CITY OF PACIFICA
CITY COUNCIL AGENDA
Council Chambers
2212 Beach Blvd
Pacifica, CA 94044
Mayor Tygarjas Bigstyck
Mayor pro Tem Sue Vaterlaus
Councilmember Sue Beckmeyer
Councilmember Mary Bier
Councilmember Christine Boles
City Council Joint Study Session 1 September 25, 2023
SPECIAL MEETING for
JOINT STUDY SESSION CITY COUNCIL AND PLANNING COMMISSION September 25, 2023 (MONDAY) – 7:00 PM
www.cityofpacifica.org
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Please note that Alternative platforms for participation are subject to underlying technology functionality and may be modified or interrupted at any time without notice. • Written Public Comments:
BEFORE THE MEETING: Written public comments may be submitted in advance by 12:00 p.m. on the meeting date by email to: [email protected]. Written public comments submitted by email should adhere to the following:
• Clearly indicate the Agenda Item No. or specify “Public Comment on Item Not on Agenda” in the Subject Line
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Written public comments received by 12:00 p.m. on the meeting date will be provided in their entirety to the City Council and posted to the City’s website prior to the meeting but will not be read verbally at the meeting.
AT THE MEETING: Materials in writing provided at the meeting should provide seven (7) copies to provide for each Councilmember, City Clerk and City staff.
City Council Joint Study Session 2 September 25, 2023
7:00PM - OPEN JOINT STUDY SESSION OF CITY COUNCIL AND PLANNING
COMMISSION
Call to Order
Roll Call
Reading of Land Acknowledgment
The City of Pacifica acknowledges that we occupy the unceded ancestral homeland of the Ramaytush Ohlone peoples, who are the original inhabitants of the San Francisco Peninsula. We honor the Ramaytush Ohlone peoples for their enduring commitment to Mother Earth. As the Indigenous protectors of this land and in accordance with their traditions, the Ramaytush Ohlone have never ceded, lost, nor forgotten their responsibilities as the caretakers of this place, as well as for all peoples who reside in their traditional territory. We affirm their sovereign rights as First Peoples and wish to pay our respects to the ancestors, elders, and relatives of the Ramaytush Ohlone peoples.
Salute to the Flag led by Councilmember Boles
CONSIDERATION
1. Joint study session of City Council and Planning Commission to consider and provide direction on the Draft 2023-2031 Housing Element of the General Plan.
PROPOSED ACTION: Receive a presentation and provide direction regarding the Draft 2023-2031 Housing Element of the General Plan.
ADJOURN JOINT STUDY SESSION
NOTICE: If you challenge a city's zoning, planning or other decision in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City Council at, or prior to, the public hearing. Judicial review of any city administrative decision may be had only if a petition is filed with the court not later than the 90th day following the date upon which the decision becomes final. Judicial review of environmental determinations may be subject to a shorter time period for litigation, in certain cases 30 days following the date of the final decision The City of Pacifica will provide assistance for disabled citizens upon at least 24 hours advance notice to the City Manager’s Office (650) 738-7301, or send request via email to:
[email protected] if you need sign language assistance or written material printed in a larger font or taped, advance notice is necessary. All meeting rooms are accessible to the disabled.
The Pacifica Municipal Code is available online at the City’s website (www.cityofpacifica.org/municode);
HOW TO OBTAIN CITY COUNCIL AGENDAS
Posted agendas:
Agendas are posted no later than Friday prior to the City Council meeting date, at the entrance to the City Hall location at the Pacifica Community Center, 540 Crespi Drive.
View on the Internet:
Follow the link to Council agenda, at www.cityofpacifica.org E-mail subscription:
Send a request to Sarah Coffey, at [email protected] City Council Joint Study Session 3 September 25, 2023
City Clerk’s Office/City Manager’s Office
City Hall, 540 Crespi Drive
Council meetings:
Agendas are available at the City Council meeting
HOW TO REACH YOUR GOVERNMENT OFFICIALS
• Governor Gavin Newsom, State Capitol Building, Sacramento CA 95814 (916) 445-2841 • State Senator Josh Becker, 1528 So. El Camino Real, Suite 303, San Mateo CA 94402 (650) 212-3313 • Assembly Member Marc Berman, 721 Colorado Ave, Suite 101, Palo Alto CA 94303 (650) 324-0224 • Congresswoman Anna Eshoo, 698 Emerson Street, Palo Alto CA 94301 (650) 323-2984 • Senator Alex Padilla, B03 Russell Senate Office Building, Washington DC 20510 (202) 224-3553 • Senator Dianne Feinstein, #1 Post Street, Suite 2450, San Francisco CA 94104 (415) 393-0707 • President Joseph R. Biden, 1600 Pennsylvania Ave. NW, Washington DC 20500
CITY COUNCIL
• Mayor Tygarjas Bigstyck, tbigstyck@ pacifica.gov
• Mayor pro Tem Sue Vaterlaus, [email protected]
• Councilmember Sue Beckmeyer, [email protected]
• Councilmember Mary Bier, [email protected]
• Councilmember Christine Boles, [email protected]
CITY OF PACIFICA
COUNCIL AGENDA SUMMARY REPORT
9/25/2023
1 SUBJECT:
Joint study session of City Council and Planning Commission to consider and provide direction on the Draft 2023-2031 Housing Element of the General Plan.
RECOMMENDED ACTION:
Receive a presentation and provide direction regarding the Draft 2023-2031 Housing Element of the General Plan.
STAFF CONTACT:
Christian Murdock, AICP, Planning Director
(650) 738-7341
[email protected]
BACKGROUND/DISCUSSION:
State law requires every city and county to adopt a housing element that is substantially compliant with state housing law as part of its general plan. The requirement to adopt an updated housing element occurs every eight years as part of the Regional Housing Needs Allocation (RHNA) process. Currently, local agencies are adopting housing element updates to address the 6th Cycle RHNA, which in the Bay Area region covers the period from 2023-2031.
The City Council and Planning Commission held a joint study session to discuss the Housing Element Update (HEU) on March 21, 2023 (agenda report; meeting video; minutes). The agenda report for that joint study session includes additional background on the contents of the Draft Housing Element, the City’s RHNA, policies and programs, and community engagement.
Feedback provided at the joint study session included suggested revisions to the Housing Sites Inventory and the proposed Policies and Programs.
Subsequent to the March 21 joint study session, staff prepared revisions to the Draft Housing Element based on the City Council and Planning Commission feedback provided as well as public comments received during the public review and comment period that occurred from February 24 through March 27. Staff transmitted an updated Draft Housing Element inclusive of all revisions to the California Department of Housing and Community Development (HCD) for a 90-day review period on May 10, 2023 (Attachment A). The cover letter and complete first draft transmitted to HCD are also available on the Project Documents page of PlanPacifica.org.
Actions During HCD Review Period
Staff’s work on the HEU continued during the 90-day HCD review period which ran through most of May, all of June and July, and part of August. The work prioritized actions in furtherance of the rezoning required to accommodate the RHNA. These activities included a June 19 discussion (meeting video) by the Planning Commission of objective development standards (ODS). The Planning Commission had two additional discussions on ODS on August 21 (meeting video) and September 5 (meeting video). The ODS discussed by the Planning 1 Packet Pg. 4
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Commission included height, setbacks, lot coverage, floor area ratio (FAR), open space per dwelling unit, and off-street parking standards that should apply to the various sites in the Housing Sites Inventory. These six ODS will provide the basic framework to guide development of the sites in the Housing Sites Inventory and will be brought forward for adoption concurrently with the “Phase 1” rezoning action in 2024, as described in Program HE-I-1, which is necessary to accommodate the City’s RHNA. Additional ODS will be considered as part of the Phase 2 rezoning action described in Program HE-I-2.
City staff also met with HCD staff assigned to review Pacifica’s Draft Housing Element on July 7 and July 27. The meetings provided City staff an opportunity explain the approaches to sites and programs contained in Pacifica’s Draft Housing Element, as well as the challenges and constraints that informed the approaches. City staff was able to answer numerous HCD staff questions and also heard HCD’s perspectives on key themes that must be addressed in a housing element in order to be certified by HCD.
HCD Comment Letter
The City received HCD’s comment letter on the first Draft Housing Element on August 8, 2023 (Attachment B – red numbering assigned by staff to aid references in this staff report). The letter included nearly 40 distinct comments on various provisions of the Draft Housing Element.
Overall, staff assesses that HCD’s comments were generally as expected, and Pacifica did relatively well as compared to HCD comments made to other San Mateo County jurisdictions’ first submittals. Staff believes there are reasonable responses that can be prepared to address all HCD comments in the next Draft Housing Element submission. However, some responses will require new or modified policy approaches as compared to those previously discussed with the City Council and Planning Commission. Staff has outlined these key policy items and proposed responses to HCD in the next section of the staff report. The purpose of tonight’s joint study session is to receive direction regarding these new or modified policy approaches so that staff can revise the Draft Housing Element before returning to Planning Commission and City Council for adoption and re-transmittal to HCD, as described in the “Next Steps” section below.
Key Policy Items for City Council and Planning Commission Discussion This City Council-Planning Commission joint study session is intended to provide an opportunity for these decision makers to ask questions and provide direction on preparation of the revised Draft Housing Element and the proposed responses set forth below. It is also intended to provide an additional public input opportunity for the community. The public is also invited to submit written public comments at [email protected].
