►
From YouTube: Brisbane Planning Commission Regular Meeting 8-11-2022
Description
Meeting Agenda: https://www.brisbaneca.org/bc-pc/page/planning-commission-meeting-111
This virtual meeting is compliant with the Ralph M. Brown act as amended by California Assembly Bill No. 361 effective September 16, 2021 providing for a public health emergency exception to the standard teleconference rules required by the Brown Act. The purpose of this is to provide a safe environment for the public, staff and Planning Commissioners, while allowing for public participation. The public may address the Commission using exclusively remote public comment options which are detailed below.
The Commission may take action on any item listed in the agenda.
The Planning Commission Meeting will be an exclusively virtual meeting. Members of the public may view the meeting by logging into the Zoom Meeting listed below or on Comcast Channel 27 and the City’s YouTube channel at youtube.com/brisbaneca. The agenda materials may be viewed online at brisbaneca.org/meetings.
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Text: 415-519-0165
Commissioners: Funke, Gooding, Lau, Patel, and Sayasane
CALL TO ORDER 00:00:20
ROLL CALL 00:02:15
ADOPTION OF AGENDA 00:02:43
CONSENT CALENDAR 00:03:14
Please Note: Items listed here as Consent Calendar Items are considered routine and will be acted
upon collectively by one motion adopting the Planning Department’s recommendation unless a
member of the public, the Commission, or its staff asks to remove an item to discuss it. Prior to
the motion, the Chairperson will ask if anyone wishes to remove an item from the Consent
Calendar.
ORAL COMMUNICATIONS (Limited to a total of 15 minutes) 00:06:00
WRITTEN COMMUNICATIONS
OLD BUSINESS
None
NEW BUSINESS
None
WORKSHOP 00:08:00
A. 2023-2031 Housing Element Update: Orientation and Overview of Draft 2023-2031
Housing Element
ITEMS INITIATED BY STAFF
ITEMS INITIATED BY THE COMMISSION
ADJOURNMENT
B. Adjournment to the regular meeting of August 25, 2022
B
This
this
virtual
meeting
is
compliant
with
the
ralph
m
brown
act,
as
amended
by
california
assembly
bill
number
361,
effective
september
16
2021,
providing
for
a
public
health
emergency
exception
to
the
standard
teleconference
rules
required
by
the
brown
act.
The
purpose
of
this
is
to
provide
a
safe
environment
for
the
public
staff
and
and
planning
commissioners,
while
allowing
for
public
participation.
B
B
B
For
those
who
did
not
provide
written
comments,
a
call-in
telephone
number
was
provided
on
the
agenda,
which
can
be
viewed
online
at
www,
dot,
brisbane
cal,
sorry,
www.brisbaneca.org,
backslash
meetings,
the
phone
number
and
instructions
will
also
be
provided
during
the
meeting
participants
in
the
zoom
webinar
may
make
their
comments
through
zoom.
Please
note
that
zoom
participants
will
only
be
able
to
address
the
commission
verbally.
I
will
announce
time
limits
for
public
comment
during
the
particular
item
staff.
Can
we
please
have
a
roll
call.
C
D
E
F
E
B
A
A
D
B
A
B
C
Okay
good
evening,
I
want
to
extend
my
thanks
to
the
commission
and
any
of
those
from
the
public
who
may
be
joining
us
tonight.
We're
pleased
to
provide
this
orientation
to
the
draft
2023
20
to
2031
housing
element
this
week
marks
the
beginning
of
the
public
comment
period,
which
will
continue
through
september
9th.
C
The
format
for
tonight
will
follow
the
structure
of
the
draft
element,
but
given
the
volume
of
material,
it
is
not
intended
to
cover
the
topics
in
depth,
but
rather
is
to
provide
an
overview
and
a
sampling
of
material.
That's
covered
in
the
element.
We'll
take
a
few
minutes
to
talk
about
each
of
the
chapters.
C
The
chapters
are
outlined
here.
I
should
note
that
there
have
been
no
changes.
Excuse
me,
there
have
been
changes
to
the
organization
of
the
elements:
substantial
changes
as
compared
to
the
2015
to
2022
element.
This
isn't
an
effort
to
simplify
and
streamline
it,
but
also
includes
new
sections
in
response
to
state
law.
