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Chair Brown referenced Page 12 in the agenda report and inquired about the idea for a zoning
<br /> buffer to address "no net loss" and asked if there was any risk. Ms. Wise suggested the buffer
<br /> could be a positive policy decision, but noted the State could modify policies in the next (7th )
<br /> cycle which might impact use of 6th cycle sites. David Bergman, Lisa Wise Consulting,
<br /> discussed the need to consider availability of sites and existing development standards. He
<br /> stated additional sites could be reviewed as-needed in the future, or front loaded by building in
<br /> a buffer over and above RHNA.
<br /> Commissioner Allen suggested that, if the City wanted to incentivize building at the zoned
<br /> levels, it should set more affordability targets higher than the current 20-percent. She
<br /> suggested ensuring the process strategically look at the right affordability ratio that the City
<br /> wanted to expect for affordability projects. Ms. Clark responded that the process would involve
<br /> looking at a complete range of zoning strategies, potentially included re-examining the
<br /> inclusionary housing requirement. She reminded the Planning Commission that it was
<br /> necessary to also plan for market rate housing as part of the RHNA.
<br /> Commissioner Pace referenced the City's existing trends and stated the affordability numbers
<br /> in current RHNA would not be met. Ms. Clark responded that he was correct; however,
<br /> Pleasanton was not alone because it was expensive and difficult to build affordable units in
<br /> most cities.
<br /> Commissioner Gaidos stated he did not yet have any questions.
<br /> Commissioner Nibert referenced the statement that the City would need to consider long term
<br /> leases and asked about existing long term leases. Ms. Wise responded the sites analysis
<br /> considered underutilized sites and the potential for development into affordable, housing units.
<br /> Mr. Bergman discussed mechanical, market and capacity based screens in considering
<br /> potential sites and use/re-use of land. He discussed the California Department of Housing and
<br /> Community Development (HCD) requirement for certain site-specific analyses in communities
<br /> with RHNA above 5,000 new units. Commissioner Nibert asked if the screening criteria were
<br /> already identified. Mr. Bergman explained their process in site selection including parcels with
<br /> potential for change in use, then possible improvements in land value and built Floor Area
<br /> Ratio (FAR) compared to allowable FAR. Associate Planner Jennifer Hagen discussed staff's
<br /> notation of property owner's requests for changes in zoning and use of social media and public
<br /> outreach.
<br /> Chair Brown asked if AB1397 required a property owner to express interest. Ms. Hagen stated
<br /> it was not a requirement since the City's RHNA number was over 5,000 but property owner
<br /> interest would be beneficial.
<br /> Commissioner Morgan asked for a comparison of Bay Area Cities on meeting market rate and
<br /> affordable housing requirements. Ms. Clark stated that information was available. Ms. Wise
<br /> anticipated the City's performance was similar to other cities in the Bay Area.
<br /> Chair Brown asked if the 5th RHNA Cycle was lower due to other cities taking the majority of
<br /> the requirements and how does the 6th RHNA Cycle compare to the cities of Livermore and
<br /> Dublin. Ms. Clark stated she had not looked at that data point but could bring back the
<br /> Planning Commission Minutes Page 3 of 7 May 12, 2021
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<br /> Page 5 of 16
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