PC 082521 - Laserfiche WebLink

determine whether the sites were appropriate. Ms. Clark confirmed that HCD would look at high-density sites with more scrutiny; the City had to make the case to HCD in a convincing manner about all sites and why they were developable. Jen Murillo, Lisa Wise Consulting, explained that site-by-site analysis was not necessary if the findings were similar across several similar sites. Commissioner Pace inquired about Ms. Clark's comment regarding developing a site and reducing barriers for the development, referencing a site that might include higher and lower density at the same time. He provided a hypothetical asking about a site that could accommodate 10 single family units but due to the income requirement that site must include an apartment building or some duplexes; he asked and confirmed if that is the way criteria would be established for site building. Ms. Clark clarified the State correlated density with affordability and explained that a project with a density over 30 units to the acre could have its units be considered affordable housing units to be counted towards lower income Regional Housing Needs Allocation (RHNA). She stated projects with a density below 30 units to the acre would be considered to be less affordable, moderate, or above moderate. Commissioner Pace confirmed the presumption that more than 30 units to the acre would satisfy the lower income requirements. Ms. Clark confirmed the State allowed that equation. She stated density assumptions would be reviewed during site selection considerations and she discussed the no net loss provisions. She stated the City's assumptions about affordability on various sites would be an important policy discussion that was forthcoming. Commissioner Gaidos asked the reality and potential benefits of the California tax credit allocation. Ms. Clark responded the City had used tax credits for various projects and they were competitive programs with limited funds. She stated affordable housing projects were usually a compilation of funding sources. Commissioner Gaidos asked if staff recalled whether any projects were aided by those tax credits. Associate Planner Jennifer Hagen responded that Kottinger Gardens and Sunflower Hill housing projects used tax credits. Commissioner Gaidos questioned the importance of following the same criteria. Ms. Clark responded that the more competitive the project with respect to funding, particularly affordable projects, the better, however, it was important to consider other planning principles such as location to amenities. Commissioner Gaidos asked how many sites from previous cycles would be included in the current cycle. Ms. Clark anticipated all but the AC by Marriott (previously Sheraton) hotel site would be included. Commissioner Allen asked if the criteria were primarily focused on high density sites. Ms. Clark suggested a future policy discussion as to densities assumed for market and below market rate units on each site will be forthcoming. She stated the majority of the sites would likely be infill and higher density sites. Commissioner Allen inquired about transportation and suggested emphasizing proximity to transportation hubs, mentioning correspondence received in public comment and HCD requirements. She questioned why Bay Area Rapid Transit (BART), or freeway or bus stops were treated equally. Ms. Clark explained the simplistic point system and criteria for BART and bus, with no weighted system. Commissioner Allen discussed limited use of bus stops and asked for data on ridership. She asked if the Johnson Drive Economic Development Zone Planning Commission Minutes Page 3 of 10 August 25, 2021