C
C
The
first
chapter,
the
introduction,
provides
a
discussion
of
the
city's
setting.
It
also
provides
an
outline
of
the
applicable
new
laws
affecting
the
housing
element.
It
provides
a
brief
discussion
of
public
participation
with
a
reference
to
the
appendix
which
provides
a
detailed
outline
of
events
and
outreach.
C
C
Chapter
2
covers
population
and
housing,
characteristics
and
housing
needs.
Appendix
d
is
the
companion
to
this
chapter
and
that
it
provides
the
abag
housing
needs
data
report,
with
from
which
much
of
this
data
was
sourced.
There
are
numerous
tables
in
this
chapter
and
I'll
just
highlight
about
a
half
dozen
to
provide
a
sampling.
C
C
C
C
Finally,
this
chapter
presents
the
regional
housing
needs
allocation
arena
and,
as
we've
talked
about
the
arena
in
previous
workshops,
this
is
based
on
the
state's
projection
for
growth
and
is
assigned
to
brisbane
by
the
regional
planning
agency,
the
association
of
bay
area
governments
for
abag
compared
to
brisbane's
current
size.
The
arena
is
large
for
the
cycle
at
nearly
1600
housing
units
and
is
broken
down
by
income
levels,
as
you
see
here.
C
So
this
is
a
minimum
number
of
units
that
brisbane
needs
to
show
that
it
has
zoning
for
or
for
which
we
will
provide
zoning
during
the
next.
The
first
three
years
of
the
planned
period,
as
shown
here
by
the
current
zoning.
We
have
a
shortfall,
that's
be
addressed
through
a
program
in
chapter
five
for
rezoning
to
meet
marina.
C
C
The
government
code
requires
that
the
housing
element
include
an
inventory
of
land
suitable
for
residential
development
to
meet
the
arena
or
city
does
not
have
adequate
sites
to
meet
the
arena
with
existing
zoning,
as
I
mentioned,
the
city
must
include
a
program
raised
on
adequate
sites
within
three
years
of
the
beginning
of
the
planned
period.
So
that's
by
january
of
2026.
C
This
map
shows
brisbane
with
the
areas
highlighted
in
color
being
those
that
are
either
already
zoned
for
housing
or
planned
to
be
rezoned
during
this
housing
element
cycle
and
that
are
claimed
towards
the
arena.
The
greater
central
brisbane
area
is
shown
shown
toward
the
bottom
of
the
screen
in
purple.
C
These
areas
are
zoned
for
housing,
already
parkside
shown
in
the
middle,
with
gold
color
as
an
overlay.
Zoning
housing
district,
which
are
zoned
to
allow
housing
by
right
at
20
units
an
acre
or
more.
These
were
zoned
with
a
precise
plan
during
the
current
housing
element
cycle
and
we're
carrying
those
forward
as
potential
sites
with
this
cycle.
C
C
C
So,
with
the
existing
owner
zoning
in
the
greater
central
brisbane
area
and
parkside,
plus
three
zoning
of
the
bay
lands
and
including
accessory
dwelling
units
or
adu
shown
here,
those
are
by
trends.
The
city
would
meet
the
arena
across
the
income
categories.
This
includes
surplus,
which
helps
address
new
rules
regarding
no
net
loss.
C
So
if
inventory
losses
occur,
for
instance
due
to
development,
that's
less
than
what
was
designated
in
the
housing
element,
the
city
must
either
identify
in
a
rezone
if
necessary,
to
provide
adequate
sites
or
demonstrate
that
the
landing
for
inventory
already
contains
an
adequate
number
of
substitute
sites,
also
with
the
selection
of
sites.
The
city
must
demonstrate
commitment
to
fair
housing
and,
with
that
I'll
pass
the
baton
to
julia.
A
All
right,
thank
you,
ken,
so
this
chapter
also
summarizes
regulatory
and
financial
resources
that
the
city
either
controls
or
has
access
to
to
encourage
housing
production,
subsidize
the
cost
of
housing,
support,
fair
housing
and
prevent
displacement
and
maintain
housing.
Quality
next
slide
please.
