Growth Management Act (GMA)

The Growth Management Act (GMA) is a Washington state law that requires most cities and counties to adopt a comprehensive plan to manage growth over a rolling 20-year period. The GMA was adopted in 1990 and the first GMA compliant comprehensive plans had to be adopted by 1994. The GMA establishes specific requirements that must be addressed by locally adopted comprehensive plans:

• Cities and counties must adopt housing and employment growth targets based on WA Office of Financial Management (OFM) projections.
• The Comprehensive Plan and development regulations must provide adequate development capacity to accommodate the housing and employment growth targets (RCW 36.70A.115).
• The Housing Element must identify adequate development capacity and include adequate provisions for cities’ housing needs (RCW 36.70A.070(2)).
• Transportation infrastructure, utilities, and capital facilities improvements must be planned so there is adequate capacity to serve the projected growth (RCW 36.70A.070).
• Comprehensive plans must be periodically reviewed and updated (RCW 36.70A.130).

Development Capacity

A core aspect of planning under the GMA is providing development capacity for planned housing and employment growth. Development capacity is a measure of how many housing units or commercial building square footage is possible given existing development, development regulations, market factors, environmental limitations, and land availability. Put another way, if a city has a housing growth target of 100 new housing units, the city must ensure that under the combination of factors listed above, at least 100 housing units could be permitted.

Adequate Provisions

The GMA requires cities to make adequate provisions for all their housing needs. Adequate provisions are a combination of incentives, mandatory provisions, and planned actions to achieve housing availability and reduce barriers to the production of affordable housing (RCW 36.70A.070(2)(d)).[DR1] The “adequate provisions” requirement in the GMA was adopted by House Bill 1220, discussed below.

Growth Management Hearings Board (GMHB)

Comprehensive plans adopted to comply with the GMA are subject to appeal. The Growth Management Hearings Board (GMHB) is a hearing body appointed by the Governor to hear appeals of comprehensive plans and determine whether they have complied with the GMA requirements.

The Mercer Island Comprehensive Plan was appealed to the GMHB in February 2025 (GMHB Case 25-3-0003). The GMHB issued a final decision and order (GMHB Order) regarding this appeal on August 1, 2025. The GMHB Order requires the City to make changes to its comprehensive plan by July 31, 2026, to comply with the GMA and address the following issues:

• Identify sufficient capacity of land to accommodate the City’s affordable housing needs for low, very low, and extremely low-income households, including permanent supportive housing.
• Adopt adequate provisions for all economic segments[DR2] relative to the area median income (AMI) including affordable housing, which includes emergency and permanent supportive housing.
• Adopt a subarea plan for the area around the light rail station.
• Adopt anti-displacement measures concurrently with increasing housing development capacity.

If the GMHB finds a city or county is out of compliance with the GMA and that jurisdiction does not comply with an order, the board can recommend that the governor sanction that city or county. Sanctions can include withholding certain tax revenues and other financial penalties (RCW 36.70A.340).

Emergency and Permanent Supportive Housing

Emergency housing is temporary accommodation for households that are or at risk of becoming homeless. These facilities provide access to basic services but are not necessarily a long-term housing solution for households earning 30% of the area median income (AMI) and below. Emergency housing is defined in the GMA as follows:

"Emergency housing" means temporary indoor accommodations for individuals or families who are homeless or at imminent risk of becoming homeless that is intended to address the basic health, food, clothing, and personal hygiene needs of individuals or families. Emergency housing may or may not require occupants to enter into a lease or an occupancy agreement. (RCW 36.70A.030(15))

Permanent Supportive Housing (PSH) is a type of housing affordable to households earning 30% of the AMI and below that includes wrap around services such as behavioral or physical health services. As the name implies, PSH is intended to provide long-term housing solutions for households in the lowest-income bracket. It is defined in the Growth Management Act (GMA) as follows:

"Permanent supportive housing" is subsidized, leased housing with no limit on length of stay that prioritizes people who need comprehensive support services to retain tenancy and utilizes admissions practices designed to use lower barriers to entry than would be typical for other subsidized or unsubsidized rental housing, especially related to rental history, criminal history, and personal behaviors. Permanent supportive housing is paired with on-site or off-site voluntary services designed to support a person living with a complex and disabling behavioral health or physical health condition who was experiencing homelessness or was at imminent risk of homelessness prior to moving into housing to retain their housing and be a successful tenant in a housing arrangement, improve the resident's health status, and connect the resident of the housing with community-based health care, treatment, or employment services. Permanent supportive housing is subject to all of the rights and responsibilities defined in chapter 59.18 RCW. (RCW 36.70A.030(33))

