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Mr. Dolan reported that the City has 17 acres of unfunded RHNA requirements and is due to indentify an additional 60 acres at this density for the next RHNA assignment. He noted that the total responsibility can, in no way, be accommodated only in this area, and advised that multiple locations throughout the City will ultimately be required. Mayor Hosterman confirmed with Mr. Dolan that the state's mandate only requires that development is planned for, not actually built. Mr. Dolan further explained that the requirement only extends to zoning. Mr. Dolan detailed the characteristics of transit oriented development, stating that it is embodied by a high- density, mixed -use development within walking distance of a transit station. He said that this type of development typically provides opportunities for jobs, housing, and commercial development that is very walk able, has good public spaces and pedestrian amenities, and is well linked. Mr. Dolan stated that two different neighborhood meetings were held; the first hosted by City staff on September 10 and the second hosted by property owners on October 15. The combined attendance of these meetings was 15 members of the public. The feedback received at both meetings, as well as at the Planning Commission meeting, focused on concerns regarding this rezoning moving forward in advance of the PUD modification. He acknowledged that it is a typical practice but explained that with the pending litigation, staff has concluded it is in the City's best interests to rezone these properties at this time. Residents also asked why the task force was not developed sooner and as promised. He explained that the General Plan update needed to be adopted before doing so. He cited additional concerns regarding assessment affordability and the potential impacts on property values and said that studies on the correlation between higher density housing and property values have unanimously concluded that the is no negative impact associated with the location of that housing, provided that the projects are done with good design, maintain a professional property management, and have a high level of maintenance. Regarding assessments, Mr. Dolan said staff had similar concerns, but James Paxson, General Manager of Hacienda Business Park, assured everyone that this would have no such impact. He explained that the cost of services that are funded by the assessment is distributed on a per acre basis, meaning that vacant pieces of property already pay an assessment. Residents shared several other concerns and in response, staff has determined that the population increases anticipated by any residential development facilitated by these rezonings would 1) create an additional need for 1.2 acres of park space in this area, and 2) enroll an additional 390 children in the Pleasanton Unified School District. Staff has initiated dialogue with the school district and while the district has already indicated a preference for a more dispersed development alternative, it believes that the lead -time offered here would enable accommodation of this development. Mr. Dolan shared data which was not available at the Planning Commission meeting, stating that the last census indicated that: 1) 4.5% of Hacienda residents walk to work, 2) 5% of all Hacienda workers live in Hacienda, 3) 18% of working Hacienda residences work in Hacienda, and 4) 11.2% of Hacienda residents take public transit to work. He acknowledged that while these numbers are not impressive, they are better than those found throughout the rest of the City. He also noted that this census data is 10 years old and said that staff anticipates the new census will show much different results. City Council Minutes Page 5 of 25 October 20, 2009