A
A
Guarantee
provision
of
affordable
housing
units
with
market
rate
development
we
also
have
contemplated,
will
contemplate
nexus
fees
applicable
to
new
commercial
development
to
produce
new,
affordable
housing
funds
that
can
be
used
to
construct
new,
affordable
housing
density
transfer
and
cluster
development
programs,
which
allow
for
specific
to
our
residential
brisbane
acres.
Zoning
district
allow
for
either
the
transfer
of
density
or
more
intense
development
of
certain
sites
where
there
is
habitat
value.
A
We've
also
adopted,
relaxed
adu
regulations
have
partnerships
with
nonprofits
or
promote
those
partnerships
for
either
emergency
shelters
or
shared
housing
and
other
rental
assistance
as
well.
Next
slide,
please
programs
to
subsidize
the
actual
cost
of
housing.
There
are
more
limited
resources
here,
so
both
financially
the
city
does
have
a
low
and
moderate
income
housing
fund.
That's
a
legacy
of
the
old
redevelopment
agency.
A
So
I
want
to
shout
out
right
now
again
our
affordable
housing
strategic
plan
process
that
we've
talked
about
in
the
past.
That's
a
parallel
process
to
the
housing
element
update
the
city
council
is
managing
that
it's
one
of
the
primary
components
of
the
affordable
housing
strategic
plan
is
programming,
how
we're
going
to
use
our
existing
low
and
moderate
income
housing
funds,
and
then
how
can
we
actually
start
collecting
more
and
additional
funds
in
a
significant
way
that
we
can
program
for
other
uses
as
well?
A
Some
of
those
are
listed
here
as
well.
Next
slide,
please
other
financial
resources
focus
on
maintaining
housing
quality
for
low-income
households.
This
includes
funds
that
might
be
managed
locally,
such
as
the
city's
low
mod
income
housing
fund.
We
actually
one
of
the
programs.
In
chapter
five,
the
city
received
a
grant
from
the
federal
government
to
fund
new
rehabilitation
projects
for
low-income
residents
in
the
city.
A
G
Can
I
can
I
interrupt
with
a
question
please
it's
just
for
my
education.
I
feel
I
should
already
know,
but
there
are
all
these
different
buckets
for
housing
by
income
level,
and
you
mentioned
programs
that
we
have
right,
which
consists
mainly
of
things
like
subsidies
and
supporting
people
in
the
maintenance
of
the
quality
of
their
housing
stock.
G
F
A
G
A
So
in
separate
in
central
brisbane,
a
given
site
say
it's
large
enough
to
accommodate
30
new
dwelling
units,
our
inclusionary
housing
ordinance
would
kick
in
for
any
any
development
of
six
units
or
more
there's
a
draft
update
to
the
inclusionary
ordinance
that
would
lower
that
threshold
of
five
units
or
more
anyways,
so
a
30
unit
project.
Definitely
over
the
threshold.
A
A
certain
percentage
of
those
units
about
15
would
have
to
be
deed,
restricted,
meaning
it's
a
covenant
recorded
with
the
deed
to
only
be
sold
or
rented
to
households
that
that
meet
those
either
low
or
moderate,
very
low.
Whatever
the
category
may
be
incomes,
so
it's
we.
We
require
the
covenants
to
be
reported
once
they
are.
You
know
ready
for
occupancy
there.
The
city
is
involved
to
a
certain
extent,
either
in
the
sale,
managing
the
sale
or
the
rent.
F
G
F
G
A
Okay,
all
right
constraints,
switching
gears:
how
are
we
not
so
constraints,
is
again
we're
focusing
on
ways
things
that
are
standing
in
the
way,
perhaps
of
the
production
of
housing,
naturally
by
the
market.
So
one
of
those
governmental
constraints
are
land
use
regulations
so
at
the
very
core
of
the
city's
control
over
housing,
our
general
plan
and
zoning
control,
where
housing
is
allowed
to
be
built
at
what
density
it
is
allowed
to
be
built,
what
height
limits
parking
requirements,
setbacks.
A
A
Another
category
of
governmental
constraints
are
codes
and
enforcement
of
those
codes
interesting.
I
typically
would
think
of
building
code
compliance,
not
necessarily
as
a
constraint
since
it
deals
with
health
and
safety.
But
again
these
are
regulations
that
control
and-
and
you
know,
require
certain
materials
and
and
standards
for
housing
to
be
built
too.