Under the GMA, cities and counties are required to include housing targets for both emergency housing and PSH in the Housing Element of the Comprehensive Plan[JB3] (RCW 36.70A.070(2)(c)). Mercer Island’s current housing targets for PSH and emergency housing were set by the Washington Department of Commerce and King County as follows:

• PSH – 178 units
• Emergency Housing – 237 units

House Bill 1220

House Bill (HB) 1220 was adopted by the State Legislature in 2021. It amended the GMA to establish new planning requirements for housing. Under HB 1220 jurisdictions are required to do the following in regards to PSH and emergency housing:

• Identify sufficient land capacity for emergency housing, emergency shelters, and permanent supportive housing;
• Make adequate provisions for PSH and emergency housing;
• Document programs and actions needed to achieve housing availability, including gaps in local funding, barriers such as development regulations, and other limitations;
• Cities may not prohibit transitional housing or permanent supportive housing in any zones where residential dwelling units or hotels are allowed.
• Cities may not prohibit indoor emergency shelters and indoor emergency housing in any zones where hotels are allowed, except for cities that have adopted an ordinance authorizing indoor emergency shelters and indoor emergency housing in a majority of zones within a 1-mile proximity to transit.
• Reasonable occupancy, spacing, and intensity of use requirements may be imposed by ordinance on permanent supportive housing, transitional housing, indoor emergency housing, and indoor emergency shelters for public health and safety purposes, but such requirements on occupancy, spacing, and intensity of use may not prevent the siting of a sufficient number of permanent supportive housing, transitional housing, or indoor emergency housing or shelters necessary to accommodate the need for such housing and shelter as provided by Commerce.

More information on HB 1220 can be found in the Bill Report published by the legislature:

https://lawfilesext.leg.wa.gov/biennium/2021-22/Pdf/Bill%20Reports/House/1220-S2.E%20HBR%20FBR%2021.pdf?q=20260713095555

House Bill 2266

Adopted in March 2026, HB 2266 further amended the requirements for PSH and Emergency Housing; curtailing how cities can regulate this type of development. HB 2266 made the following changes:

• Cities must allow transitional housing and permanent supportive housing in all zones within an urban growth area in which residential dwelling units or hotels are allowed.
• Indoor emergency shelters and indoor emergency housing must be allowed in any zone in which hotels are allowed. Indoor emergency shelters and indoor emergency housing must be allowed in additional zones if necessary to meet projected needs identified in the comprehensive plan.
• A city may not require any standards, conditions, or requirements for PSH and emergency housing that are more restrictive than those required for other types of lodging or residential development in the zone.[DR4] This would include standards such as spacing requirements, conditional use permit requirements, and operational requirements.
• Cities can only apply the same development permit and environmental review processes to PSH and emergency housing that apply to lodging or residential development in the same zone, unless otherwise required by state law, such as shoreline regulations and building, energy, and electrical codes.
• If applying design review for PSH and emergency housing, only administrative design review may be required. "Administrative design review" for cities is defined as a development permit process in which an application is reviewed, approved, or denied by the code official based solely on objective design and development standards without a pre-decision public hearing.
• A city may require the sponsor or managing agency of an indoor emergency shelter or indoor emergency housing to certify in writing that it has met certain operational requirements, between the date the permit application was approved and the date the certificate of occupancy was issued,
• Upon receipt of a permit application for an indoor emergency shelter or indoor emergency housing with a proposed location within 500 feet of walking distance from a public or private school in operation prior to the permit application or from another indoor emergency shelter or other indoor emergency housing, a city may enter into negotiations with the sponsor to establish additional and reasonable requirements pertaining to health and safety protocols.