The table below summarizes key policy items on which staff requires City Council and Planning Commission feedback. Staff is presenting these key items for discussion because decision maker input is needed to guide staff’s work. Other comments from HCD that are not included below do not require decision maker input at this time because existing Council guidance is clear to formulate the responses. The Planning Commission and City Council will have the opportunity to consider the entirety of the Draft Housing Element at future public hearings prior to adoption.
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Comment Number
& Description
Discussion & Staff Recommendation
B.3.1
Reorganization of
Housing Sites
Inventory
HCD has asked for more clarity on which sites in the Housing Site Inventory the City is counting towards its RHNA obligations and which sites are considered as surplus or “buffer” sites. Staff has restructured the Housing Sites Inventory to provide clarity on this point as demonstrated in Attachment C. These changes, along with others such as those necessary to address HCD comments on infrastructure constraints (Comment B.3.9), suitability of nonvacant sites (Comment B.3.4), have resulted in some changes to the numbers of units in each income category and the total number of units proposed for inclusion in the Housing Site Inventory, as shown in the table below.
For purposes of this table, “Core RHNA” sites are those indicated as necessary to comply with the City’s RHNA. “Surplus Sites” are those not required to comply with the City’s RHNA but which count towards the City’s buffer above the RHNA. Ample buffer units are important to ensure the City’s ongoing compliance with “No Net Loss” provisions of state law.
Lower Income Moderate
Income
Above
Moderate
Income
TOTAL
RHNA
Requirement
848 291 753 1,892
Core RHNA 851 312 898 2,061
Surplus Sites* 538 145 363 1,046
TOTAL 1,386 436 1,116 2,938
Buffer Above
RHNA
63% 50% 48% 55%
* The Surplus Sites figures include the following numbers of units from Core RHNA sites in excess of the required RHNA: Lower Income - 3 units; Moderate Income - 21 units; and, Above Moderate Income - 145 units.
A map showing the updated Housing Site Inventory is included as Attachment D. This updated map distinguishes between Core RHNA sites, Surplus Sites, and Sites with Existing Capacity.
B.3.2.B
AB 2011 Sites
The Draft Housing Element relied on the provisions of Assembly Bill (AB) 2011 that established a by-right development process for qualifying sites locating along major highways. The Draft Housing Element had identified seven sites along the Highway 1 corridor:
1. Site 10: 4275 Coast Hwy, Lumberyard
2. Site 12: Former Caltrans right-of-way, now private property
3. Site 18: Linda Mar Park & Ride
4. Site 27: Pacific Manor Shopping Center
5. Site 32: Brentwood Shopping Center
6. Site 34: Vallemar Station
7. Site 36: Sea Bowl
However, HCD commented that the City must include local examples of sites 1 Packet Pg. 6
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redeveloping with qualifications similar to those required under AB 2011, in order to demonstrate that the sites could qualify for development under AB 2011. Due to the recency of the law (it was enacted in 2022), and the City’s maximum development density of 21.8 dwelling units per acre under the previous 1980 General Plan, the City is unable to provide this analysis.
Alternatively, HCD indicated the City could rezone to the assumed 60 dwelling units per acre for these sites. Based on the reorganization of the Housing Site Inventory as described above under Comment B.3.1, the following sites would be rezoned to 60 dwelling units per acre:
CORE RHNA SITES
1. Site 10: 4275 Coast Hwy, Lumberyard (49 units, Moderate)
2. Site 18: Linda Mar Park & Ride (54 units, Lower)
3. Site 27: Pacific Manor Shopping Center (115 units, Above Moderate with Below-market Rate Inclusionary)
4. Site 32: Brentwood Shopping Center (97 units, Lower)
SURPLUS SITES
5. Site 12: Former Caltrans, now private (169 units, Lower)
6. Site 34: Vallemar Station (97 units, Lower)
7. Site 36: Sea Bowl (219 units, Above Moderate with Below-market Rate Inclusionary)
A decision not to rezone these sites to 60 dwelling units/acre density may require increases in density on other sites in the Housing Site Inventory.
B.3.9
Infrastructure
Constraint
(Rockaway Beach
Pump Station)
HCD commented on the infrastructure constraint identified in the Draft Housing Element related to wet-weather capacity of the Rockaway Beach Pump Station, a sewer pump station used to convey wastewater from the pump station’s catchment area to the Calera Creek Water Recycling Plant. The approximate catchment area is included as Attachment E.
In response, staff revised the Housing Site Inventory to dramatically reduce the number of units in the catchment area from approximately 700 to approximately 180 units. Staff is continuing to analyze whether this reduction in units, combined with already planned capital improvements to replace all sewer main lines in the catchment area, will result in a sufficient reduction in inflow and infiltration (I&I) to accommodate the new sewer flows generated by the 180 units included in the catchment area in the Housing Site Inventory. I&I during rainfall events is the most significant contributing factor to the Rockaway Beach Pump Station capacity limitation, which the sewer main line replacement is intended to address. The pump station has sufficient capacity during periods of dry weather.
Without pursuing this analytical approach, revisions to the Housing Site Inventory would be necessary to relocate the approximately 180 units of capacity to other areas in the city.
B.2 & C.2 HCD commented that additional analysis is needed to ensure the unique housing needs of farmworkers are addressed in the Housing Element. Staff intends to identify any 1 Packet Pg. 7
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Farmworker
Housing
existing service providers along the coastside that support farmworker housing needs to gain greater insight into potential farmworker housing needs in Pacifica.
In addition, the Housing Site Inventory includes two sites that can accommodate farmworker housing with their existing A (Agriculture) zoning classification:
1. Site 23: Sanchez Art Center (City-owned)
Surplus Site
130 Lower Income Units
2. Site 37: St. Peter Catholic Church, 700 Oddstad Blvd.
Core RHNA Site
24 Lower Income Units
B.2
Affirmatively
Furthering Fair
Housing (AFFH):
Mobility Support
and Transit
Advocacy
HCD commented that additional analysis of special housing needs is required. The Draft Housing Element identified particular need for persons with disabilities including a developmental disability, with some concentration of persons with these needs observed in northern Pacifica.
Staff proposes multiple activities to undertake a broad-based approach to addressing the housing needs of persons with disabilities including a developmental disability:
• Support improvements to public transit routes, services and facilities to facilitate longer distance travel. Activities would include encouraging SamTrans to improve service coverage, frequency, and operating hours in these areas, in part by helping the agency better understand where this special needs population is located in Pacifica.
• Commit the City’s representatives on the regional Association of Bay Area Governments (ABAG) and City/County Association of Governments of San Mateo County (C/CAG) boards and committees to more actively advocate for transportation and transit planning improvements in Pacifica. • Continue capital investments in sidewalk and bike lane projects with priority in the identified areas of need to improve mobility and access to employment opportunities.
Staff would welcome additional ideas on how to address the needs of the disabled population in Pacifica, and particularly in northern Pacifica.
B.3.2.C
100%
Nonresidential Sites
HCD commented that the City’s Housing Site Inventory included commercial sites that allow residential use, but that also would allow 100% nonresidential uses such as commercial offices or retail. HCD’s concern may be related to other jurisdictions in the Bay Area where strong commercial development demand, such as for biotech offices, may result in commercial-only development of mixed-use sites. Staff does not believe market conditions in Pacifica are likely to result in these types of development outcomes in the eight-year Housing Element cycle. However, a response to HCD’s comment is still necessary.
Staff will prepare a program to revise the City’s Zoning Regulations to clarify that for sites identified in the Housing Site Inventory, a 100% residential project would be a permitted use in these zoning districts.
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Staff will also continue to utilize other tools permitted by law to maximize the opportunity for mixed residential and commercial uses on these sites to ensure balanced land use and economic vitality in the city. Tools will include the specific land use diagrams prepared in the Draft Housing Element that identify subareas of certain sites where 100% residential uses would be permitted, but outside of which commercial uses may be permitted.
B.3.3
Site Consolidation
Program
HCD commented that some sites in the Housing Site Inventory are comprised of more than one parcel, and that the Housing Element should include incentives to facilitate small-lot consolidation.
Staff will prepare a program that would commit up to $10,000 in City grant funding towards the City processing costs associated with a standalone application for lot merger on a site included in the Housing Site Inventory. The funds would be sourced from the newly-created Housing Action Fund.
B.3.5 & B.3.6
Surplus Lands Act
for City/School
District/Caltrans
Sites
HCD commented that additional detail is needed on the City’s commitments to prepare publicly-owned (i.e., City and school district) and Caltrans-owned properties for housing development within a reasonable period of time, generally understood to be three years.
Staff will prepare the required detail to commit to completion of the Surplus Land Act (SLA) and other required processes for City-owned sites, coordination with the Pacifica School District and Jefferson Union High School District to complete the SLA process for school district-owned sites, and completion of the decertification process for Caltransowned sites within three years from the start of the planning period. This commitment will also include identification of alternative sites after the third year if these required actions do not occur as intended.
These commitments could require the City to undertake mid-housing element cycle rezoning activities and amendments to the Housing Element. One alternative would be to remove these sites from the Housing Site Inventory, although doing so would require relocating significant numbers of housing units to other sites before it is clear whether the City will be successful in its commitments.
B.3.10.A
Emergency Shelter
Zoning
HCD commented unexpectedly that it contends the City is not compliant with Senate Bill (SB) 2 provisions that were required during the 4th Cycle RHNA and as a result, the City’s Housing Element cannot be found in substantial compliance with state law until zoning amendments are made. Rather than dispute HCD’s contention, staff intends to prepare the requisite emergency shelter ordinance to satisfy HCD.