A
We
also
adopt,
what's
called
a
reach
code,
so
something
going
beyond
the
bare
minimum
requirements
of
the
california
building
code,
and
these
are
related.
These
provisions
are
related
to
energy
efficiency
and
sustainability.
Typically,
so
those
are
again
may
increase
the
cost
of
development
or
add
additional
requirements
to
development
that
aren't
otherwise
in
the
building
code.
But
of
course
we
do
it
for
for
very
good
reasons.
Next
slide,
please,
okay,
another
category
of
governmental
constraints
is
the
requirement
for
development
to
provide
on
and
off-site
improvements
like
streets
utilities.
A
We
also
like
I
said
we
have
some
energy
requirements
so
again,
these
are
all
things
that
kind
of
need
to
be
provided,
but
do
add,
cost
and
therefore
could
constrain
the
development
of
housing
next
slide.
Please,
okay,
the
other
category,
that's
probably
a
little
more
within
the
city's
control
and
purview
to
change,
is
the
permitting
process.
So
there's
a
couple
components
of
this
fees.
We
of
course
charge
fees
for
both
planning
permits,
discretionary
permits
that
would
go
before
you
or
council,
as
well
as
building
permit
fees.
There's
also
impact
fees.
A
These
for
brisbane
impact
fees
are
pretty
limited
compared
to
other
cities
in
the
county
or
across
the
state.
Right
now,
the
school
districts
collect
an
impact
fee.
That's
assessed
on
a
per
square
foot
basis
for
commercial
and
residential
development.
We
also
charge
a
park
and
reckon
luffy
for
small
scale
developments,
and
that's
it.
Heads
up
the
city
is
contemplating
additional
impact
fees
in
the
next
year,
or
so
that
will
add
additional
cost
to
to
developers
pro
formas
for
development
of
housing
and,
of
course,
for
larger
projects
that
require
environmental
review.
A
The
permit
process
itself
there's
discretionary
permits
that
are
required
the
city
recently.
As
you
may
recall,
we
amended
our
design
review
requirements
that
apply
to
housing
developments,
so
housing
developments
are
no
longer
subjected
to
design
review.
There
is
a
ministerial
housing
development
permit
process,
so
that's
something
we
actually
did
to
hopefully
reduce
some
of
the
constraints
on
housing.
Development
is
to
take
away
that
subjective
design,
review
other
permits,
building
grading
encroachment
and
then
permit
processing
itself.
Technology
comes
into
play.
A
The
city
is
contemplating
some
significant
upgrades
to
our
permitting
technology,
because,
with
all
of
those
changes
that
digitization
of
permitting,
we
have
a
lot
of
opportunities
to
kind
of
gain
efficiencies
there,
okay,
next,
okay
and
then
non-governmental
constraints.
I
won't
go
into
too
much
detail
on
these,
but
I'm
sure
everyone
knows
that
land
is
very
expensive
in
california
in
the
bay
area,
particularly
that
is
a
huge
constraint
to
the
development
of
housing.
A
Similarly,
cost
of
construction
is
incredibly
high.
That's
obviously
also
subject
to
fluctuation
like
supply
chain
issues
particularly
recently,
and
then
financing
so
actually
getting
construction
loans
and
development
loans
to
to
get
that
that
capital
to
actually
construct
okay,
next
and
then
fair
housing.
So
again,
there
are
constraints
that
have
to
do
with
ensuring
there's.
You
know
no
discrimination
in
housing,
so
people
seeking
housing
in
brisbane
so
kind
of
shoehorn
in
the
fair
housing
section
to
constraints,
there's
some
fair
housing
issues
that
are
within
the
city's.
A
You
know
realm
of
control
and
some
that
are
not,
but
within
our
control,
so
we've
the
fair
housing
section,
analyzes
the
incidents
and
types
of
discrimination
in
housing.
We
also
have
a
fair
housing
kind
of
lens
filter
that
we
applied
to
our
site's
inventory
to
make
sure
that
the
sites
were
identifying
as
being
able
to
develop
in
this
period
are
in
high
resource
areas.
C
C
These
distill,
the
analysis
of
our
housing
needs
the
demographics
for
housing,
considerations,
constraints
and
zoning
capacity
into
a
number
of
actions
to
be
taken
by
the
city.
