Nature Center really is one of the jewels of the city, and a lot of people don't know about the uh I'd like to call the September 27, 2022 Planning Commission meeting to order.

And would staff take the roll call.

Sure, good evening, uh Commissioner Adam.

Present.

Commissioner Manick here.

Commissioner Acosta or Vice Chair Acosta Galman.

Here.

Uh Chair Perkins.

Here.

Commissioner Scandura.

Here.

Commissioner Rodriguez.

Here.

Commissioner Ray.

Here.

We have a quorum.

Thank you.

Thank you.

Okay, do we have any public comments?

We have no one signed up to speak for public comments.

Okay, thank you.

Next on the agenda is our study session item, which is the housing element update.

Do we have a report from staff?

Uh yes.

Um sorry, Nicole.

I will begin the presentation.

Thank you.

Thank you.

Good evening, Chair Perkins and Commissioners.

The item we will discuss tonight is the 2021 to 2029 housing element update.

The goal of the study session is to introduce this item and take questions from the planning commissioners that we can answer in the public hearing staff report.

Just to give a quick overview of tonight's presentation, we will focus the study session on appendix B of the housing element, which discusses the RENA and sites identified to accommodate the RENA.

We're also um going to talk about the implementation programs within section four that implement the RENA through the proposed rezoning action and affordable housing overlays actions.

So just a quick refresher, the document has a few different sections.

At the last study session, we talked about the population and housing profile and the constraints and resources section.

Tonight we're going to go over appendix B, which covers the RENA and the sites identified to accommodate the RENA, and section four, which is the goals and implementation action section, particularly the adequate sites implementation actions.

So here we have the city's 2021 to 2029 RENA.

You may have seen this a few times before by now.

Um the arena gives every jurisdiction a quantified housing need by income category.

As you can see, the total number of units to demonstrate zoning capacity for is 13,368.

Just over 5,000 units are for very low and low-income households, about 2300 are for moderate income, and 5,215 for above moderate income.

So this table shows an overall breakdown of the city's strategy to accommodate the arena.

Uh project projections or sorry, the arena through projects that are approved or pending and will be occupied during the planning period, ADUs and the hotel motel conversions.

So next, this is some information on the methodology of the adequate sites section, which is appendix B in the housing element.

So the site's inventory has properties that some of them are smaller and some of them are larger.

And it we were required to do additional analysis in order to justify including those sites in the inventory.

So if you, if you're in appendix B, you'll see some very detailed analysis of small sites as well as the larger sites.

Also, because the city identified capacity for more than 50% of its lower income RENA on nonvacant properties, HCD required a detailed sites analysis for those as well.

The city needed to show substantial evidence that the property will be developed and demonstrate that the existing use uses would not be an impediment to developing housing on those sites during the planning period.

The substantial evidence described in the housing element includes past redevelopment trends on similar properties, existing conditions of the properties in the inventory, as well as an economic feasibility analysis that the city provided as appendix D to the housing element.

Also, the actual sites identified needed to comply with the affirmatively furthering fair housing requirements of AB 686, including having such factors like as proximity to transit, services and daily needs, and already available infrastructure for the development.

Also, the site capacity analysis is required to show information about any environmental constraints on properties, and you'll also see a lot of information in the document about the city's past performance with residential development on sites that are similar to the properties that are identified in the six cycle sites inventory.

This shows that residential development is feasible on these types of properties and would be able to occur during the planning period.

The methodology is also required to show that there will be no net loss of housing, including in our sites analysis, the assumption that each site will not be built at the maximum permitted density.

So the city is not able to meet the RENA through the pending projects, ADUs, and hotel motel conversions.

An adequate sites program is required in order to show that the city can provide the zoning capacity for the lower income RENA.

Housing element laws require that if a project proposes 20% of the units in the project as affordable, then the development is permitted by right.

For the lower income RENA, the minimum default density allowed is 30 units per acre in order for the lower income units to be feasible within an overall project.

Some sites have less than a 16 unit capacity, but the document provides analysis to justify this, which is that these properties are likely to be developed with other adjacent properties through lot consolidation.

Also, the zoning, it must allow for exclusively residential uses, and non-residential sites can be rezoned to allow residential development.