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of approximately 871 units, and an additional 3,200 units for this planning period, which runs from 2007 through 2014. Ms. Stern stated that staff has prepared an analysis of what land is currently zoned for housing and the number of housing units that have been built or approved since 2007. She noted that based on the remainder of the Regional Housing Needs Allocation (RHNA), the City would have to rezone land sufficient to accommodate about 1,661 lower-income households and 331 moderate-income households. She added that ues to about 55 acres of land zoned at 30+ units per acre and about 14 acres of land zoned for 23+ units per acre, for a total of about 70 acres of multi-family land that would accommodate multi-family development. Ms. Stern indicated that to accommodate the RHNA, State law requires the City to identify these sites but the City is not required to contribute money towards new development or to actually build the units. She added that State law also makes an assumption that higher-density development of around 30 or more units per acre facilitates the development of affordable housing which are affordable to low- and very-low-income households. She noted, however, that recent experience in Pleasanton shows that affordable units are more likely to be those that are required by Inclusionary Zoning Ordinance, which requires about 15 percent of units in multi-family development to be affordable units. She stated that in this respect then, the City is more likely looking at 15 percent of all units as being in the affordable range and the balance as affordable- to moderate-income households, which range between 80 to 120 percent of median income or an annual income of approximately $72,000 to $108,000 for a family of four. Ms. Stern stated that the Housing Element Task Force went through an extensive site selection process, which started off with the identification by staff of all pieces of vacant and under-utilized land in the City. She indicated that because staff felt a number of these sites would generate a lot of discussion, staff wanted to make sure the Task Force had a set of objectives by which it could review, view, and rank each of the sites. Ms. Stern stated that staff then discussed a preliminary list of sites with the Task Force, based on a number of criteria developed by the Task Force by which to evaluate these sites. She indicated that some of these criteria are related to affordable housing and what to look for in terms of funding for affordable housing, but more of the criteria are related to livability of neighborhoods and creating good neighborhoods. These criteria include proximity to transit and freeway on-ramps; proximity to schools, parks, and grocery stores; infill site consistent with General Plan themes such as sustainability, quality of life, and neighborhoods; compatibility with the height and massing of neighborhood development such that proposed housing would be no more than one story higher than surrounding development; impact on trees, species, and historic resources; potential noise, air quality, and geologic impacts, fire hazards, and proximity to wireless facilities; and property owner interest. PLANNING COMMISSION REGULAR MINUTES, April 27, 2011 Page 5 of 40