Essentially,
it's
a
housing
plan
going
forward
for
the
next
eight
years.
In
brief
goals
are
the
guiding
principles
or
aspirations
outcomes
that
the
city
wants
to
achieve.
C
C
A
Sure
so
we've
provided
here
again,
you
guys
already
saw
the
draft
goals,
policies
and
programs
last
week,
but
just
a
sample
of
kind
of
the
hierarchy
how
they
relate
to
each
other.
We
put
up
an
example
here
and
next
slide,
so
this
section
is
the
quantified
objectives,
so
this
is
where
the
city
is
estimating
what
they
think
is
likely
to
develop,
so
the
site's
inventory
in
chapter
3
evaluated
the
capacity
of
sites.
So
this
is
where
we're
saying
you
know
here's
what
we
think
will
actually
develop,
given
trends
constraints.
A
All
of
the
things
we
analyzed
in
the
element
this
table
here
is
all
the
affordable
units
in
town
that
we
intend
to
preserve
next
slide.
Please
and
this
table
here,
is
the
estimate
of
new
construction,
so
new
housing
units
by
sub-area
or
by
specific
address
where
we
have
projects
in
the
pipeline
and
as
you
can
see,
we
have
projected
that
we
will
meet
our
arena
with
the
combination
of
all
of
these
sites.
A
B
A
A
A
The
housing
element,
isn't
really
the
vehicle
to
solve
that
problem.
We
do
have
a
section
in
the
constraints
chapter
about
water
supply
and,
basically,
what
it
what
it
determines
is
you
know
here's
the
supply
guarantee
that
the
city
has
in
millions
of
gallons
per
year
from
the
sf
public
utilities.
Commission,
our
water
wholesaler.
A
They
run
the
projections,
so
new
units
new
commercial
square
footage.
They
run
the
projections
through
a
model
that
models
demand
and
compare
that
demand
to
the
supply
that
we
have
contractually
guaranteed
with
the
sfpuc
and
that's
how
they
determine.
We
determine
whether
there's
enough
water
supply
to
meet
the
both
current
and
projected
needs.
A
The
baylands
is
our
largest
potential
development
site
right
and,
as
you
guys
probably
all
know,
because
you
followed
that
process
incredibly
closely.
Part
of
the
bayland's
development
is
the
requirement
is
to
provide
their
own
source
of
water.
The
city's
water
doesn't
include
water
for
the
bay
lands,
so
you
know
for
all
the
other
sites
for
sites
in
central
brisbane
we've
identified
for
housing,
including
parkside,
including
our
districts.
There
is
adequate
supply
in
our
existing
supply,
guarantee
to
provide
that
so
phelans
brings
its
own
water.
G
G
G
D
Oh
well,
I
wanted
to
first
of
all
say
thank
you
to
you
and
ken
your
staff,
for
you
know
an
incredibly
comprehensive
thoughtful.
You
know
presentation
and
the
amount
of
work
you've
put
in
this.
It's
just
tremendous
an
amount
of
research
that
you've
done
so.
Thank
you.
I
had.
I
had
a
couple
questions,
so
the
main
I
mean
hcd
needs
to
approve,
approve
the
draft,
but
is:
are
there
any
provisions
like
or
let's
say
you
know,
some
does
the
developer
have
to
develop
these
units
by
you
know
2031?
D
C
So
there's
no
changes
planned
for
for
those
in
terms
of
density,
in
terms
of
what
the
the
market
then
provides
is
really
up
to
the
market
in
the
the
hcd
does
not
impose
a
requirement
because
they
can't
no,
we
can't
really
control
the
market
and
what's
developed,
but
they
they
do
want.
The
city
to
to
you
know,
do
make
all
the
these
efforts
that
we
have
said
that
we
would
do
to
allow
that
development
to
occur.
A
And
hcd,
I
think
we've
told
you
guys
in
the
past
kind
of
the
past
couple
years,
hcd
as
a
state
department
has
gained
a
lot
more
kind
of
police
power.
So
I
don't
know
if
you
guys
heard
very
recently
that
the
city
of
san
francisco
is
getting
kind
of
audited
by
hcd,
because
hcd
basically
thinks
that
it
may
be
standing
in
the
way
somehow
constraining
the
development
of
housing,
and
so
it's
getting
a
special
investigation.