City staff has already discussed this matter with HCD staff, who offered several helpful recommendations on how to efficiently address these requirements. Staff has started preparation of an emergency shelter ordinance and estimates the first public hearing at the Planning Commission could occur in October or November. Adoption of an emergency shelter ordinance satisfactory to HCD will be necessary prior to Housing Element adoption and HCD certification.
B.3.10.B
Zoning for
HCD commented that transitional housing and supportive housing must be permitted as a residential use in all zones allowing residential uses and only subject to those restrictions that apply to other residential dwellings of the same type in the same zone. 1 Packet Pg. 9
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Transitional and
Supportive Housing Staff intends to undertake the required zoning amendments as part of a program to be implemented following Housing Element adoption.
B.3.10.C
Accessory Dwelling
Unit (ADU) Zoning
HCD commented that in its assessment, the City’s ADU ordinance needs to be amended to comply with state law. The items noted by HCD are relatively minor components of the ADU ordinance and staff intends to undertake the required zoning amendments as part of a program to be implemented following Housing Element adoption.
B.3.10.D
Single-Room
Occupancy (SRO)
Zoning
HCD commented that additional analysis is needed to confirm that single-room occupancy (SRO) units are indeed permitted under the definition of “boardinghouse” as stated in the Draft Housing Element.
Staff notes the definition of “boardinghouse” does not explicitly indicate that it includes the SRO use, and intends to undertake a zoning amendment as part of a program to be implemented following Housing Element adoption to add “SRO” to the definition.
Boardinghouses are currently allowed as a conditional use subject to approval of a use permit in the R-3 (Multiple-Family Residential) zoning district.
B.4.1
Off-street Parking
Minimum
Requirements
HCD commented that off-street parking standards for studio and one-bedroom housing units present a constraint to housing development, and recommends requiring only one off-street parking space for these small unit types.
Staff intends to undertake a zoning amendment as part of a program to be implemented following Housing Element adoption to reduce the off-street parking requirement for studio and one-bedroom units to one parking space (covered or uncovered, with no guest parking requirement) from the current requirement of one space for each studio and 1 ½ spaces for each one-bedroom unit, with at least one of the required off-street parking spaces per unit located in a garage or carport. Guest parking is required at the ratio of one space for each four units.
Consistent with the Planning Commission’s recent ODS discussions, off-street parking for other unit sizes would generally be revised to align with the parking standards in the Sharp Park Specific Plan.
B.4.3.A
Permits & Findings
for Housing
Approvals
HCD commented that the required discretionary permits and associated findings for housing approvals are redundant and include findings that invoke subjective judgments about project consistency. The comment calls for simplifying the required discretionary permits and simplifying the required findings to focus on objective criteria with the intent to reduce processing timelines.
Staff has not yet fully analyzed potential options to address this comment. However, staff intends to prepare zoning revisions to address the spirit and intent of this comment, such as by reducing the number of required discretionary permits for certain housing projects, and simplifying the number and subject matter of required findings for approval of necessary discretionary permits. In addition, the ODS that will be adopted in the Phase 1 and Phase 2 rezoning processes described in Programs HE-I-1 and HE-I-2, respectively, will ensure objective standards are adopted to guide the City’s review of housing projects.
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B.4.3.B
Planned
Development (P-D)
Zoning
HCD commented that the development process associated with the Planned Development (P-D) zoning district, which includes mandatory legislative actions that introduce significant City discretion into the development review process, presents a potential constraint to housing development. These instances occur where the P-D zoning classification is applied to a property or when rezoning to P-D is required due to presence within the Hillside Preservation District (HPD) overlay district.
Staff intends to analyze where properties may be in an undeveloped condition and i) have the P-D zoning classification, or, ii) are located within the HPD overlay district. The Phase 2 rezoning program will propose rezoning of properties in the former category to a non-P-D zoning classification. Staff also intends to revise the findings associated with project approvals in the P-D (similar to the analysis and revisions described in Comment B.4.3.A, above) to focus on objective standards compliance which will streamline project review and approval for sites located in the HPD overlay district.
B.4.6.B
Group Homes for
7+ Persons
HCD commented that the 500-foot spacing requirement and use permit requirement (a discretionary permit) for group homes with seven or more occupants presents a constraint on housing for persons with disabilities.
Staff intends to undertake a zoning amendment as part of a program to be implemented following Housing Element adoption to remove the 500-foot spacing requirement and apply the same types of zoning standards to group homes with seven or more persons as would apply to other similar housing types in the same zoning district.
C.4
AFFH: Affirmative
Marketing Strategy
in Racial
Concentrated Areas
of Affluence (RCAA)
HCD commented that the City must undertake actions that are significant and meaningful enough to overcome identified patterns and trends of past and ongoing housing discrimination particularly in areas identified as RCAAs.
Staff intends to implement a program that would strengthen existing affirmative marketing strategies for affordable housing units located within RCAAs to market units to lower income households by developing standard City-required marketing activities by housing developers for new or available BMR or low income units, for example, by adding schools outside the RCAA to the required recipient list for application solicitations. Staff believes this would increase the chances of people and especially families with children outside the RCAA to learn about affordable housing opportunities within the RCAA.
D.1
Housing
Rehabilitation
HCD commented that the Housing Element must include sufficient objectives for housing rehabilitation. Rehabilitation includes actions to improve the physical condition of housing units (exterior and interior) to prevent them from becoming uninhabitable or restoring them to habitable condition.
The City does not have a dedicated housing program staff member to manage a rehabilitation program. However, property maintenance complaints currently are received by the Code Enforcement Division of the Planning Department. Staff intends to include a program in the Housing Element that would initiate a proactive property identification program whereby the City’s code enforcement staff would identify properties in need of significant maintenance – prior to receipt of a complaint and initiation of enforcement activity – to ascertain with property owners and occupants any underlying reasons for the degraded property condition, and connection with available 1 Packet Pg. 11
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local, state, and federal resources that can assist with property rehabilitation. The number of housing units that could be rehabilitated has not yet been estimated by staff.
However, the Housing Element will include an estimate of realistic capacity based on consultation with the Senior Code Enforcement Officer.
Community Engagement
Public input has been an important part of the process to prepare the Draft Housing Element.
The City has provided numerous public input opportunities that have included online and inperson engagements. The community engagement strategy was developed with City Council input and the City Council approved the strategy on August 8, 2022. The City held three community meetings in late-2022 (one online and two in-person) to seek community input for the Housing Element Update (HEU) to address RHNA 6 and guide its work to prepare the Draft Housing Element.
The City also conducted a City Council-Planning Commission joint study session on March 21, 2023, provided a written public review and comment period from February 24 through March 27, 2023, and held three Planning Commission meetings to discuss ODS on June 19, August 21, and September 5, 2023.
A full discussion of the extensive community engagement process undertaken through transmittal of the Draft Housing Element to HCD for review is included in Appendix A:
Community Consultation of the Draft Housing Element (Attachment A).
Next Steps
Feedback from the City Council and Planning Commission on the items described above is essential to staff’s revision of the Draft Housing Element in response to HCD’s August 8 comment letter. Following this study session, staff will revise the Draft Housing Element to incorporate the feedback received. Staff estimates that preparation of the next draft of the Draft Housing Element will take another four to six weeks after the study session.
Once the Draft Housing Element has been updated, staff will release a Negative Declaration for public review and comment to comply with the California Environmental Quality Act (CEQA), followed by scheduling Planning Commission and City Council public hearings to consider adoption of the Housing Element. Adoption of the Housing Element after revisions in response to HCD’s comment letter is consistent with the actions taken by other Bay Area jurisdictions following receipt of their HCD comment letters. Following adoption, staff will then transmit the adopted Draft Housing Element to HCD for a 60-day review period. The potential exists for HCD to have additional comments on the adopted Housing Element which may require further revisions. Staff will request that the Council, when adopting the Housing Element, authorize staff to make revisions that are requested by HCD to achieve certification and that are consistent with Council direction. More substantive revisions could require readoption before the City achieves certification.
ALTERNATIVE ACTION:
This is a study session and staff is requesting input from the City Council and Planning Commission. Adoption of the Housing Element will occur at a future public hearing with public notice provided as required by law.
RELATION TO CITY COUNCIL GOALS AND WORK PLAN:
The Housing Element Update is consistent with the following item(s) in the Council-adopted Strategic Plan and Priority Work Plan for FY 2023-24:
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● Goal 3: Prioritize protection and development of affordable housing. ○ Strategy A: Complete the Housing Element Update.
FISCAL IMPACT:
There is no direct fiscal impact from the joint study session.
