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Does the Commission support the General Plan Amendment to allow residential development on the property? Commissioner Balch, and Chair Ritter: Yes. Commissioner Nagler: Yes because other uses have been considered and there is no other demand. Commissioner Allen: So I'm uncertain and my question has to do just with timing. I actually think it's a good project. The question is, is now the right time to rezone it when it is a time we don't receive any credit from RHNA, or is it better to consider this in 2022? 1 always look at what is the most compelling reason for doing it now? I'm just saying I'm not sure where I'll land on that one and I do have a concern that I'm not seeing a real compelling need to do this immediately. Commissioner Balch: Could I ask a follow -up question to that? Commissioner Allen: Sure. Commissioner Balch: Maybe to staff. When does it count towards RHNA? When the Council does accept an amendment to the General Plan and zoning, that's when it counts? That's the line it's measured on? Beaudin: So the RHNA cycle, they vary in timeline. Commissioner Balch: The cycle I understand. I meant, when we're counting. Beaudin: Within that cycle. So it's within that time period. If a unit is approved and it's building permit issued during that cycle, then essentially there is no paying credit forward. Essentially, you have to do it within that RHNA cycle window to get credit for it in that cycle. Commissioner Balch: A permit must be issued. So conceivably if I may ask just as a.... Beaudin . .... so I want to clarify, so we rezone property. We identify opportunity sites. We identified them in the General Plan and so those are our opportunity sites and we say we have enough land. So then we've technically taken care of RHNA at that point. The credit part of it is when things are actually built. So we've rezoned for this cycle. A lot of those sites are under construction in the City at this point in time and so we do not have to rezone more land to meet that RHNA obligation in this cycle. The credit part; the accounting we do with HCD; the State Department of Housing and Community Development, happens on an annual basis and we essentially take credit for the things that we've issued permits for. Commissioner Balch: Thank you, that's extremely helpful. So if you were kind of near a RHNA cycle, you could conceivably have it here before us in one cycle and the building permit not make it until the next, and that would count for the next cycle. Beaudin: That's right. PLANNING COMMISSION MINUTES, August 31, 2016 Page 16 of 58