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that the City will qualify for a streamline and quicker review by the Department of Housing and Community Development (HCD) of only those parts of the Housing Element that are changed. Ms. Stern stated that the City's housing sites inventory is sufficient to meet its RHNA needs and that no rezoning would be needed to meet the RHNA numbers. She noted that staff has received some pieces of correspondence in disagreement with that, and the City will be working through that over the next several weeks, talking with HCD to confirm its assumptions. She added that, nevertheless, the City has received a number of letters of interest from some property owners around the City who wish to have their sites considered as part of this process. She indicated that staff's intent this evening is only to introduce those sites and have their representatives make some comment on them if they so desire. She added that staff will then be doing a lot more analysis on the sites, speak to neighbors, and hear from the Commission if there is additional information the Commission will need during this process in order to look at those further. Jennifer Wallis then presented the staff report on the Housing Element update, describing the RHNA numbers, some of the public outreach done to date including comments from the Housing Commission, the potential updates to the Housing Element which include goals and policies as well as potential changes to the housing sites, and an overview of what comes after and how to proceed with the Housing Element update. Chair Olson inquired if economic activity explains the reduction in RHNA allocation of 2,000 units overtime. Ms. Stern replied that exactly what goes into the formulation of our RHNA requirements is a bit of a black box, but part of it is based on job generation, general growth, and the recession that definitely occurred over the last eight years. Chair Olson inquired if it were conceivable for RHNA to raise its head and give a new allocation if the economy is robust for the next couple of years. Ms. Stern replied that it would not occur for this next eight years but could happen later. Mr. Dolan stated that the State has never done that, and the law does not authorize the State to do that; it is done on these eight -year cycles. Commissioner Ritter noted that the workforce housing is based on 50 percent to 80 percent of the Area Median Income (AMI) and inquired what the AMI is at today's rate. Ms. Stern replied that the above - moderate income rate for a family of four is $99,000, and the moderate income rate is between $65,000 and $99,000; the median would be about $90,000. PLANNING COMMISSION MINUTES, April 23, 2014 Page 12 of 27