A
So
we
don't
know
what
the
future
will
look
like
in
terms
of
hcd's
regulatory
powers.
But,
like
ken
said,
the
state
really
can't
compel
the
private
development
of
housing,
but
it
certainly
can
lean
heavily
on
cities
that
it
thinks
are
not
removing
constraints
like
we
just
talked
about
or
somehow
unreasonably
getting
in
the
way
of
the
market.
Developing
housing.
D
D
H
If
I
could
julia
through
the
specific
plan
there
could
be
provisions
made
to
you
know,
work
on
building
business,
relocation,
that's
something
that
can
be
developed
through
the
specific
plan
process,
but
certainly
the
area
that's
planned
for
housing
within
the
within
the
specific
plan.
We
anticipate
to
be
fully
developed
with
housing,
as
proposed.
H
Yeah
there
have
been
some
conversations,
that'll
all
be
formally
evaluated
and
disclosed.
They
have
to
do
what's
called
the
water
supply
assessment
as
part
of
the
environmental
review
process,
and
that's
where
that
will
lay
out
what
their
you
know,
what
their
demand
is,
what
the
shortfall
is
and
and
a
viable
or
reasonably
foreseeable,
source
of
water.
So
you
know
by
the
time
a
draft
eir
is
published
for
that.
That
information
will
be
disclosed
as
part
of
that
draft
dir,
that's
kind
of
all
in
underway.
H
D
Another
question
regarding,
like
utilities,
I
was
curious:
if
there's
you
know,
there's
going
to
be
a
development
and
there
isn't
any
or
there
isn't.
Currently
there
aren't
any
utilities
there,
whether
it
be
water
or
electricity
or
gas.
Anything
like
that
and
to
extend-
or
you
know,
that,
infrastructure
to
for
those
utilities
if
they
had
to
pass
through.
You
know
current
property
owners
land
their
property
to
to
extend
those.
H
I
mean
there
may
be
some
one-off
situations,
maybe
especially
in
older
brisbane,
where
there
might
be
a
private
sewer
line
or
something
that
crosses
multiple
properties,
but
with
new
development
you'll
be
looking
at
public
utilities
that
are
served.
You
know
from
the
from
a
public,
either
public,
easement
or
public
roadway.
G
Can
I
I
have
one
more
question
about
the
water
please,
so
I
I
understand,
I
think
I
understand
how
would
work
what
happens
if
at
some
point
in
the
future
the
circle
can't
be
closed.
So
brisbane
does
what
it's
supposed
to
do
and
it
allocates
you
know
it
zones
for
housing
there,
but
then
the
eir
or
the
water
supply
assessment
comes
back
and
says:
there's
not
enough
water
or
something
we
can't
meet
the
need.
Is
there
any
chance
that
would
happen
and
what
would
happen
to
our
zoning?
H
I'd
say:
that'll
be
an
exciting
conversation
at
the
next
housing
element
right
because
you've
identified
sites.
You
know
at
the
at
the
end
of
this
eight
year
cycle.
Everyone
will
be
evaluating
what
happened
there
and
if
indeed,
the
city
went
through
a
process
and
what
we
identified
x,
thousands
of
units
on
the
bay
lands
and
there's
no
water
for
that.
Well,
I
suspect
hcd
would
not
look
very
favorably
upon
reusing
sites
that
were
in
that
position.
So
so
that
would
be
a
very
you
know.
H
Let's
see
what
the
housing
element
numbers
were
for
the
next
cycle,
and
you
know
that
would
have
to
be
addressed
in
some
way
during
the
cycle.
There's
no.
You
know
obligation
that
I'm
aware
of
that.
If
the
water
supply
issues
weren't
resolved
within
a
timely
way
that
they
would
affect
this
particular
housing
element,
but
certainly
that
would
be
an
issue
for
the
next
go-around.
G
G
H
E
I
have
a,
I
have
a
follow-up
question
for
john
on
that.
So
john,
are
you
saying
that
if
we
zone
a
place
like
the
bay
lands
for
housing
and
for
some
reason
the
developers
could
not
get
the
water
they
needed
for
their
development?
Are
you
saying,
then,
that
the
state
would
penalize
us
and
said
that
we
didn't
meet
arena
numbers.
