CCMIN030414 - Laserfiche WebLink

total of 2,067 units, specifically allocated as 716 units for very low, 391 for low, 407 for moderate and 533 for above moderate income households. She briefly reviewed the vacant or underutilized land sites designated for residential development and possessing no entitlements, noting that many were rezoned as part of the recent Housing Element update. She also noted that for those sites without an approved development, staff has estimated the total number of units for the purposes of looking at this inventory. Combined, these sites yield nearly 1,200 units in the low and very low income categories and almost 200 units in the above moderate income category. While they do not yield any moderate income units, surplus units from the low and very low income categories can be used to satisfy this obligation. The second category of parcels available to meet the current obligation relates to residential projects with development entitlements that did not yet have building permits or were not occupied as of the end of 2013. As the city did have any larger projects that had gone through the entitlement but not the building process during the last update, staff was not aware until recently that they could be counted towards the overall inventory. These include some of the fairly recent projects at the Auf der Mauer, California Center, Pleasanton Gateway, Ponderosa, and Molinaro/Di Donato sites. Ms. Stern noted that the staff report omitted two BRE sites rezoned as part of the Hacienda rezoning which provide an additional 506 units. In total, this category of parcels adds 194 low and very low income units, 1,300 moderate units and 121 above moderate income units. Councilmember Brown asked whether the Department of Housing and Community Development (HCD) provided the city with written information regarding what can or cannot be used to satisfy the 2014-2022 planning period obligations. Ms. Stern said "no," aside from the law. Community Development Director Dolan explained that HCD provides formal direction only after submission of the draft Housing Element, but that these conclusions are based on conversations with a senior member of HCD staff. Councilmember Brown marveled that HCD does not provide clear direction on something so critical. Ms. Stern reviewed the final category of available inventory, which is comprised of the Kottinger Place/Pleasanton Gardens and Summerhill projects currently in process. Staff believes these will be completed prior to submission of the draft Housing Element and therefore can be counted. In total, the current inventory yields a capacity of 1,493 low and very low income units, 1,353 moderate income units and 466 above moderate income units. Relative to the RHNA obligation this provides a surplus in the low and very low as well as moderate income categories, which can be counted against the deficit in the above moderate income category, and an overall surplus in excess of 1,200 units. Staff has therefore concluded that there is no need to rezone additional sites for the Housing Element update running from 2015-2023. As part of the Housing Element update process, several property owners have requested rezoning of their sites which the Council may wish to consider. The Irby, Kaplan and Zia properties could potentially provide some community benefits including preservation of the onsite historic structures, extension of the Arroyo trail, extension of water and sewer loop lines and extension of Nevada Street to Stanley Boulevard. The Parkside neighborhood has also expressed an interest in reexamining the zoning for the other half of the CM Capital site from residential to commercial development. Mr. Fialho said the information provided is staff's assessment of what it knows to be true based on current conditions and including input from the state in establishing this inventory. The update process will go before Planning Commission over the next several months and it will be their primary responsibility to review these numbers, analyze the requests from property owners and then submit a City Council Minutes Page 3 of 12 March 4, 2014