• If the parties are unable to come to an agreement within 180 days of the permit being submitted, the permit may be denied. This does not allow indoor emergency shelters or indoor emergency housing to be limited in a manner where the capacity for such facilities is insufficient to meet the projected needs in the comprehensive plan.
• These provisions do not apply to indoor emergency shelters or indoor emergency housing designated for individuals under the age of 18, families, or victims of domestic violence.
• A county or city that denies a permit must assist the sponsor to identify other suitable properties.
• Cities must incorporate the requirements of the act into their development regulations, zoning regulations, and other official controls within two years of the effective date of HB 2266 (June 11, 2026) or at the next comprehensive plan update, whichever is sooner.
  • The City of Mercer Island is adopting these regulations as part of its compliance with the GMHB Order to provide adequate provision for all housing types. Adopting amendments to comply with HB 2266 now
    • Removes barriers to PSH and emergency housing, and
    • Ensures there is adequate development capacity for both housing types.

• The requirements of HB 2266 supersede, preempt, and invalidate any conflicting local requirements regardless of whether a county or city has incorporated the requirements of the act into its development regulations, zoning regulations, and other official controls.

More information on HB 2266 is available in the Bill Report published by the WA Legislature: https://lawfilesext.leg.wa.gov/biennium/2025-26/Pdf/Bill%20Reports/House/2266-S.E%20HBR%20FBR%2026.pdf?q=20260713101230

Additional Resources

Project Let’s Talk Page: https://letstalk.mercergov.org/comprehensive-plan-gma-compliance

March 10, 2026, Informational Webinar: https://www.mercerisland.gov/citycouncil/page/community-information-session-gmhb-order

On July 7, the City Council will hold the first reading of the ordinances that will amend the Comprehensive Plan and Development Code as a part of the GMA compliance effort. The draft ordinances include the recommendations of the Planning Commission.

The City Council is also asked to provide direction on an additional amendment to the Development Code that was recommended by the Washington Department of Commerce. This proposed amendment would revise the definitions of Social Service Transitional Housing and Special Needs Group Housing to remove Transitional Housing from the former and add it to the latter.

Further details are included in the materials linked below:

• Agenda Bill 6960: GMA Compliance - Comprehensive Plan Amendments (First Reading Ord. No. 26-09)
  • Exhibit 1: Ordinance 26-09
  • Exhibit 2: WA Department of Commerce Comment Letter Dated June 23, 2026
• Agenda Bill 6961: GMA Compliance - Title 19 MICC Amendments (First Reading Ord. No. 26C-10)
  • Exhibit 1: Ordinance No. 26C-10
  • Exhibit 2: WA Department of Commerce Comment Letter Dated June 23, 2026

Please see the City Council July 7, 2026, meeting webpage for information on how to attend in person or virtually, and how to register to speak during the Public Appearances portion of the agenda.

On June 3 and June 10, the Planning Commission held a public hearing on proposed updates to the Comprehensive Plan, Development Code, and proposed Station Subarea Plan (PCB26-07 & PCB26-08*). These revisions address the Growth Management Hearings Board order by expanding affordable housing capacity, updating Town Center zoning and development regulations, and implementing a new Station Subarea Plan.

In order to comply with the Growth Management Hearing Board (GMHB) order, the Town Center and surrounding multifamily areas are proposed for upzoning and other changes to the development regulations to increase development capacity, provide additional opportunities for affordable housing development, and implement the Station Subarea Plan. The Planning Commission public hearing covered the following:

• The Comprehensive Plan was amended to reflect the changes required by the GMHB Order.
  1. An updated Land Capacity Analysis to estimate the capacity of Town Center under new zoning regulations. The analysis estimated the affordability levels of new units in the Town Center.
  2. 2026 Housing Barriers Analysis evaluating potential barriers to housing production
  3. The Land Use Map was updated to reflect changes in Town Center and adjacent multifamily
  4. Amendments to the Transportation, Utilities and Capital Facilities Elements to reflect impacts of additional housing development on the City’s infrastructure
• Amendments to the Town Center Development Code.
• Updated zoning map shows the zoning changes around Town Center and would replace the existing zoning map in Title 19 MICC – Appendix D
• Increases to maximum building height allowance to 8 stories in the new TC-8A and TC-8B subareas and 6 stories in the new TCMF-6 subarea.
• Code amendments to resolve potential barriers to housing production
• New inclusionary zoning requirement and fee in lieu option
• Station Subarea Plan to provide detailed planning for the area surrounding the light rail station.

Comprehensive Plan and Town Center Amendments

The updated zoning map has changes around Town Center and would replace the existing zoning map in Title 19 MICC – Appendix D The updated comprehensive plan includes provisions for affordable housing in the updated Town Center zone through inclusionary zoning and a fee in lieu program.

