think initially was to with the developments partially the developments on the waterfront and some of the multifamily tax exemption credits they were seeing more studio and one-bedroom apartments in order to meet the requirements that were required and then they transferred

4:51 that into their overall to try to encourage more two and three-bedroom units we don't have any information in the county on how that would work in the market in the unincorporated area I'm not I'm not sure if that's a good question I'm not sure if that's a good question we just don't have the data to see how many studio and one-bedroom apartments are currently being built it seems like we're the predominant type of bedroom construction is two bedrooms but I think that would require a little bit more work to see where we are relative but the I think the idea is to try to encourage more of the two and three bedrooms to meet the minimum threshold for the density requirement to the primary purpose of what they're doing is that okay that's that is there and I don't I mean I don't I think this is a

5:50 common problem anywhere where especially when we're creating minimum densities it's gonna be harder and harder to be able to actually physically fit those larger units and I still would be supportive of adopting their version of larger units and I still would be supportive of adopting their version of that and adding it to our code it would that and adding it to our code it would that and adding it to our code it would be one more step also of likening our be one more step also of likening our be one more step also of likening our code to the city of Vancouver's as well I code to the city of Vancouver's as well I code to the city of Vancouver's as well I have a question and if if we didn't have a question and if if we didn't have a question and if if we didn't adopt it at this time what would be a adopt it at this time what would be a adopt it at this time what would be a fallback position in terms of when it fallback position in terms of when it fallback position in terms of when it could be brought up again or considered could be brought up again or considered could be brought up again or considered by the council anytime it could be done by the council anytime it could be done by the council anytime it could be done because you said title 40 it could be because you said title 40 it could be because you said title 40 it could be done anytime I probably have something to done anytime I probably have something to done anytime I probably have something to go ahead I would like to have a work go ahead I would like to have a work

6:49 go ahead I would like to have a work session on it before we decide any like session on it before we decide any like session on it before we decide any like that's I just don't feel like we have that's I just don't feel like we have that's I just don't feel like we have enough information either way for comp enough information either way for comp enough information either way for comp plan or to incorporate it permanently plan or to incorporate it permanently plan or to incorporate it permanently into the county so okay thank you go into the county so okay thank you go into the county so okay thank you go ahead April April 1st deputy county ahead April April 1st deputy county ahead April April 1st deputy county manager Elizabeth Decker's hands up okay manager Elizabeth Decker's hands up okay manager Elizabeth Decker's hands up okay okay let's hear from Elizabeth okay I'm okay let's hear from Elizabeth okay I'm okay let's hear from Elizabeth okay I'm sorry yes good morning council Elizabeth yes good morning council Elizabeth Decker with jet planning your housing Decker with jet planning your housing Decker with jet planning your housing consultant on a lot of these code consultant on a lot of these code consultant on a lot of these code updates we did have an opportunity to updates we did have an opportunity to updates we did have an opportunity to look into the details of that credit and look into the details of that credit and look into the details of that credit and the way it works in the city of the way it works in the city of the way it works in the city of Vancouver is for purposes of minimum Vancouver is for purposes of minimum Vancouver is for purposes of minimum density studio and one bedrooms count as density studio and one bedrooms count as density studio and one bedrooms count as a single unit of one dwelling unit two a single unit of one dwelling unit two a single unit of one dwelling unit two bedroom units count as 1.5 1.25 dwelling bedroom units count as 1.5 1.25 dwelling bedroom units count as 1.5 1.25 dwelling units and three bedroom or larger count units and three bedroom or larger count