ORIGINATED BY:
Planning Department
ATTACHMENT LIST:
Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (PDF) Attachment B - HCD Comment Letter on First Draft Housing Element (with numbering) (PDF) Attachment C - Revised Housing Site Inventory Tables (DOCX) Attachment D - Revised Housing Site Inventory Map (PDF) Attachment E - Rockaway Beach Pump Station Catchment Area Map (PDF) 1 Packet Pg. 13
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Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 38
Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 40
Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 41
Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 46
Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 47
Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 48
Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 49
Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 50
Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 51
Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 53
Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 56
Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 57
Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 58
Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 59
Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 60
Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 61
Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 62
Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 63
Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 65
Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 66
Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 68
Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 69
Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 71
Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 72
Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 73
Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 74
Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 75
Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 76
Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 77
Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 78
Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 79
Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 80
Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 81
Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 82
Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 83
Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 84
Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 85
Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 87
Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 89
Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 96
Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 97
Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 98
Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 99
Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 100 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 101 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 102 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 103 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 104 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 105 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 106 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 107 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 108 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 109 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 110 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 111 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 112 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 113 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 114 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 115 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 116 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 117 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 118 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 119 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 120 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 121 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 122 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 123 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 124 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 125 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 126 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 127 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 128 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 129 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 130 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 131 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 132 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 133 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 134 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 135 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 136 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 137 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 138 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 139 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 140 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 141 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 142 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 143 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 144 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 145 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 146 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 147 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 148 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 149 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 150 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 151 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 152 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 153 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 154 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 155 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 156 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 157 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 158 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 159 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 160 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 161 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 162 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 163 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 164 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 165 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 166 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 167 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 168 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 169 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 170 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 171 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 172 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 173 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 174 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 175 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 176 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 177 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 178 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 179 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 180 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 181 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 182 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 183 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 184 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 185 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 186 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 187 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 188 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 189 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 190 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 191 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 192 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 193 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 194 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 195 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 196 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 197 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 198 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 199 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 200 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 201 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 202 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 203 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 204 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 205 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 206 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 207 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 208 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 209 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 210 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 211 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 212 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 213 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 214 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 215 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 216 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 217 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 218 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 219 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 220 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 221 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 222 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 223 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 224 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 225 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 226 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 227 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 228 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 229 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 230 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 231 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 232 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 233 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 234 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 235 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 236 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 237 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 238 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 239 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 240 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 241 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 242 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 243 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 244 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 245 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 246 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 247 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 248 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 249 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 250 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 251 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 252 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 253 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 254 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 255 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 256 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 257 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 258 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 259 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 260 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 261 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 262 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 263 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 264 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 265 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 266 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 267 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 268 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 269 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 270 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 271 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 272 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 273 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 274 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 275 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 276 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 277 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 278 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 279 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 280 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 281 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 282 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 283 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 284 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 285 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 286 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 287 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 288 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 289 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 290 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 291 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 292 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 293 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 294 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 295 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 296 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 297 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 298 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 299 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 300 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 301 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 302 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 303 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 304 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 305 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 306 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 307 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 308 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 309 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 310 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 311 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 312 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 313 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 314 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 315 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 316 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 317 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 318 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 319 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 320 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 321 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 322 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 323 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 324 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 325 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 326 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 327 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 328 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 329 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 330 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 331 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 332 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 333 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 334 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 335 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 336 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 337 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 338 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 339 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 340 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 341 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 342 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 343 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 344 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 345 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 346 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 347 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 348 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 349 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 350 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 351 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 352 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 353 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 354 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 355 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 356 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 357 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 358 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 359 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 360 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 361 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 362 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 363 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 364 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 365 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 366 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 367 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 368 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 369 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 370 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 371 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 372 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 373 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 374 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 375 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 376 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 377 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 378 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 379 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 380 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 381 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 382 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 383 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 384 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 385 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 386 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 387 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 388 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 389 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 390 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 391 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 392 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 393 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 394 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 395 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 396 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 397 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 398 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 399 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 400 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 401 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 402 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 403 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 404 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 405 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 406 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 407 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 408 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 409 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 410 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 411 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 412 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 413 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 414 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 415 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 416 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 417 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 418 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 419 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 420 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 421 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 422 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 423 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 424 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 425 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 426 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 427 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 428 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 429 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 430 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 431 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 432 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 433 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 434 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 435 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 436 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 437 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 438 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 439 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 440 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 441 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 442 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 443 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 444 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 445 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 446 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 447 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 448 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 449 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 450 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 451 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 452 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 453 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 454 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 455 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 456 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 457 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 458 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 459 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 460 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 461 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 462 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 463 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 464 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 465 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 466 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 467 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 468 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 469 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 470 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 471 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 472 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 473 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 474 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 475 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 476 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 477 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 478 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 479 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 480 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 481 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 482 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 483 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 484 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 485 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 486 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 487 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 488 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 489 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 490 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 491 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 492 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 493 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 494 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 495 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 496 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 497 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 498 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 499 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 500 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 501 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 502 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 503 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 504 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 505 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 506 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 507 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 508 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 509 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 510 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 511 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 512 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 513 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 514 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 515 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 516 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 517 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 518 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 519 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 520 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 521 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 522 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 523 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 524 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 525 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 526 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 527 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 528 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 529 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 530 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 531 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 532 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 533 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 534 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 535 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 536 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 537 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 538 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 539 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 540 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 541 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 542 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 543 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 544 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 545 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 546 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 547 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 548 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 549 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 550 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 551 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 552 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 553 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 554 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 555 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 556 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 557 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 558 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 559 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 560 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 561 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 562 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 563 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 564 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 565 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 566 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 567 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 568 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 569 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 570 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 571 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 572 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 573 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 574 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 575 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 576 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 577 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 578 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 579 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 580 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 581 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 582 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 583 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 584 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 585 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 586 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 587 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 588 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 589 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 590 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 591 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 592 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 593 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 594 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 595 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 596 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 597 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 598 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 599 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 600 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 601 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 602 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 603 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 604 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 605 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 606 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 607 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 608 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 609 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 610 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 611 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 612 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 613 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 614 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 615 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 616 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 617 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 618 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 619 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 620 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 621 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 622 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 623 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 624 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 625 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 626 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 627 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 628 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 629 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 630 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 631 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 632 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 633 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 634 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 635 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 636 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 637 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 638 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 639 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 640 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 641 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 642 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 643 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 644 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 645 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 646 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 647 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 648 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 649 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 650 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 651 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 652 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 653 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 654 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 655 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 656 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 657 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 658 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 659 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 660 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 661 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 662 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 663 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 664 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 665 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 666 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 667 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 668 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 669 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 670 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 671 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 672 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 673 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 674 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 675 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 676 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 677 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 678 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 679 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 680 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 681 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 682 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 683 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 684 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 685 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 686 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 687 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 688 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 689 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 690 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 691 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 692 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 693 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 694 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 695 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 696 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 697 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 698 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 699 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 700 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 701 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 702 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 703 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 704 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 705 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 706 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 707 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 708 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 709 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 710 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 711 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 712 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 713 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 714 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 715 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 716 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 717 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 718 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 719 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 720 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 721 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 722 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 723 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 724 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 725 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 726 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 727 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 728 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 729 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 730 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 731 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 732 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 733 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 734 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 735 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 736 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 737 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 738 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 739 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 740 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 741 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 742 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 743 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 744 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 745 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 746 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 747 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 748 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 749 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 750 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 751 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 752 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session)
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Packet Pg. 781 Attachment: Attachment A - Draft Housing Element - May 10, 2023 (HCD Review Version) (5471 : Housing Element Joint Study Session) STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
DIVISION OF HOUSING POLICY DEVELOPMENT
2020 W. El Camino Avenue, Suite 500
Sacramento, CA 95833
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
August 8, 2023
Christian Murdock, Planning Director
Planning Department
City of Pacifica
540 Crespi Drive, Address
Pacifica, CA 94044
Dear Christian Murdock
RE: City of Pacifica’s 6th Cycle (2023-2031) Draft Housing Element Thank you for submitting the City of Pacifica’s (City) draft housing element received for review on May 10, 2023. Pursuant to Government Code section 65585, subdivision (b), the California Department of Housing and Community Development (HCD) is reporting the results of its review. Our review was facilitated by a site visit and conversations with you and your staff on July 7 and 27, 2023. In addition, HCD considered comments from Summer Lee, John Keener, CKS Environmental, Toll Brothers, YIMBY Law, Galla Bradshaw, Jan Turner, Nancy Tierner, David Kellogg, Jeffrey E. Sinder, Remi Tan and Suzanne Moore, pursuant to Government Code section 65585, subdivision (c).
The draft element addresses many statutory requirements; however, revisions will be necessary to substantially comply with State Housing Element Law (Gov. Code, § 65580 et seq). The enclosed Appendix describes the revisions needed to comply with State Housing Element Law.
As a reminder, the City’s 6th cycle housing element was due January 31, 2023. As of today, the City has not completed the housing element process for the 6th cycle. The City’s 5th cycle housing element no longer satisfies statutory requirements. HCD encourages the City to revise the element as described above, adopt, and submit to HCD to regain housing element compliance.
For your information, pursuant to Assembly Bill 1398 (Chapter 358, Statutes of 2021), as the City failed to adopt a compliant housing element within 120 days of the statutory deadline (January 31, 2023), sites to make prior identified sites available or accommodate the regional housing needs allocation (RHNA) must be completed no later than one year from the statutory deadline. Otherwise, the local government’s housing element will no longer comply with State Housing Element Law, and HCD may revoke its finding of substantial compliance pursuant to Government Code section 65585, subdivision (i). Please be aware, if the City fails to adopt a compliant housing
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Packet Pg. 782 Attachment: Attachment B - HCD Comment Letter on First Draft Housing Element (with numbering) (5471 : Housing Element Joint Study element within one year from the statutory deadline, the element cannot be found in substantial compliance until all necessary rezones are completed pursuant to Government Code section 65583, subdivision (c)(1)(A) and Government Code section 65583.2, subdivision (c).
Public participation in the development, adoption and implementation of the housing element is essential to effective housing planning. Throughout the housing element process the City should continue to engage the community; including organizations that represent lower-income and special needs households; by making information regularly available and considering and incorporating comments where appropriate. Please be aware, any revisions to the element must be posted on the local government’s website and to email a link to all individuals and organizations that have previously requested notices relating to the local government’s housing element at least seven days before submitting to HCD.