• Inclusionary zoning is a type of zoning that requires a certain percentage of dwelling units to be affordable housing units. Following adoption, 10% of housing units must be affordable at 50% of the area median income for developments in TC-8A, TC-8B, and TCMF-6 subareas of the Town Center, per MICC 19.11.040
• Fee in lieu is an option to pay a fee to the City instead of constructing the affordable housing required under inclusionary zoning. The fund will be used to finance projects with very low-income dwelling units and permanent supportive housing, which is typically not created through regular market development. The amendments are included in Chapter 19.06 MICC.

Additional code amendments included changes to MICC 19.06.080 for permanent supportive and emergency housing regulations to better accommodate special needs and social service transitional housing. General code amendments were made for consistency to the Comprehensive Plan, Station Subarea Plan, and elsewhere in the development code. Zoning changes will add development capacity and implement Phase 1 of the Station Subarea Plan.

Station Subarea Plan

The Station Subarea Plan is a major element towards compliance with the GMHB order. The Station Subarea plan is a set of goals and policies for the area within walking distance from the Mercer Island Light Rail Station. It is part of the Comprehensive Plan that establishes a refined plan for the subarea. The Station Subarea Plan is being implemented in a phased approach; Phase 1 will include upzoning and affordable housing requirements within the existing Town Center and adjacent multifamily zones by July 2026; Phase 2 will include additional zoning and development regulation changes for the entire Station Area by 2029. Work will begin on Phase 2 following adoption of the Station Subarea Plan.

Phase 1 proposed zoning amendments include:

• Consolidating Town Center and adjacent Multi-family (MF-2 and MF-2L) zones into the Town Center Zone
• The current TC increases to a maximum building height of 8-Stories (TC-8A and TC-8B)
• Previous MF zones become a new subarea of Town Center with a 6-Story maximum building height (TCMF-6)

The previous zoning map (left) compared to the updated zoning map (right). The Town Center zone is expanding to include the zones that were previously multifamily.

On June 3, the Planning Commission made two motions:

1. Incorporate the non-substantive amendments listed in PCB26-07 into the draft Comprehensive Plan, Station Subarea Plan, and Implementing Development Code Amendments.
2. Request that staff make clarifying amendments to daylight plane standards related to Development Code, Log 29.

On June 10, the Planning Commission reconvened to resolve the motion made regarding the daylight plane presented at the June 2 meeting. The daylight plane is a development standard that requires the upper floors of buildings to step back to allow more sunlight to reach the street. Following the staff presentation and discussion, the Planning Commission made the following motion to the Town Center development code:

Updated graphic depicting the daylight plane standard in MICC 19.11.030(A)(7)(b)(i).

At the end of the public hearing, the Planning Commission’s recommended to City Council to adopt the updated Comprehensive Plan, Station Subarea Plan, and Town Center Development Amendments as presented and amended.

On June 16, the Planning Commission recommendation will be presented to the City Council.

*Materials presented at the June 3 and June 10 public hearing can be viewed below.

June 3 Materials

Planning Commission Bill 26-07: Public Hearing: Comprehensive Plan Update, Station Subarea Plan, and Implementing Development Code Amendments

• Planning Commission Bill Exhibit 1: Amended Comprehensive Plan
• Planning Commission Bill Exhibit 2: Station Subarea Plan
• Planning Commission Bill Exhibit 3: Implementing Development Code Amendments
• Planning Commission Bill Exhibit 4: Planning Commission Comment Matrixes

June 10 Materials

• Planning Commission Bill 26-08: Public Hearing (Continued): Comprehensive Plan Update, Station Subarea Plan, and Implementing Development Code Amendments
  • Planning Commission Bill Exhibit 1: Amended Comprehensive Plan
    • Appendix I: Land Capacity Analysis (p. 159)
    • Appendix J: Barriers Analysis (p. 214)
  • Planning Commission Bill Exhibit 2: Station Subarea Plan
  • Planning Commission Bill Exhibit 3: Implementing Development Code Amendments
  • Planning Commission Bill Exhibit 4: Written Public Comment Index

Technical Documents

• Land Capacity Analysis
• Barriers Analysis
• Displacement Risk Evaluation
• Affordable Housing Nexus Study

On June 16, the City Council will be briefed on the Planning Commissions recommendation regarding the Comprehensive Plan, Station Subarea Plan, and Town Center Development Regulations. The Title 5 Amendments Anti-Displacement Measures are included on the consent agenda for a second reading.