7:49 units and three bedroom or larger count as 1.5 dwelling units again just for the as 1.5 dwelling units again just for the minimum density is which we've heard minimum density is which we've heard minimum density is which we've heard concern about meeting those densities concern about meeting those densities concern about meeting those densities and so that's where the incentives come and so that's where the incentives come and so that's where the incentives come and then the maximum density is measured and then the maximum density is measured and then the maximum density is measured just based on total units regardless of just based on total units regardless of just based on total units regardless of size so we do have the details of that size so we do have the details of that size so we do have the details of that that you know that to share now or to that you know that to share now or to that you know that to share now or to for further discussion I think that Jose for further discussion I think that Jose for further discussion I think that Jose spoke eloquently about the potential spoke eloquently about the potential spoke eloquently about the potential background that we don't have background that we don't have background that we don't have necessarily about the type of you sizes necessarily about the type of you sizes necessarily about the type of you sizes of units and how this incentive would or of units and how this incentive would or of units and how this incentive would or would not align with the Clark County's would not align with the Clark County's would not align with the Clark County's goals and existing development trends goals and existing development trends goals and existing development trends and then the other issue is also just to and then the other issue is also just to and then the other issue is also just to come back to the capacity issue that come back to the capacity issue that come back to the capacity issue that this is another you know and maybe an this is another you know and maybe an this is another you know and maybe an unintended consequence of this type of unintended consequence of this type of unintended consequence of this type of amendment is that by counting larger amendment is that by counting larger amendment is that by counting larger units as more than one dwelling unit for units as more than one dwelling unit for units as more than one dwelling unit for purposes of minimum density the total purposes of minimum density the total purposes of minimum density the total number of dwelling units that could get number of dwelling units that could get number of dwelling units that could get produced would be less than the targets produced would be less than the targets

8:48 produced would be less than the targets we're aiming for under the housing for we're aiming for under the housing for we're aiming for under the housing for all planning tool and we just don't have all planning tool and we just don't have all planning tool and we just don't have time we haven't had the opportunity to time we haven't had the opportunity to time we haven't had the opportunity to evaluate that in more detail so that evaluate that in more detail so that evaluate that in more detail so that would just be another consideration for would just be another consideration for would just be another consideration for you in your deliberations thank you you in your deliberations thank you you in your deliberations thank you thank you that's helpful any other thank you that's helpful any other thank you that's helpful any other comments or questions okay it's been comments or questions okay it's been comments or questions okay it's been moved and seconded we'll take a roll moved and seconded we'll take a roll moved and seconded we'll take a roll call councillor young I councillor call councillor young I councillor call councillor young I councillor Belcott I just have a comment I thought Belcott I just have a comment I thought Belcott I just have a comment I thought it was moved for discussion chair I it was moved for discussion chair I it was moved for discussion chair I seconded it so that we could discuss seconded it so that we could discuss seconded it so that we could discuss we've discussed and now we're voting no we've discussed and now we're voting no we've discussed and now we're voting no chair okay okay are you ready to vote chair okay okay are you ready to vote chair okay okay are you ready to vote are we not ready to vote I'm not ready are we not ready to vote I'm not ready are we not ready to vote I'm not ready I still have a question okay well let's I still have a question okay well let's

9:46 I still have a question okay well let's pause on the voting then and have pause on the voting then and have pause on the voting then and have further discussion yeah chair had asked further discussion yeah chair had asked further discussion yeah chair had asked if there is an opportunity counselor if there is an opportunity counselor if there is an opportunity counselor young to do this at a later time and get young to do this at a later time and get young to do this at a later time and get more information so we know we're more information so we know we're more information so we know we're actually voting on I would be as actually voting on I would be as actually voting on I would be as supportive of that if you'd be able to supportive of that if you'd be able to supportive of that if you'd be able to take that as a friendly amendment to take that as a friendly amendment to take that as a friendly amendment to indicate that we'd like to do something indicate that we'd like to do something indicate that we'd like to do something but that we would have a work session but that we would have a work session but that we would have a work session first to learn more information I first to learn more information I first to learn more information I appreciate that I don't think that we're appreciate that I don't think that we're appreciate that I don't think that we're suffering from not having the suffering from not having the suffering from not having the information it's probably from not information it's probably from not information it's probably from not having absorbed it this was a having absorbed it this was a having absorbed it this was a recommendation that came out of deep recommendation that came out of deep recommendation that came out of deep there's quite a bit of discussion took there's quite a bit of discussion took there's quite a bit of discussion took place during deep on this and I think we place during deep on this and I think we place during deep on this and I think we if we wait night I understand that but if we wait night I understand that but if we wait night I understand that but we've also already added a massive we've also already added a massive we've also already added a massive amount of material for community amount of material for community

