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Recommendation, California Department of Housing and Community Development (HCD) Review and Draft RHNA, Appeals Process and Final RHNA. She advised the City is currently in the RHNA Methodology Development step. Community Development Director Clark reported the 2023 — 2035 RHND Units totaled 441,176 which is a 2.35 proportionate increase over the prior cycle and noted there has been a shift in the way the income categories are allocated based on the regional determinations. She reported it is likely the City will receive an allocation in the range of 4,800 to 5,200 units but will be allowed to weigh in during each step of the process. She advised the Housing Methodology Committee (HMC) will make its recommendations by the end of this week after which the ABAG Executive Board will make its final recommendation to the HCD in the fall. Community Development Director Clark reported an area of concern from staff is Sites Inventory which is the process by which the City must identify and potentially zone sites for housing. She noted rezoning does not mean the City has to build those housing units but we demonstrate those sites are feasible and have the appropriate zoning to allow for housing at densities that can meet RHNA. She advised prior inventory will be reviewed to determine if any of those sites can be carried over into the next Housing Element along with the suitability of new high-density sites but explained the state has adopted more stringent criteria for both. She estimates 200+ acres of land could need to be identified and re-zoned for housing. Community Development Director Clark reported Senate Bill 166 is a 2017 law which limits the City's ability to downzone or approve housing at less than the density allowed in the Housing Element and explained new requirements also require consideration of the income category. She noted if the assumption is that high-density sites will deliver 100% affordable units then it creates a rolling challenge to consistently identify new sites to accommodate the lower-income housing need. Community Development Director Clark provided a brief overview of key planning considerations. She advised Housing Densities above 30 or 40 Dwelling Units per Acre (DUA) for some sites may need to be considered. She advised the City should consider proactively preparing a secondary/contingency Site list in the event it is needed under the provisions of SB 166, potentially creating a zoning "buffer" (over-zone), review density and site development assumptions, and develop criteria for ranking and selecting sites. Community Development Director Clark reviewed the process approach which recommends using the Planning Commission to provide day-to-day guidance on the details of the Housing Element along with input from the Housing Commission. She noted frequent City Council review and input, private and public agency stakeholder engagement, and public outreach will also be used in the process. She reported key tasks include project initiation, site inventory, evaluation and selection, public review of Draft Housing Element and Draft Environmental Impact Report (EIR), and Final Housing Element and EIR Review including adoption and certification. Community Development Director Clark reported the process will take 24 months to complete and will commence in early 2021 with final adoption required by January 2023. She noted staff is requesting City Council authorize proceeding with an RFP to select a consultant. She advised the East Pleasanton Specific Plan (EPSP) can track with the Housing Element. In response to Councilmember Narum's inquiries, Community Development Director Clark reported sites do not need to be zoned at the time the Housing Element is adopted but must be completed within three years although staff would recommend timing rezoning with the adoption of the Housing Element. She also noted the City does not give up any additional discretionary review. Lastly, she reported the City is updating its Objective Design and Development Standards which will hopefully give the City tools to review projects to be in alignment with City standards. City Council Minutes Page 3 of 7 September 15. 2020