• Agenda Bill 6945: GMA Compliance – MICC Title 5 Amendments Anti-Displacement Measures (Second Reading, Ordinance No. 26C-07)
  • Exhibit 1: Ordinance No. 26C-07
• Agenda Bill 6947: GMA Compliance – Presentation of Planning Commission Recommendations
  • Exhibit 1: Planning Commission Recommendation

Please see the City Council June 16, 2026, meeting webpage for information on how to attend in person or virtually, and how to register to make a public comment.

Landlords operating within the Town Center and Multifamily zones have to meet additional operating requirements (TC and MF zones). Mercer Island Zoning Map Source: Mercer Island GIS Hub
https://city-of-mercer-island-gis-hub-mercerislandgis.hub.arcgis.com/ Accessed June 10, 2026.The requirements are limited to these zones to specifically address the displacement risk identified in the Displacement Risk Evaluation. The new operating requirements implement two substantial requirements; Advance Notice of Rent Increase and Relocation Assistance.

Advance Notice of Rent Increase: the operating requirements would require landlords for properties located in the Town Center and Multifamily zones to provide the following notice when increasing rent:

• If the rent increase exceeds a cumulative three percent (3%) within a twelve- (12) month period, the landlord must notify all tenants or subtenants of market rate or income-restricted housing units at least one hundred twenty (120) days prior to the increase taking effect.
• If the rent increase is three percent (3%) or under for market rate units, the state law requires a 90-day notice (RCW 59.18.140).
• If the rent increase for income-restricted units is three percent (3%) or under, the landlord must notify the tenants at least 30-days' prior. Tenants in income-restricted units would be allowed to terminate the tenancy immediately upon surrendering the dwelling unit prior to the increase taking effect. The landlord must inform the tenant of this option in the notice of rent increase.

Relocation Assistance: the operating requirements also require landlords for properties located in the Town Center and Multifamily zones to follow the provisions below for relocation assistance:

• Relocation assistance must be provided to each low-income household (<80% AMI) in the event of rental property demolition, substantial rehabilitation, change of use, and/or removal of rent or income restriction (together, “Relocation Event”).

The average Mercer Island household would be considered low income if income is under approximately $100,000 annually. Source: King County Housing Authority https://www.kcha.org/housing/subsidized/eligibility Accessed: June 2, 2026

• For each relocation event, relocation assistance must equal two thousand dollars ($2,000), as provided in RCW 59.18.440(4)(a).
• The payment shall be in addition to the refund of the security deposit or other sums which the tenant is lawfully qualified to receive.
• The landlord must provide each tenant eligible for relocation assistance a written notice at least 90 days prior to a relocation event (“Relocation Notice”). In addition, a copy of the relocation notice would be posted at every entrance to any building containing dwelling units where a relocation event will occur.
• The tenant must provide written intent to vacate the rental property to the landlord.
• The landlord must provide the full relocation assistance amount to each eligible household at least 45 days prior to the relocation event.
• The landlord is then able to apply for reimbursement for half the relocation assistance amount from the City.

The Ordinance No. 26C-27 allows a tenant or landlord to resolve relocation assistance disputes through a Hearing Examiner public hearing. The landlord or tenant will file a written request for a hearing and clearly state specific objection(s) and the relief sought with the City Clerk. There is no filing fee for a hearing request. The Hearing Examiner shall issue a decision within 30 days of the filing of the request for a hearing.

If a landlord is found to be in violation or noncompliance of the chapter, including the operating requirements, they may be found guilty of a misdemeanor and shall be subject to a $500 fine and/or imprisonment for a period not exceeding 90 days or both such fine and imprisonment. Each day that an offense is committed or permitted to continue shall be considered a separate offense.