10:45 amount of material for community planning in the following year so the planning in the following year so the planning in the following year so the realistic the reality is it'll probably realistic the reality is it'll probably realistic the reality is it'll probably be at least a year before we get to this be at least a year before we get to this be at least a year before we get to this I think it's important to adopt it now I think it's important to adopt it now I think it's important to adopt it now I just want to chair just mention that I just want to chair just mention that I just want to chair just mention that staff just told us that this could staff just told us that this could staff just told us that this could potentially affect the comp plan and our potentially affect the comp plan and our potentially affect the comp plan and our calculations so that would be why I'm calculations so that would be why I'm calculations so that would be why I'm voting against it but not for the intent voting against it but not for the intent voting against it but not for the intent I would like to address this later for I would like to address this later for I would like to address this later for sure and it sounded like from Oliver we sure and it sounded like from Oliver we sure and it sounded like from Oliver we can do this later sure yes go ahead I can do this later sure yes go ahead I can do this later sure yes go ahead I appreciate that that comment the one appreciate that that comment the one appreciate that that comment the one thing I would note the only results it thing I would note the only results it thing I would note the only results it would have would be down word number or would have would be down word number or would have would be down word number or pushing the number downward of total pushing the number downward of total pushing the number downward of total units which would bring us closer to our units which would bring us closer to our units which would bring us closer to our population forecast I would just ask population forecast I would just ask population forecast I would just ask staff is that can are you able to staff is that can are you able to

11:42 staff is that can are you able to confirm that so there are two ways to confirm that so there are two ways to confirm that so there are two ways to measure overall we have an excess measure overall we have an excess measure overall we have an excess capacity by each UGA we don't and capacity by each UGA we don't and capacity by each UGA we don't and particularly the Vancouver UGA is very particularly the Vancouver UGA is very particularly the Vancouver UGA is very tight there is excess capacity with the tight there is excess capacity with the tight there is excess capacity with the City of Vancouver so I think we have City of Vancouver so I think we have City of Vancouver so I think we have additional capacity there so but with additional capacity there so but with additional capacity there so but with within the unincorporated area within the unincorporated area within the unincorporated area it's very very tight okay I would just it's very very tight okay I would just it's very very tight okay I would just say I agree this is very important to say I agree this is very important to say I agree this is very important to provide this incentive although I would provide this incentive although I would provide this incentive although I would like to take a more thoughtful approach like to take a more thoughtful approach like to take a more thoughtful approach to it and you know if this motion fails to it and you know if this motion fails to it and you know if this motion fails I would be introducing a motion to direct I would be introducing a motion to direct I would be introducing a motion to direct staff to look into this and we could staff to look into this and we could staff to look into this and we could apply a time frame as well so that's

12:40 apply a time frame as well so that's just my opinion just my opinion just my opinion any other comments I'll pause for a while any other comments I'll pause for a while any other comments I'll pause for a while to make sure to make sure to make sure uh just my comment going back to what uh just my comment going back to what uh just my comment going back to what miss decker said she's um mentioned that miss decker said she's um mentioned that miss decker said she's um mentioned that she doesn't she doesn't know how it would she doesn't she doesn't know how it would she doesn't she doesn't know how it would affect the the County planning tool I affect the the County planning tool I affect the the County planning tool I can't hear you did I get that uh title can't hear you did I get that uh title can't hear you did I get that uh title incorrect Jose I'm sorry you could pull incorrect Jose I'm sorry you could pull incorrect Jose I'm sorry you could pull the mic a little closer to you thank you the mic a little closer to you thank you the mic a little closer to you thank you um miss Decker mentioned that the um miss Decker mentioned that the um miss Decker mentioned that the housing tool uh may be impacted that's housing tool uh may be impacted that's housing tool uh may be impacted that's the way if I'm saying that incorrectly the way if I'm saying that incorrectly the way if I'm saying that incorrectly it's the housing for all planning tool it's the housing for all planning tool it's the housing for all planning tool the hapt and that's how we're measuring the hapt and that's how we're measuring the hapt and that's how we're measuring um whether we have sufficient capacity