F
D
H
To
reassess
sites,
you'd
have
to
essentially
prove
that
the
baylands
was
still
a
reasonable
housing
site.
If
you're
going
to
try
to
get
credit
for
him
for
the
next
cycle,
assuming
you
needed
those
numbers
and
I
think
it
would
be
maybe
more
challenging
to
prove
to
the
state.
This
is
a
viable
housing
site
if
you've
gone
through
an
effort
and
not
been
able
to
produce,
find
the
water
or
have
the
water
available,
and
you
don't
have
a
path
forward
right.
I
mean,
if
there's
a
path
forward
and
it's
being
worked
on.
H
That's
one
story:
if
it's
just
flat
out,
no
there's
no
water
for
it.
You
know,
I
think
we
have
a
hard
time
selling
those
as
being
you
know,
housing
sites
for
the
next
cycle,
but
not
penalizing
us
for
what
happened
in
this
cycle
or
that
or
the
process.
But
it
would
definitely
be
an
issue
for
the
next
cycle.
D
H
Run
there
run
their
program
or
what
yeah
it's
tied
to
these
there's
another
state
law
that
requires
regional
planning
to
occur.
We
call
a
sustainable
community
strategy
or
something
called
plan
bay
area
and
that's
a
process
that
normally
happens
two
to
three
years
before
the
next
arena
numbers
come
out
so
about
midway
slightly
more
than
midway
through
the
this
upcoming
cycle,
at
least.
Historically,
that's
how
it
was
for
the
last
two
cycles.
B
A
Assuming
that
we
don't
just
start
getting,
you
know
tons
of
increases
in
our
supply
guarantee.
You
know
there
is
a
certain
inelasticity
to
them
to
water
demand
right,
like
you,
can
only
retrofit
existing
development
to
a
certain
extent.
New
development
obviously
can
be
very
efficient
when
it
comes
to
water
use,
but
still
there
will
be.
A
You
know
a
time.
Potentially
we
don't
foresee
it
in
the
near
future,
but
it
could
could
happen
for
sure
that
we
actually
don't
have
enough
water
for
new
development.
Our
modeling
goes
through
like
20
45,
I
want
to
say
so.
We
feel
comfortable.
You
know
with
our
current
supply,
guarantee
modeling
projections
out
that
far
and,
of
course
those
continue
to
be
revisited
and
redone
constantly.
E
A
So
meeting
arena
for
the
purposes
of
like
complying
with
state
law,
we
have
to
show
zoning
capacity
right,
the
the
whether
those
sites
develop
or
not,
isn't
really
again
like
within
the
city's
control.
To
a
certain
extent.
We
certainly
cannot
make
more
water
supply
if
there
indeed
is
no
water
supply.
So
for
when
a
city
for
example,
this
happened
in
the
last
10
years
right,
east
palo
alto
had
to
do
a
moratorium
on
development
because
they
had
water
supply
issues.
A
So
the
fact
that
they
had
a
moratorium
and
they
weren't
issuing
building
permits,
didn't
necessarily
mean
they
weren't
complying
with
the
arena.
They
still
had
sites
designated.
Did
it
mean
that
housing
wasn't
actually
getting
developed
yeah,
but
that's
not
necessarily
again
something
that,
like
we're
penalized
for
under
current
state
housing
law.
B
B
A
H
H
H
So
you
know
again
it
would
be
a
fact
that
the
city
committed
to
rezoned
property
right
to
meet
arena,
and
if
that
eight
year
cycle
came
and
went
and
for
whatever
reason
we
were
able
to
certify
an
eir
for
a
specific
plan
that
zone
for
those
thousand
units
or
hundred
units,
then
yes,
we
would
not
have
met
our
obligation
in
this
current
housing
cycle
and
would
then
the
state
say:
okay,
you
need
to
make
up
those
and
whatever
your
next
allocation
is.
That
would
be
a
historic
precedent.
It
would
make
you
do
that.
H
A
And
I
think
it's
interesting
to
think
about
you
know
rena,
then
the
number
of
housing
units
allocated
to
each
city
for
each
cycle.