On June 10, the Planning Commission will continue the public hearing on the Comprehensive Plan Update, Station Subarea Plan, and Development Code Amendments. The City has published one planning commission bill for consideration:

• Planning Commission Bill 26-08: Public Hearing (Continued): Comprehensive Plan Update, Station Subarea Plan, and Implementing Development Code Amendments
  • Planning Commission Bill Exhibit 1: Amended Comprehensive Plan
    • Appendix I: Land Capacity Analysis (p. 159)
    • Appendix J: Barriers Analysis (p. 214)
  • Planning Commission Bill Exhibit 2: Station Subarea Plan
  • Planning Commission Bill Exhibit 3: Implementing Development Code Amendments
  • Planning Commission Bill Exhibit 4: Written Public Comment Index

The Planning Commission public meetings will be held at 6:00pm, in the Slater Room at the Mercer Island Community and Event Center, located at 8236 SE 24th Street, Mercer Island. Information to attend virtually can be found on the June 10, 2026, Planning Commission meeting(External link) webpage.

The Mercer Island Planning Commission will hold a public hearing on Wednesday, June 3, 2026, at 6 p.m. at the Mercer Island Community and Events Center regarding proposed updates to the Comprehensive Plan and Development Code as well as a proposed Station Subarea Plan. These revisions address a Growth Management Hearings Board order to expand affordable housing capacity, implement a new Station Subarea Plan, and adopt anti-displacement measures.

Project documents available for public review and comment include:

Meeting Agenda and Packet

Technical Documents

• Land Capacity Analysis
• Barriers Analysis
• Displacement Risk Evaluation
• Affordable Housing Nexus Study

Proposed Amendments

• Comprehensive Plan (updated 5-28-2026, updated 6-1-2026 to add map on page 121)
• Station Subarea Plan (updated 5-28-2026)
• Title 19 Development Code Amendments (updated 5-28-2026)

The public hearing is the primary opportunity for the community to provide feedback to the Planning Commission and City Council on these matters. Residents may participate in the public hearing in person or via Zoom. Written comments are accepted via email to planning.commission@mercerisland.gov until the hearing adjourns. Detailed instructions on how to comment live during the public hearing will be available online on or before May 29, 2026, at https://www.mercerisland.gov/bc-pc. Submitting written comments and/or participating in this hearing is required to establish standing for any future appeals.

The Planning Commission will finalize its recommendation on updating the Comprehensive Plan and Development code as well as the proposed Station Subarea Plan on June 10 and present those recommendations to the City Council on June 16. The City Council will consider the recommended amendments in July.

On June 2, the City Council will receive the next briefing on the Growth Management Hearings Board (GMHB) Order. Staff will be briefing City Council on Ordinance 26C-07 to implement anti-displacement policies for GMA Compliance. The City has published one agenda bills for consideration:

• Agenda Bill 6938: Public Hearing of MICC Title 5 Amendments Anti-Displacement Measures (First Reading, Ord. No. 26C-07)
  • Exhibit 1: Ordinance No. 26C-07
  • Exhibit 2: Displacement Risk Evaluation

Please see the City of Mercer Island June 2, 2026, meeting webpage for information on how to attend in person or virtually, and how to register to make a public comment.

On May 27, the Planning Commission will receive briefing on the Comprehensive Plan Transportation, Utilities and Capital Facilities Elements.

The City has published one planning commission bill for consideration:

• Planning Commission Bill 26-06: Briefing on Comprehensive Plan Elements
  • Planning Commission Bill Exhibit 1: Draft Transportation Element
  • Planning Commission Bill Exhibit 2: Draft Utilities Element
  • Planning Commission Bill Exhibit 3: Draft Capital Facilities Element

The Planning Commission public meetings will be held at 6:00pm, in the Slater Room at the Mercer Island Community and Event Center, located at 8236 SE 24th Street, Mercer Island. Information to attend virtually can be found on the May 27, 2026, Planning Commission meeting(External link) webpage.

On May 13, the Planning Commission will receive briefing on Development Code Amendments for Comprehensive Plan GMA Compliance.

The City has published one planning commission bill for consideration:

• Planning Commission Bill 26-05: Briefing on Development Code Amendments: land capacity: zoning map, Town Center boundary and subareas, height increases, permitted uses, design standards, consistency.
  • Planning Commission Bill 26-05 Exhibit 1: Development Code Amendments

The Planning Commission public meetings will be held at 6:00pm, in the Slater Room at the Mercer Island Community and Event Center, located at 8236 SE 24th Street, Mercer Island. Information to attend virtually can be found on the May 13, 2026, Planning Commission meeting webpage.