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• Zoning "Buffer": It may also be beneficial for the Sites Inventory to include a "buffer," similar to or larger than that included in the 2015 Housing Element, to account for the fact that not all sites may remain viable throughout the Housing Element period, and thus providing some flexibility in meeting RHNA goals and no net loss requirements. (This strategy could also help to address the "No Net Loss" issue as well, instead of or in addition to the secondary list of sites discussed above). • Density and Site Development Assumptions: The 2015 Housing Element took the general approach that lower-income units would be accommodated on higher-density sites (e.g. as apartments and condominiums) and that moderate and above-moderate income units would be accommodated on low- and medium density sites (e.g. as detached and attached single-family units like townhomes). In this cycle, and particularly given the likely need to identify sites for moderate- and above-moderate housing, the Housing Element could consider alternative approaches, such as allocating a share of the moderate- and above-moderate need to higher density sites and in multi-family developments.10 • Distribution of Sites and Units: In the current and prior Housing Element, a policy guideline for selection of sites was to try and distribute sites, particularly higher density sites, throughout the community. In recent discussions with City Council regarding the Housing Element, there remains a commitment to this approach, to avoid overconcentrating larger projects and potential impacts within only certain parts of the city. • Promoting Affordability: As discussed, while market-rate housing has been built at levels over and above the RHNA targets, it has been much more challenging to produce below- market-rate (BMR) and affordable housing. The Housing Element process will need to consider creative strategies to encourage more affordable housing production, looking at partnerships, regulatory changes, and zoning strategies that could yield a higher proportion of BMR units as a percentage of total housing production. A consideration here will be feasibility and ensuring that such strategies could not be interpreted by HCD as unduly constraining overall housing production. NEXT STEPS After conclusion of this initial kick-off meeting with the Planning Commission and kick-off meetings with the Housing Commission and City Council, staff and LWC will start work on organizing and scheduling the first community meeting and initial stakeholder meetings in early summer. Information gained at these initial meetings will help frame the future goals and policies discussion for the Housing Element and provide insight from local service providers and housing developers into the challenges and hurdles for providing Pleasanton's fair share of housing. In addition, the community meetings will help provide insight from the community about what types of housing programs and assistance is needed and how to best serve the 0 Note that legislation recently approved(AB 725 (Wicks))and will require a portion of moderate-and above-moderate RHNA to be accommodated on multi-family sites. Housing Element Update Planning Commission 12 of 13