13:31 um whether we have sufficient capacity um whether we have sufficient capacity okay any other comments okay any other comments okay any other comments questions questions questions we'll take a roll call we'll take a roll call we'll take a roll call counselor young aye counselor Belcott counselor young aye counselor Belcott counselor young aye counselor Belcott no no no counselor fuentes hi counselor fuentes hi counselor fuentes hi counselor little counselor little counselor little no no no chair marshall no motion fails chair marshall no motion fails chair marshall no motion fails three two three two three two uh so I would like to make a motion to uh so I would like to make a motion to uh so I would like to make a motion to follow on that follow on that follow on that to direct staff to to direct staff to to direct staff to examine the impacts of this density examine the impacts of this density examine the impacts of this density credit credit credit uh that the city of Vancouver has uh that the city of Vancouver has uh that the city of Vancouver has implemented implemented implemented and what uh if I could just look to and what uh if I could just look to and what uh if I could just look to counselor young what would be a counselor young what would be a counselor young what would be a reasonable or staff what a reasonable reasonable or staff what a reasonable reasonable or staff what a reasonable timeline to timeline to timeline to complete that the next six months

14:30 um counselor we still have a housing consultant working with us if you put the end of the year i'm sure that she could include that in the phase the next phase if you give it six months we can also get that done it is the timing that you put on it that will determine uh the priority we put to it okay then i would put by the end of the year at the end of 2026 yeah end of 2026 will be december yes okay that uh oh no no not the end of this year thanks that's why i asked okay so a time frame for what exactly to come back to council or take an action since you're only meeting that's a good question i would say bring it back to council

15:31 in a policy update or work session okay so we have elizabeth through the end of the year so i think the six months would be fine uh because you're not meeting in december after the budget so i don't know that the council decided they wanted to do that right sure oh has it has the motion been well i was asking a question to help uh define the motion in terms of a time frame so uh so i'm i'm thinking six to bring it back to council within the next six months within the next six months okay i think under the advice of uh staff that sounds like a reasonable time frame and wouldn't require us to have a special meeting because i think all of our meetings are pretty

16:27 well packed at this point all our meetings are special is that a motion uh chair uh that is a motion a second point this okay move down second and should i chair yes go ahead may i offer consideration of a friendly amendment absolutely and that would be that not only this issue but all of the issues that d brought forward to the work session i would say let's take them one at a time the list is probably eight to ten items yeah i i i i feel like we're honed in on this one and we are on the cusp of making a decision uh we would have to go into a lot more lengthy discussion and maybe we'll be doing that before the end of this meeting but i would like to just have a clean vote on this one if you don't mind

17:22 so uh i don't know if i was totally clear on what that amendment is and that would be to direct staff in the next six months to evaluate the county adopting vancouver i would add just for larger units for larger units thanks so that was the motion it was uh seconded by councillor fuentes i think i think we're ready to vote i think we're ready to vote councillor young aye councillor belcott aye councillor fuentes aye councillor little aye chancellor young aye chancellor belcott aye chancellor fuentes aye chancellor little aye marshal aye okay now i had an amendment that i i think i should have brought up a little bit

18:20 earlier because it addresses uh 40.210 and we're about to move on to 40.230 so if you don't mind i'll just go ahead and do this and i've distributed this to the council uh by email and i'll just go ahead and do this and i'll just go ahead and do this and i'll just go ahead and distribute it on the dyest here so you have that fresh so i would like to move to prohibit cluster development on forest agriculture and agriculture wildlife districts which are

19:07 fr80 fr40 ag20 agwl which is 40.210.010 to remove this section that allows for cluster development on these resource lands that's my motion is there a second second point this moved and seconded uh so we discussed this oh i think maybe it was a week and a half ago related to cluster development and i have raised some questions about this this was uh allowed with the adoption of the 2016 comprehensive plan update prior to that cluster development was prohibited and just as a reminder cluster development really targets the

20:01 larger acres of uh resource lands and allows for the development of one acre parcels as long as that there's an 85 percent remainder and the directive is that it stay in agriculture forest or open space and just uh as i've observed this application in my uh in one of the projects that i've done and i've done in my community we haven't had and i have asked for more comprehensive analysis of how this has impacted the county uh county-wide is that the um the remainder parcel well one of the requirements is that it uh these developments be on uh poor soils so that has not been the case

20:58 development has occurred on prime ag soils that the remainder parcels in in all of the cases that i've seen are fields of weeds there's a requirement that it continue as the ag forest or go into open space in consulting with our lands department they only were aware of one case where there was an application because you have to go through an application process and then you have to go through the application process and then you have to go through the application process and then you have to go through the application process and then you have to go through the application process

21:47 and then you have to go through the application process