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Commissioner Balch: That's potentially the most forward credit you could go Beaudin: You'll be rezoning for properties as part of planning for the next RHNA cycle and you may be reviewing a project that will stumble into the next RHNA cycle. But again, we're working with the General Plan, and when working with the General Plan all of the elements are equal. We're trying to balance the objectives of the various policies and commitments we've made as part of those policy documents so it's not usually the mark that you try and set the bar at. Commissioner Brown: Can I clarify something Gerry? So, in this instance where the zoning is inconsistent with the General Plan and you said the General Plan trumps, is RHNA tied to the General Plan reallocation of something to residential because in the General Plan it's not residential. Or, is it tied to zoning which it is residential? Beaudin: Neither. We don't need this site for RHNA purposes. We've already rezoned enough of other properties in town to meet our RHNA. So what I would say in this particular case is that the General Plan Amendment is needed to facilitate the residential project. If we leave it as is, whoever comes next is going to have to bend one way or the other. They're going to have to want to amend the General Plan to have to go towards a residential project that's consistent with the zoning or they may have to amend the zoning to get a project that's consistent with the General Plan if they wanted to come in with a larger private school or something like that. Commissioner Brown: I get the application, so I'll try a different question. If we were in a RHNA cycle right now and we were to agree to amend the General Plan to allow this project, would it count toward RHNA allocation or not? Because the zoning wouldn't be changing, but the General Plan would change. Commissioner Balch: If we had a need to rezone. Beaudin: Thank you, I think that helps me. If we reset the clock, so if it's 2022, and we were looking at this site, it would potentially be evaluated by the City Council, by the Planning Commission, by the community and it could be counted toward RHNA. We may decide to upzone this site or leave it as it is and we would try and count it as an opportunity site. Chair Ritter: ... which would go from medium density to high density? Beaudin: It could but it doesn't have to. Chair Ritter: And this has already been through one RHNA cycle when we decided not to make it high density; not to change it at all. Beaudin: We decided not to evaluate it as an opportunity site. Chair Ritter: Right, at the last RHNA cycle. Beaudin: Correct. PLANNING COMMISSION MINUTES, August 31, 2016 Page 17 of 58