Several federal, state, and regional funding programs consider housing element compliance as an eligibility or ranking criteria. For example, the CalTrans Senate Bill (SB) 1 Sustainable Communities grant, the Strategic Growth Council and HCD’s Affordable Housing and Sustainable Communities program, and HCD’s Permanent Local Housing Allocation consider housing element compliance and/or annual reporting requirements pursuant to Government Code section 65400. With a compliant housing element, the City will meet housing element requirements for these and other funding sources.
For your information, some general plan element updates are triggered by housing element adoption. HCD reminds the City to consider timing provisions and welcomes the opportunity to provide assistance. For information, please see the Technical Advisories issued by the Governor’s Office of Planning and Research at:
https://www.opr.ca.gov/planning/general-plan/guidelines.html.
We are committed to assist the City in addressing all statutory requirements of State Housing Element Law. If you have any questions or need additional technical assistance, please contact Sohab Mehmood, of our staff, at [email protected].
Sincerely,
Paul McDougall
Senior Program Manager
Enclosure
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APPENDIX
CITY OF PACIFICA
The following changes are necessary to bring the City’s housing element into compliance with Article 10.6 of the Government Code. Accompanying each recommended change, we cite the supporting section of the Government Code.
Housing element technical assistance information is available on HCD’s website at https://www.hcd.ca.gov/planning-and-community-development/hcd-memos. Among other resources, the housing element section contains HCD’s latest technical assistance tool, Building Blocks for Effective Housing Elements (Building Blocks), available at https://www.hcd.ca.gov/planning-and-community-development/housing-elements/buildingblocks and includes the Government Code addressing State Housing Element Law and other resources.
A. Review and Revision
Review the previous element to evaluate the appropriateness, effectiveness, and progress in implementation, and reflect the results of this review in the revised element. (Gov. Code, § 65588 (a) and (b).)
The element must provide a cumulative evaluation of the effectiveness of past goals, policies, and related actions in meeting the housing needs of special needs populations (e.g., elderly, persons with disabilities, large households, female-headed households, farmworkers, and persons experiencing homelessness).
B. Housing Needs, Resources, and Constraints
1. Affirmatively further[ing] fair housing in accordance with Chapter 15 (commencing with Section 8899.50) of Division 1 of Title 2…shall include an assessment of fair housing in the jurisdiction. (Gov. Code, § 65583, subd. (c)(10)(A).) Enforcement: While the element included an evaluation of local and regional patterns, trends, and enforcement capacity, it must also identify and address past or current fair housing lawsuits, findings, settlements, judgements, or complaints. For additional information, please see pages 28-30 on HCD’s Affirmatively Furthering Fair Housing (AFFH) Guidance Memo at https://www.hcd.ca.gov/community-development/affh/docs/AFFH_Document_Final_4-27- 2021.pdf.
2. Analyze any special housing needs such as elderly; persons with disabilities, including a developmental disability; large families; farmworkers; families with female heads of households; and families and persons in need of emergency shelter. (Gov. Code, § 65583, subd. (a)(7).)
The element includes data and a general discussion of housing challenges faced by special needs households. However, the element must be revised to include an analysis B.2
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of the existing needs and resources for each special need group including seniors, farmworkers, large households, and persons with disabilities including developmental disabilities and extremely low-income (ELI) households. For example, the element should discuss the existing resources to meet housing needs (availability of shelter beds, number of large units, number of deed restricted units, etc.,), an assessment of any gaps in resources, and proposed policies, programs, and funding to help address those gaps.
3. An inventory of land suitable and available for residential development, including vacant sites and sites having realistic and demonstrated potential for redevelopment during the planning period to meet the locality’s housing need for a designated income level, and an analysis of the relationship of zoning and public facilities and services to these sites. (Gov. Code, § 65583, subd. (a)(3).)
Progress in Meeting the Regional Housing Need Allocation (RHNA): As you know, the City’s RHNA may be reduced by the number of new units built since July 1, 2022.
However, the element must demonstrate the availability of these units in the planning period. First, it is unclear how many units the City is counting as credit towards the RHNA. For example, the element analyzes several potential projects equating 232 units (Table F-5); however, Table F-7 only reflects credit for 139 units. The element should reconcile these numbers and accurately reflect the number of units as credit towards the RHNA. Second, while the element provided some general information regarding each project’s status, it should still demonstrate the likelihood that these units will be built during the planning period. To demonstrate the availability of these units, the element could analyze infrastructure schedules, City’s past completion rates on pipeline projects, outreach with project developers, describe any expiration dates on entitlements, anticipated timelines for final approvals, and any remaining steps for projects to receive final entitlements. Based on a complete analysis, the element may need to add or modify programs committing to facilitating and encouraging the development of these projects.
Realistic Capacity:
• General – The element is generally assuming 80 percent of maximum allowable densities to calculate residential capacity on identified sites. Further, the element includes examples of recent projects that have developed between 25-100 percent of the maximum allowable density with an average density of 81 percent (Table F-4). The element should analyze projects including information on typical densities on all recent and pipeline projects, the zone, acreage, built density, allowable density, level of affordability, outliers from the assumed densities and presence of exceptions such as a density bonus. Further, the element should analyze and evaluate this data to support its realistic capacity calculations. • AB 2011 Capacity Assumptions – The element is assuming additional capacity on sites that will be rezoned during the planning period beyond the projected densities that will be allowed once the rezoning is completed. Specifically, the element assumes additional capacity pursuant to AB 2011 (Statues of 2022) which allows sites and projects that meet specific criteria to qualify for additional B.3.1
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densities and ministerial approvals. However, for the element to utilize AB 2011 capacity assumptions, the City must demonstrate the likelihood that the sites and potential projects will qualify to utilize the provisions of AB 2011. The element should include local examples of sites redeveloping with qualifications similar to those required under AB 2011. Alternatively, the element could commit to rezoning to similar densities allowed under AB 2011 (60 units per acre) as a method to utilizing these capacity assumptions. Based on a complete analysis, the element may need to adjust capacity assumptions and include or modify programs committing to rezoning to appropriate densities. • Sites in Zones that Allow 100 Percent Nonresidential Uses – The element identifies sites in zones that allow nonresidential uses. The element must analyze the likelihood that the identified units will be developed as noted in the inventory in zones that allow 100 percent nonresidential uses. This analysis should consider the likelihood of nonresidential development, performance standards, and development trends supporting residential development. For additional information, see the Building Blocks at https://www.hcd.ca.gov/planning-andcommunity-development/housing-elements/building-blocks/analysis-sites-andzoning.
Site Size: The element identifies several sites at less than a half-acre to accommodate the lower-income RHNA. These sites are not eligible absent a demonstration that sites of equivalent size and affordability were successfully developed during the prior planning period or unless other evidence is provided. The inventory indicates that some of the sites would be consolidated; however, the element should provide an analysis demonstrating the potential for lot consolidation. For example, the analysis could describe the City’s role or track record in facilitating small-lot consolidation; policies or incentives offered or proposed to encourage and facilitate lot consolidation, conditions rendering parcels suitable and ready for lot consolidation; or information from the owners of each aggregated site.
Suitability of Nonvacant Sites: The element is utilizing nonvacant sites to accommodate a portion of the RHNA. However, the element must demonstrate the potential for additional development. The methodology for demonstrating additional development on nonvacant sites must discuss existing uses, development trends, and policies and programs to encourage additional residential development. For example, the element indicates several factors that may have been utilized when demonstrating the likelihood for redevelopment including the degree of underutilization based on the current build out of the site, age of existing uses, vacancies, and other trends (p. F-15). However, the element must provide support for these assumptions including analyzing and discussing how these factors are indicative of redevelopment potential. Second, the element should relate these factors to the actual sites and quantify where possible (e.g., age of building, current vs. allowed floor area ration (FAR), etc.,). Based on a complete analysis the element may need to add or revise programs to facilitate redevelopment.
Additionally, to provide sufficient capacity for the RHNA during the planning period and as part of identifying sites with potential for development, the element should consider B.3.2.C
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public comments received regarding the inclusion of sites from property owners written interest in residential development in the planning period.
Finally, if the housing element relies upon nonvacant sites to accommodate more than 50 percent of the RHNA for lower-income households, the City must make findings based on substantial evidence, the existing uses will be presumed to impede additional residential development. (Gov. Code, § 65583.2, subd. (g)(2).) Absent findings (e.g., adoption resolution), the existing uses will be presumed to impede additional residential development and will not be utilized toward demonstrating adequate sites to accommodate the RHNA.
Publicly-Identified Sites: The element identifies several publicly-identified sites to accommodate a portion of the RHNA including school district and City-Owned sites. The element must include an analysis addressing address general plan designations, allowable densities, support for residential capacity assumptions, existing uses, and any known conditions that preclude development in the planning period and the potential schedule for development. For example, the element should evaluate public comments and other information to evaluate the likelihood of redevelopment of these sites during the planning period. If zoning does not currently allow residential uses at appropriate densities, then the element must include programs to rezone sites pursuant to Government Code section 65583.2, subdivisions (h) and (i). In addition, the housing element must include a description of whether there are any plans to sell the property during the planning period and how the jurisdiction will comply with the Surplus Land Act (Article 8 (commencing with Section 54220) of Chapter 5 of Part 1 of Division 2 of Title 5).