Those
numbers
fluctuate
like
the
city's
arena,
was
like
85
units
one
cycle,
and
then
it
was
like
300
another,
and
you
know
I
think
in
general,
the
messaging
across
the
state
is
that
we're
in
a
housing
crisis
and
that
really
not
enough
housing
is
being
built
in
the
state.
A
So
I'm
not
saying
that,
like
our
next
arena
is
going
to
be,
you
know
50
units
or
something,
but
I'm
just
you
know
it's.
There
is
nuance:
the
the
methodology
that
that
abag
uses
and
determining
you
know
how
they're
allocating
the
numbers
from
the
state
to
each
city.
It
can
change
depending
on
a
lot
of
circumstances.
So
we
don't
know
what
arena
is
going
to
be
in
eight
years.
I'll,
just
say
that
you
know
we'll
have
a
good
idea.
A
Do
you
want
to
talk
about
next
steps,
it's
on
the
screen,
but
sure
so
yeah,
so
the
housing
element,
it's
out.
It's
on
the
website.
We've
opened
up
a
30-day
formal
comment
period,
we'll
take
comments
up
until
like
we
submit
it
to
hcd,
but
we
have
a
30-day
period
where
we're
obligated
to
collect
responses
and
then
also
or
collect
comments
and
then
also
respond
to
them.
A
That's
so
that's
a
30-day
deadline
is
through
september.
9Th
and
people
can
submit
comments
online
through
the
website
or
a
contact
form.
If
you
go
to
the
housing
element,
update
webpage,
it's
very
easy
to
do.
They
can
also
drop
them
off
at
city
hall,
mail
them.
However,
they
want
public
hearing.
We've
scheduled
a
public
hearing
for
your
second
meeting
this
month
on
the
25th
so
and
and
there'll
be
more
public
hearings,
if
needed
before
you
guys,
but
definitely
on
the
25th.
A
Hopefully,
we'll
submit
that
to
hcd,
let's
say
november,
they
have
90
days
and
they
are
taking
all
of
those
90
days
to
review
and
then
respond.
I
want
to
emphasize,
like
we've
said
before,
the
city
does
not
expect
that
we
are
going
to
pass
on
the
first
try.
No
cities
have
passed
on
the
first
try
half
the
state
has
already
gone
through
this
process
and
they're
going
through
multiple
rounds
with
hcd.
If
we're
lucky
we're
hoping
to
do
two
rounds,
but
just
so
we're
setting
expectations
anyways
once
hcd.
A
Has
it
they'll
review
within
90
days?
Get
us
back
very
detailed
comments,
we'll
respond
to
those
comments,
hopefully
second
try.
They
will
certify
us
and
we'll
have
a
adopted,
approved
draft,
if
not
by
the
january
31st
statutory
deadline,
then
at
least
within
the
120
day,
grace
period
that
they
give
us
in
state
law.
A
G
A
A
I
think
the
zoning
is
probably
a
little
more
city
specific,
so
we
don't
really
know
how
hcd
will
react
to
our
our
zoning
capacity.
I
think
what
we've
said
in
the
housing
element-
and
you
know
we
have
as
the
baylands
is
our
biggest
site.
We
have
an
active,
specific
plan
process.
You
guys
are
going
to
see
the
specific
plan
you
know
in
the
next
couple
of
years.
A
We
have
a
motivated
developer.
I
mean
there's
all
these
reasons,
why
we
are
pretty
confident
in
identifying
it
as
a
site,
so
obviously
we'll
see
what
hcd
thinks
of
that,
but
we
think
we
think
we
have
a
lot
of
evidence
on
our
side
to
support
that
but
yeah
other
cities,
certainly
I'm
sure
they're
getting
comments
like
that
from
hdd
of.
Is
this
site
really
viable?
It
depends
constraints,
fair
housing.
There's
hcd
really
wants
governments
to
like
explicitly
kind
of
call
out
all
the
ways
in
which
they
may
be
standing
in
the
way
of
housing.
E
B
A
I
just
one
item:
we
will
email
you
guys,
but
there
is
a
in-person
planning,
commissioner
training
in
early
october.
I
think
it's
down
in
santa
clara
or
somewhere.
So
anyone
who
hasn't
had
the
opportunity
to
attend
a
training
yet
we'd
certainly
encourage
you
to
do
it.
If
you
can
and
we'll
send
that
registration
info
and
that's
all
we
have.