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• Staff's completion of existing land inventory and sites gap analysis (anticipated September 2021) • Compile a list of prospective sites from various sources, including developer- and property owner- nominated sites, or sites that have known interest in housing development; sites that may have redevelopment capacity based on their characteristics (such as location, size, and existing utilization/underutilization) and other analysis. (September-October 2021) • Apply the scoring system to the initial sites list to develop an initial draft ranking of sites for public, Commission and City Council review. This second step of review will also vet other considerations beyond the initial sites ranking — for example, assumptions about site density, affordability levels and whether any increment of sites beyond those exactly needed to meet the gap, would be identified. The City Council's direction regarding the initial list of sites will be carried forward into the required California Environmental Quality Act (CEQA) analysis for the project. (Public Meetings in November-December 2021) • CEQA Analysis of Sites, including analysis of traffic impacts and any site-specific significant and unavoidable environmental impacts. (January-June 2022) • Review and Refinement of Final Sites List for inclusion in the Housing Element, based on outcomes of CEQA process, and community, Commission, and City Council input). (August-December 2022) Note: In addition to this Planning Commission meeting, the Housing Commission will have the opportunity to review and provide input on the sites criteria at a meeting on August 24; the Commission's comments will be reported to the Planning Commission as part of staff's August 25 presentation. DISCUSSION As noted, to meet the new RHNA, it will be necessary for the City to identify and ultimately rezone a number of parcels throughout the city. In past housing element cycles, the City's efforts have been focused on identifying sites for higher density housing to meet lower-income housing needs. In this cycle, however, it will be necessary to identify sites, beyond those that are already zoned, to accommodate moderate and above-moderate units as well. To help to screen and rank a potentially long list of sites that may be under consideration for inclusion in the Housing Element, staff proposes to use a set of criteria based on the criteria and scoring system developed in 2010-2011 for use in the 4th Cycle Housing Element2. Although there are some recommended updates and refinements to those criteria, outlined below, many aspects of those criteria remain important and valid. 2 This process was the basis for selecting the sites for the 4th Cycle (2007-2014) Housing Element. The 4th Cycle Housing Element was also the subject of a legal challenge and subsequent settlement agreement. Because the following (5th ) Housing Element Cycle (2014-2022) entailed a smaller RHNA, and the majority of 4th Cycle sites had yet to be developed by the time the 5th Cycle Housing Element was adopted, sites selected for the 4th Cycle were able to be carried forward to the 5th Cycle, and a sites selection process for the 5th Cycle was not necessary. Housing Element Update Planning Commission 3 of 8 2 of 8 . Clark stated it was not discussed at the most recent City Council or Planning Commission meetings but was discussed when the item was considered by the Chamber of Commerce and PDA. She stated other cities had allowed and some had excluded personal services. She summarized the discussion regarding massage businesses that arose during the Downtown Specific Plan (DSP) update, and concerns then about an overabundance of personal services. She Planning Commission Minutes Page 3 of 9 July 28, 2021