CalTrans Sites: The element identifies multiple CalTrans sites to accommodate a portion of the RHNA. The element should include additional information to determine that these sites will be available for residential development with the appropriate zoning and densities during the planning period. Additionally, the element should include a commitment to the decertification of any applicable Caltrans sites within three years from the start of the planning period and alternative actions if this does not occur (e.g., identify additional adequate sites) by January 31, 2026.
Availability of Zoning: The element indicates that several sites that do not have appropriate zoning or densities to accommodate the RHNA (p. 12). As such, the element shows a shortfall of 1,039 units including 510 units for lower-income households. While the element includes programs committing to rezoning sites (Program 1-1 General Plan and Zoning Amendments), because zoning was not in place at the start of the planning period (January 31, 2023), the element must include a program committing to housing element rezone requirements pursuant to Government Code section 65583.2 (h) and (i). As part of these rezoning requirements, the element must commit to establishing a minimum density of 20 units per acre (Gov. Code 65583.2 (h)). Please see the programs section of this review for additional information.
AB 725: For jurisdictions that are considered Metropolitan, the element must identify at least 25 percent of the remaining moderate and above-moderate RHNA on sites that B.3.5
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allow at least four units of housing (e.g., four plex or greater) (Gov. Code, § 65583.2, subd. (c)(4)).
Availability of Infrastructure: The element states that “nearly” all housing sites have the most efficient infrastructure except two areas that will need additional analysis and that may impact the design and timing of the development (p. G-30). Additionally, the element indicates that potential infrastructure constraints related to water pump stations, among other things, may impact a projects ability to reach maximum capacity. First, the element must specifically indicate if total infrastructure capacity (existing and planned) is available to accommodate the RHNA. Second, the element must include a program committing to actions and a timeline to make sufficient infrastructure available to accommodate the RHNA.
Zoning for a Variety of Housing Types:
• Emergency Shelters: Zoning to permit emergency shelters without discretionary action was required as part of the 4th cycle housing element and prior to the 5th cycle housing element. The element states that the City’s zoning regulations does not address emergency shelters (p. G-16) and the City will include a program committing to comply with Government Code section 65583, subdivision (a)(4).). Further, the City provided additional documentation indicating that the City’s definition of special care facilities includes people experiencing homelessness and is permitted by-right for six or fewer persons. However, the City does not explicitly address emergency shelters and only allows by-right approvals for similar uses in limited circumstances (e.g., six of fewer persons).
Additionally, because zoning for emergency shelters was supposed to be completed two planning periods ago and the time to identify appropriate zoning has lapsed, HCD cannot find the element in compliance until the appropriate zoning to permit emergency shelters without discretionary action is demonstrated or completed. For additional information, please see
https://www.hcd.ca.gov/planning-and-community-development/housingelements/building-blocks/zoning-variety-of-housing-types.
As part of implementing zoning changes to permit emergency shelters without discretion, the City should address compliance with parking standards pursuant to Government Code section 65583, subdivision (a)(4)(A) and additional requirements regarding zoning, capacity and habitability pursuant to Chapter 654, Statutes of 2022 (AB 2339). For additional information and timing requirements, please see HCD’s memo at
https://www.hcd.ca.gov/sites/default/files/docs/planning-and-community/ab2339- notice.pdf.
• Transitional and Supportive Housing: Transitional housing and supportive housing must be permitted as a residential use in all zones allowing residential uses and only subject to those restrictions that apply to other residential dwellings of the same type in the same zone. (Gov. Code, § 65583, subd. (a)(5).). The element notes that the City does not currently address supportive and transitional housing and includes Program HE 1-14 (State and Federal Law B.3.10.B
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Conformance) committing to address this housing type. However, the Program should be revised to amend zoning that specifically commits to permitting these housing types as a residential use and only subject to those restrictions that apply to other residential dwellings of the same type in the same zone pursuant to Government Code Section 65583 (a)(5).
• Accessory Dwelling Units (ADUs): After a cursory review of the City’s ordinance, HCD discovered several areas which were not consistent with State ADU Law.
This includes, but is not limited to, definition of site, minimum landscaping requirements, parking, and subjective standards, among others. HCD will provide a complete listing of ADU non-compliance issues under a separate cover. As a result, the element should add a program to update the City’s ADU ordinance in order to comply with state law. For more information, please consult HCD’s ADU Guidebook, published in December 2022, which provides detailed information on new state requirements surrounding ADU development:
https://www.hcd.ca.gov/sites/default/files/2022-07/ADUHandbookUpdate.pdf. • Single-Room Occupancy (SRO) Units: The element indicates that SROs are defined as a boardinghouse that includes lodging and meals. SROs provide a valuable source of affordable housing especially for persons experiencing homelessness and extremely low-income households. The element should analyze any occupancy standards, length of stay, and whether SROs are permitted as a residential use under the current definition. Based on complete analysis, the element may need to add or modify programs with a commitment to removing any potential constraints on the development of SROs. For additional information, please see: https://www.hcd.ca.gov/planning-and-communitydevelopment/housing-elements/building-blocks/zoning-variety-of-housing-types.
4. An analysis of potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the types of housing identified in paragraph (1) of subdivision (c), and for persons with disabilities as identified in the analysis pursuant to paragraph (7), including land use controls, building codes and their enforcement, site improvements, fees and other exactions required of developers, and local processing and permit procedures... (Gov. Code, § 65583, subd. (a)(5).)
Land Use Controls (Parking): The element notes that one-bedroom multifamily units are required to provide 1.5 spaces per unit, including one garage or carport space (p. G-11).
Requiring smaller bedroom types (e.g., one-bedroom units) to provide 1.5 parking spaces is considered a constraint. Additionally, the element must analyze covered parking requirements for impacts on cost, supply, housing choices, affordability and achieving maximum densities. The element must include a program committing to reducing parking requirements for smaller bedroom types (e.g., one space per onebedroom unit).
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Fees and Exaction: The element some general information regarding fees including total amount of fees and their proportion to the development costs for both single family and multifamily housing. However, a complete analysis must include a listing of all required fees for single family and multifamily housing development, including impact fees, and analyze their impact as potential constraints on housing supply and affordability. For additional information and a sample analysis and tables, see the Building Blocks at https://www.hcd.ca.gov/planning-and-community-development/housing-elements/buildingblocks/fees-and-exactions.
Local Processing and Permit Procedures:
• Multifamily Housing – The element indicates that multifamily housing is required to obtain a Site Development Permit and listed the required approval findings (p.
G-23) illustrating constraints for multifamily development. For example, the approval findings require multifamily housing to meet several subjective criteria related to impacts on surrounding uses and character of the neighborhood. The approval findings also indicates that the applicant must meet both the City’s subjective findings in addition to the City’s design guidelines. Secondly, the element notes that 1) clustered housing including zero lot line projects and condominiums and 2) multifamily and mixed-use development in commercial zones are required to obtain both a Site Development and Conditional Use permits (CUP). However, several of the required CUP findings are similar to the site development permit findings. Lastly, the analysis noted that a typical multifamily project has a 9–24 month approval timeline (pg. G-22). The analysis demonstrated that 1) multifamily housing is subjected to a highly discretionary process with subjective findings and minimal guidance to promote certainty and objectivity 2) the City subjects some multifamily housing and other housing types to two types of processes that are subjective and potentially redundant of each other and 3) multifamily housing is subjected to a lengthy approval process. The element must include or modify a program addressing and removing or modifying the Site Development Plan and CUP (beyond objective standards) for multifamily housing in zones that are intended to permit multifamily housing (e.g., residential).
• Planned Development (PD) – The element described the general process for projects in the PD zoning, indicating that this process is highly discretionary (p. G-22). However, the analysis should clearly explain whether PDs are optional or required for areas intended for residential uses and whether there are established development standards prior to the approval of the PD. If the PD is mandatory in areas intended for residential uses without fixed development standards, the element should specifically evaluate these requirements for impacts on cost, supply, feasibility, and approval certainty of housing. Based on a complete analysis, the element may need to add or modify programs to address any potential constraints.
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• Permit Streamlining Act (PSA) and CEQA – The element should address public comments on this draft submittal and discuss compliance with the Permit Streamlining Act and intersections with CEQA and timing requirements, including streamlining determinations and add or modify programs as appropriate.
Inclusionary Housing: The element generally mentions the City’s inclusionary zoning ordinance, but it must also analyze the City’s inclusionary housing requirements, including its impacts as potential constraints on the development of housing for all income levels. The analysis should evaluate the inclusionary broader policy’s implementation framework, including the percentage of new residential construction that is dedicated to affordable housing, the types of options and incentives offered, relationships with State Density Bonus Law (SDBL) and any other factors that may impact housing costs.
On/Off-Site Improvements: The element must identify subdivision level improvement requirements, such as minimum street widths (e.g., 40-foot minimum street width), and analyze their impact as potential constraints on housing supply and affordability. For additional information and a sample analysis, see the Building Blocks at https://www.hcd.ca.gov/planning-and-community-development/housingelements/building-blocks/codes-and-enforcement-and-onsite-offsite-improvementstandards.
Constraints on Housing for Persons with Disabilities:
• Reasonable Accommodation –The element briefly describes its reasonable accommodation procedures (p. G-16). However, the element should also describe the process and decision-making criteria such as approval findings and analyze any potential constraints on housing for persons with disabilities.
Additionally, HCD understands that the City must make findings that the request would not cause impacts on surrounding uses and coastal zone resources. In addition to describing the reasonable accommodation process and listing the required approval findings, the element must analyze these findings for potential constraints on persons with disabilities. Based on a complete analysis, the element may need to add or modify programs to remove any potential constraints.
• Group Homes of Seven or More Persons – The element notes that the City defines group homes for seven or more persons as a “special care facility” and that this use is subject to a discretionary use permit and must comply with a 500- foot spacing requirements. For your information, zoning should simply implement a barrier-free definition of family instead of subjecting, potentially persons with disabilities, to special regulations such as the number of persons, population types and licenses. These housing types should not be excluded from residential zones, most notably low-density zones, which can constrain the availability of housing choices for persons with disabilities. Requiring these housing types to obtain a special use or CUP could potentially subject housing for persons with B.4.6.B
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Packet Pg. 791 Attachment: Attachment B - HCD Comment Letter on First Draft Housing Element (with numbering) (5471 : Housing Element Joint Study City of Pacifica’s 6th Cycle (2023-2031) Draft Housing Element Page 9 August 8, 2023
disabilities to higher discretionary standards where an applicant must demonstrate compatibility with the neighborhood, unlike other residential uses.
As such, the element must include a program removing the spacing requirements and commit to allowing these uses in any zone that permits residential uses and only subject to those restrictions that apply to similar residential uses. Please see HCD’s for more info https://www.hcd.ca.gov/sites/default/files/docs/planning-andcommunity/group-home-technical-advisory-2022.pdf.
5. An analysis of potential and actual nongovernmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the length of time between receiving approval for a housing development and submittal of an application for building permits for that housing development that hinder the construction of a locality’s share of the regional housing need in accordance with Government Code section 65584... (Gov. Code, § 65583, subd. (a)(6).) The element must analyze the length of time between receiving approval for a housing development and submittal of an application for building permits, and any local efforts to address or mitigate nongovernmental constraints such as reduced fees, financing for affordable housing or expedited processes. The analysis should address any hinderances on the construction of a locality’s share of the regional housing need and programs should be added or modified as appropriate.
6. Analyze existing assisted housing developments that are eligible to change to non-lowincome housing uses during the next 10 years due to termination of subsidy contracts, mortgage prepayment, or expiration of use restrictions. (Gov. Code, § 65583, subd. (a)(9) through 65583(a)(9)(D).).
The element indicates the City has 101 affordable units with expiring affordability restrictions within the next eight years (e.g., 2025). The element must include an assessment of conversion risk and estimate and analyze the cost for replacing versus preserving the units. For more information on the analysis, please visit:
https://www.hcd.ca.gov/planning-and-community-development/housingelements/building-blocks/assisted-housing-developments-risk-conversion.
C. Housing Programs
1. Identify actions that will be taken to make sites available during the planning period with appropriate zoning and development standards and with services and facilities to accommodate that portion of the city’s or county’s share of the regional housing need for each income level that could not be accommodated on sites identified in the inventory completed pursuant to paragraph (3) of subdivision (a) without rezoning, and to comply with the requirements of Government Code section 65584.09. Sites shall be identified as needed to facilitate and encourage the development of a variety of types of housing for all income levels, including multifamily rental housing, factory-built housing, mobilehomes, housing for agricultural employees, supportive housing, single-room occupancy units, emergency shelters, and transitional housing. (Gov. Code, § 65583, subd. (c)(1).)
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Packet Pg. 792 Attachment: Attachment B - HCD Comment Letter on First Draft Housing Element (with numbering) (5471 : Housing Element Joint Study City of Pacifica’s 6th Cycle (2023-2031) Draft Housing Element Page 10 August 8, 2023
As noted in Finding B3, the element does not include a complete site analysis; therefore, the adequacy of sites and zoning were not established. Based on the results of a complete sites inventory and analysis, the City may need to add or revise programs to address a shortfall of sites or zoning available to encourage a variety of housing types. In addition, the element should be revised as follows:
Shortfall of Sites: As noted above, because zoning was not in place at the start of the planning period, the City is showing a shortfall of 1,039 units including 510 units for lower-income households. While the element included Program 1-1 (General Plan and Zoning Amendments) committing to rezoning to allow residential uses at appropriate densities to accommodate the RHNA, programs to address the lower-income RHNA must specifically commit to rezoning pursuant to Government Code sections 65583, subdivision (c)(1) and 65583.2, subdivisions (h) and (i). Examples of requirements include permitting, without discretionary action, multifamily developments in which 20 percent or more of the units are affordable to lower-income households, requiring minimum densities and residential performance standards. For more information, please see HCD’s site inventory guidance memo: https://www.hcd.ca.gov/communitydevelopment/housing-element/docs/sites_inventory_memo_final06102020.pdf.
Additionally, since the City failed to adopt a compliant housing element within 120 days of the statutory deadline (January 31, 2023), all rezones to accommodate the RHNA must be completed no later than one year from the statutory deadline. As such, Program 1-1 (General Plan and Zoning Amendments) to accommodate a shortfall and rezones to address prior identified sites must be completed no later than one year from the statutory deadline.
Program HE-1-4 (Accessory Dwelling Units (ADUs)): This Program commits to various actions to facilitate the development of ADUs. However, given the City’s reliance on ADUs, the element must include a commitment to adjusting projected assumptions if the number of units and affordability do not actualize during the planning period.
Specifically, the degree of additional actions should be in stride with the degree of the gap in production and affordability. For example, if actual production and affordability of ADUs is far from anticipated trends, then the element must commit to amending the housing element, identifying additional sites, and rezoning within a timely manner (e.g., within six months).
Publicly Identified Sites: While the element included Program 1-1 (General Plan and Zoning Amendments) and 1-3 (Public Land Planning), these programs may need to be revised based on a complete sites analysis (see above finding). Additionally, while these programs commit to outreach and issuing requests for proposals (RFP), actions need to be revised with additional actions, firm commitments, discrete timelines, and quantifiable metrics. The element should also include specific actions, as needed, to making the Caltrans sites available during the planning period. Additional actions to facilitate development should include commitments to compliance with the Surplus Land Act, annual outreach with developers, rezoning and financial assistance, issuing requests for proposals, facilitating any subsequent entitlements, and numerical objectives by affordability.
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Packet Pg. 793 Attachment: Attachment B - HCD Comment Letter on First Draft Housing Element (with numbering) (5471 : Housing Element Joint Study City of Pacifica’s 6th Cycle (2023-2031) Draft Housing Element Page 11 August 8, 2023
2. The Housing Element shall contain programs which assist in the development of adequate housing to meet the needs of extremely low-, very low-, low- and moderateincome households. (Gov. Code, § 65583, subd. (c)(2).) The element includes general commitments to addressing various special needs populations. However, given the importance of farmworkers and the local and regional needs, the element must include specific actions to addressing this population.
Examples of actions could include proactive outreach with developers and the community, identifying potential sites, provide incentives (e.g., expediated permitting, flexible development standards, gap funding, fee waivers), and applying for state and federal funding.
3. Address and, where appropriate and legally possible, remove governmental and nongovernmental constraints to the maintenance, improvement, and development of housing, including housing for all income levels and housing for persons with disabilities. The program shall remove constraints to, and provide reasonable accommodations for housing designed for, intended for occupancy by, or with supportive services for, persons with disabilities. (Gov. Code, § 65583, subd. (c)(3).) As noted in Findings B4 and B5, the element requires a complete analysis of potential governmental and nongovernmental constraints. Depending upon the results of that analysis, the City may need to revise or add programs and address and remove or mitigate any identified constraints.
In addition, Program HE 1-2 (Zoning and Streamlining) identifies various changes to development standards and other process to the facilitate development of housing.
However, several of the actions state that the City “will consider” addressing and implementing including increasing heights, reducing parking, modifying densities standards, changes to the City’s definition of family, etc., Given the importance and need of several of these actions, the element should be revised to affirmatively commit to these changes.
4. Promote and affirmatively further fair housing opportunities and promote housing throughout the community or communities for all persons regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability, and other characteristics... (Gov. Code, § 65583, subd. (c)(5).)
Goals, Priorities, Metrics, and Milestones: Goals and actions must specifically respond to the analysis and to the identified and prioritized contributing factors to fair housing issues and must be significant and meaningful enough to overcome identified patterns and trends. Actions must have specific commitment, metrics, and milestones as appropriate and must address housing mobility enhancement, new housing choices and affordability in high opportunity areas, place-based strategies for community preservation and revitalization and displacement protection. Additionally, quantified metrics that target beneficial impacts for people, households, and neighborhoods (e.g., number of people or households assisted, number of housing units built, number of parks or infrastructure projects completed). Lastly, the City is considered a majority C.2
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Packet Pg. 794 Attachment: Attachment B - HCD Comment Letter on First Draft Housing Element (with numbering) (5471 : Housing Element Joint Study City of Pacifica’s 6th Cycle (2023-2031) Draft Housing Element Page 12 August 8, 2023
racially and concentrated area of affluence (RCAA). Therefore, the element must include significant and meaningful programs (beyond the RHNA) that target RCAA and relatively higher income neighborhoods to enhance housing mobility and provide housing choices and affordability throughout the City.
D. Quantified Objectives
Establish the number of housing units, by income level, that can be constructed, rehabilitated, and conserved over a five-year time frame. (Gov. Code, § 65583, subd. (b)(1 & 2).)
While the element includes quantified objectives for new construction, it currently targets no objectives for housing rehabilitation and should be revised accordingly. In addition, the element could increase its housing conservation and preservation objectives accordingly.
For your information, conservation objectives may include the variety of strategies employed by the City to promote tenant stability, code enforcement, naturally affordable housing, and the preservation of units at-risk of conversion to market rate use.
E. Consistency with General Plan
Coastal localities shall document the number of low- and moderate-income units converted or demolished, and the number of replacement units provided. (Gov. Code, § 65588, subd. (d).)
The element analyzes the housing stock in the coastal zone. Specifically, the element stated that 57 housing units were demolished within the coastal zone between 2015-2022 due to an emergency natural disaster. In conversations with the City, it was noted that the City was not able to identify the number of lower-income renters in these units due to the emergency and that the owner generally did not maintain the property including complying with building codes. Furthermore, the City noted that while these units were not deed-restricted, anecdotal information indicates that there were a number of lower- and moderate -income households living in these units. The element should include a program committing to actions that preserve coastal housing units for lower-and moderate-income households. This Program could commit to annual monitoring, commitment to complying with replacement requirements and proactive noticing and outreach to non-profits and service providers in the event that future coastal housing is at-risk.
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Packet Pg. 795 Attachment: Attachment B - HCD Comment Letter on First Draft Housing Element (with numbering) (5471 : Housing Element Joint Study TABLE: RHNA CAPACITY ANALYSIS
LowerIncome
Capacity
ModerateIncome
Capacity
Above
ModerateIncome
Capacity
Total
Capacity
RHNA 848 291 753 1,892
Pipeline 52 8 188 244
Projected ADU's 112 56 19 187
Core Sites (Existing Capacity) 24 76 21 121
Core Sites (Rezoning Required) 663 172 670 1,505
RHNA Units Subtotal 851 312 898 2,061
Surplus Sites 535 124 218 877
Grand Total 1,386 436 1,116 2,938
Surplus RHNA* 538 145 363 1,046
Surplus RHNA % 63% 50% 48% 55%
* The Surplus RHNA figures include the following numbers of units from Core Sites in excess of the required RHNA: Lower Income - 3 units; Moderate Income - 21 units; and, Above Moderate Income - 145 units.
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Packet Pg. 796 Attachment: Attachment C - Revised Housing Site Inventory Tables (5471 : Housing Element Joint Study TABLE
: “CORE” RHNA SITES
Site #Location Existing
Land Use
Existing
Allowed
Density
(DU/A)
Proposed
Density
(DU/A)
Revise
to Allow
Residential
Use
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate-
Income
Capacity
Total
Capacity
2 751 Oceana HDR 30 40 N/A66 68 80
3 Vacant
Santa Maria/Palmetto
MUN 26 Same N/A77
6 Vacant
Talbot/Goodman*
HDR 30 Same N/A 21 21
10 Former
Lumberyard
4275 Coast Hwy
MUN 30 60 N/A 49 49
11 Vacant
Coast Hwy north
of Former
Lumberyard*
MUN 30 60 N/A 690 69
15 Crespi Storage
610 Crespi*
MUC 50 Same N/A 55 55
16 Park Mall
1015 Terra Nova
Blvd*
MUN 30 50 N/A54 52 61
18 Caltrans Park n
Ride
Linda Mar Blvd
MUN 30 60 N/A 54 54
19 7th Day
Adventist, 533
Hickey Blvd
MDR 15 30 N/A 15 15
20 Public Works
Corp Yard, 155
Milagra Dr*
Retail0 40 Yes 39 39
21 Oceana HS,
401 Paloma Ave
Public0 30 Yes 14 12 152 178
22 Terra Nova HS,
1450 Terra Nova
Blvd
Public0 30 Yes 109 110 129
24 Sanchez Library,
1111 Terra Nova
Blvd
Public0 40 Yes 65 65
25 Caltrans ROW,
Skyline Blvd
N/A N/A 40 Yes 162 162
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Packet Pg. 797 Attachment: Attachment C - Revised Housing Site Inventory Tables (5471 : Housing Element Joint Study 27 Pacific Manor
Shopping Center,
440 Manor Pl*
Retail/
MUN
0-30 60 Yes 9 8 98 115
28 Fairmont
Shopping Center,
777 Hickey Blvd*
Retail 0 50 Yes 3 3 35 41
29 Linda Mar
Shopping Ctr, 500
Linda Mar Blvd*
Retail 0 50 Yes 14 13 155 182
30 Builders
Exchange,
520 San Pedro
Ave
Retail 0 30 Yes 23 23
31 Ace Hardware,
560 San Pedro
Ave*
Retail 0 30 Yes 30 30
32 Brentwood
Shopping Center,
Oceana/Manor*
Retail 0 60 Yes 97 97
33 US Bank,
1655 Oceana
Blvd
MUC 30 50 N/A 14 14
37 St Peter's Church
700 Oddstad
Open
Space/Ag/Res
30 Same N/A 24 24
38 Vacant
Coast Hwy north
of Our Savior
Church*
MUN 30 60 N/A 61 61
G Skyline Blvd Utilities 0 40 Yes 55 55
TOTAL CORE RHNA SITES 687 248 691 1,626
Note: Sites indicated with an asterisk (*) include the more than one parcel. Each APN listed is included in Appendix F. Source: City of Pacifica
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Packet Pg. 798 Attachment: Attachment C - Revised Housing Site Inventory Tables (5471 : Housing Element Joint Study TABLE: SURPLUS/“BUFFER” SITES
Site
#
Location Existing
Land Use
Existing
Allowed
Density
(DU/A)
Proposed
Density
(DU/A)
Revise
to Allow
Residential
Use
Lower
Income
Capacity
Moderate
Income
Capacity
Above
ModerateIncome
Capacity
Total
Capacity
12 Coast Hwy, Between
4300-4400 Coast Hwy
MUN 30 60 N/A 169 169
23 Sanchez Art Center,
1220 Linda Mar Blvd
Public 0 40 Yes 130 130
26 Caltrans ROW,
Coast Hwy/Quarry
N/A N/A 60 Yes 122 122
34 Vallemar Station,
2125 Coast Hwy
Retail 0 60 Yes 97 97
35 Vacant,
Coast Hwy/Sea Bowl Ln
Visitor
Commercial
0 20 Yes 32 32
36 Sea Bowl,
4625 Coast Hwy
Visitor
Commercial
0 60 Yes 17 16 186 219
A Latter Day Saints
730 Sharp Park Rd
Public and
Semi Public
0 30 Yes 23 23
B Ramallah Plaza
2480 Skyline
Retail 0 30 Yes 11 11
D Vacant
340 Waterford
Retail 0 40 Yes 7 7
E Car Wash
340 Waterford
Retail 0 40 Yes 9 9
F Vacant w/ Acces Bldg.
Oddstad Blvd
MUN 30 40 N/A 16 16
H Pavilion of Flowers,
801 Oceana Blvd.
Office 0 40 Yes 42 42
TOTAL SURPLUS RHNA SITES 535 124 218 877
Note: Sites indicated with an asterisk (*) include the more than one parcel. Each APN listed is included in Appendix F. Source: City of Pacifica
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Packet Pg. 799 Attachment: Attachment C - Revised Housing Site Inventory Tables (5471 : Housing Element Joint Study This figure shows the parcels on which housing is intended to be developed on all or a portion of the parcel.
Where the entire parcel is not intended to be developed with housing, the specific areas of the parcel intended for housing development are depicted in Appendix F, Figures F-2 through F-11 “Areas assumed for housing (in blue shading).” The areas of the parcels that are not shown as “Areas assumed for housing (in blue shading)” are not included in the Housing Element site inventory.
Sites With Existing Capacity
Core RHNA Rezoning Sites
Housing Element Buffer Sites
Hwy 1
Skyline Blvd
Sh arp Park Rd
Manor Dr
Fassler Ave
Crespi Dr
Terra Nova Blvd
Linda Mar Blvd
2 3
6 11 10
12 15
24 18
19 20
21 22
23 16
25 27
28 29 30
31 32
33 34
35 36
38 F
H
A
D
E
37 C
G
B
12 26
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³±
³±
³±
³±
³±
LINDA MAR
ODDSTAD
FASSLER
GRAND
REINA DEL MAR
FAIRWAY
PALMETTO
PALOMA
SHARP PARK
ESPLANADE
AVALON
MANOR
MONTEREY
HICKEY
PERALTA
ROCKAWAY BEACH
§¨¦280
UV35
UV82
UV35
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DE SOLO
BARCELONA
NELSON
BROOKHAVEN
CRESTMOOR
BEACHVIEW
FREMONT
CATALINA
CRESPI
CCWRP
Skyridge PS
Rockaway PS
Linda Mar PS
Sharp Park PS
David Davis/Brighton PS
Linda Mar EQ Basin
DALY CITY
SAN BRUNO
UNINCORPORATED
SOUTH SAN FRANCISCO
UNINCORPORATED
COLMA
Pacific Ocean
!(
Modeled Sewers
Force Main
Unmodeled Sewers
Equalization Basin
Facilities
³±
Pump Station
³±
Water Recycling Plant
³±
Pump Station
(unmodeled)
Pacifica City Limits
Other City Boundaries ±
0 0.125 0.25 0.5
Miles
Legend
Rockaway Beach Pump
Station Catchment Area
Map
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Packet Pg. 801 Attachment: Attachment E - Rockaway Beach Pump Station Catchment Area Map (5471 : Housing Element Joint Study Session)