Pleasanton

Maintain zoning/rezone appropriate sites to accommodate Pleasanton’s share of the regional housing need for all income levels. Parcels to be rezoned are identified in Appendix B, Table B13. As reflected in Appendix B, each potential rezoned lower-income site will be zoned for a minimum of at least 30 units per acre, have the capacity to accommodate at least 16 units, and be available for development in the planning period where water, sewer, and dry utilities can be provided. Sites rezoned for lower-income unit capacity will permit owner-occupied and rental multi-family uses by right pursuant to Government Code §65583.2(h) and (i) for developments in which 20 percent or more of the units are affordable to lower-income households. On rezoned lower-income sites, the City will allow 100 percent residential use and shall require residential use to occupy at least 50 percent of the floor area in a mixed-use project. Any necessary specific plan amendments (e.g., Vineyard Avenue Specific Plan) will be adopted concurrently with the rezoning adoption. •

Provide capacity to accommodate RHNA shortfall (capacity for at least 1,814 lower-income units, 301 moderate-income units, and 1,149 above moderateincome units) • ; Target:Create opportunities for low-income housing capacity in Racial or Ethnically Concentrated Areas of Affluence (RCAAs), including census tracts 450603 and 450744) (e.g., rezone Area 6 (Signature Center) and Area 12 (Pimlico Area (North Side)), which are also located in areas of relatively higher income

Adopt zoning standards consistent with the Bay Area Rapid Transit (BART) Transit Oriented Development (TOD) Place Type: Neighborhood/Town Center for AB 2923-eligible parcels within a half-mile of the West Dublin/Pleasanton and Dublin/Pleasanton BART stations. This includes requiring a minimum of 75 dwelling units per acre and five stories. To encourage the development of housing at the Dublin/Pleasanton BART parking lot parcels, the City will take the following steps: 1. Develop and adopt Objective Design Standards for the Dublin/Pleasanton BART parking lot parcels that reflect the allowable minimum development standards set forth in AB 2923. 2. Undertake preparation of a concept plan for the Dublin/Pleasanton BART parking lot parcels, with input from BART and the community, that addresses the range of allowable land uses, including housing at the assigned density. The City will lead the planning effort and seek grant and other funding to support this effort. 3. Ensure that the plan adequately addresses parking for new uses and existing commuter parking needs, with the goal to provide an appropriate amount of replacement parking and implement strategies to reduce and manage overall parking demand. Funding for replacement parking, including potential non-BART sources of funding, will be addressed in coordination with the City and BART. 4. During and upon adoption of the plan, the City will work with BART to actively pursue development interest in the parcels, including soliciting developer input on the plan during plan preparation, and issuance of Request(s) for Proposals to pursue development of the site during the 6th Cycle Housing Element planning period. •

Acquire and/or assist in the development of one or more sites for housing affordable to lowerincome households, including a focus on extremely low-income households. Specific actions the City will undertake to pursue this effort include: 1. Conduct outreach to and coordinate with non-profit housing developers and owners of identified sites to accommodate housing affordable to lower-income households for the purpose of facilitating discussion regarding potential opportunities, programs, financial support, etc. 2. Actively assist owners of property zoned or designated for high-density residential development (allow at least 30 dwelling units per acre) in soliciting non‑profit housing organizations for proposals to develop housing affordable to extremely low-, very low-, and low-income households on available sites using Lower‑Income Housing Fees. The objective is to assure that owners of these properties are informed of City affordable housing programs and resources to support development of affordable housing. 3. Direct outreach to religious institution site owners or operators to inform them about AB 1851 and any other regulations that encourage housing development on these sites. The City will reach out to each religious institution site owners or operators within one year following Housing Element adoption; and then provide mailed notifications to the owners within six months of the adoption of any new State legislation that reduces barriers to development of religious institution sites. 4. In conjunction with any potential re-zoning of properties owned by the Pleasanton Unified School District (PUSD) for housing, engage with PUSD to encourage some or all of these sites to include a proportion of units that are affordable to the local workforce. 5. When land becomes available to the City, reserve suitable sites for non-profit organizations to build below-market rate housing that includes a mix of unit sizes, including a proportion of three-bedroom units for large households (if the project is not age-restricted), in addition to smaller units for smaller households. To encourage a high proportion of affordable units on such sites, the City may issue a Request for Proposals in conjunction with non-profit or for-profit housing developers for development providing at least 20 percent of the units to very low-income households and 20 percent of the units to low-income households. 6. Facilitate funding of site acquisition and project construction for appropriate sites through strategies such as issuance of tax-exempt bonds, and other financing mechanisms, to finance the construction of housing units affordable to extremely low-, very low- and low-income households, to purchase land for such a use, and to reduce mortgage rates. •

Assist in the development of 100 below market rate units over the planning period • ; Target:Target assistance in developing below market rate units in the highest opportunity areas (i.e., census tracts identified as TCAC highest resource) and areas of relatively higher income (i.e., see Appendix F, Figure F-9: Median Household Income)

Facilitate the development of the large Kiewit and Stoneridge Mall properties and other High Density sites larger than 10 acres with housing by undertaking the following programs: 1. Stoneridge Mall: Prepare and adopt a Specific Plan, Master Plan, PUD plan, or similar planning framework for development of the Stoneridge Mall property (Area 2), in cooperation with the various property owners, that incorporates housing at the amount and densities specified in the housing sites inventory, including lower-income housing, as well as complementary commercial uses. The goal of the planning effort is to create a vibrant mixed use and transit-oriented development that provides significant housing opportunities, including affordable housing, in proximity to employment, shopping and services, that is well connected to and incorporates multimodal transportation facilities. As a first step in this process, develop initial policy guidance for the mall through a “Framework” that will be the basis for future planning and a forum to develop consensus around a vision for the mall for the affected property owners and the community. 2. Kiewit Property: Either in conjunction with preparation of a Specific Plan for East Pleasanton, or within a more focused Master Plan or PUD plan for the 50-acre Kiewit area (Area 21), work with the property owner to develop and adopt or approve a conceptual plan, including housing at mixed densities, and a significant affordable housing component. The planning will take into account infrastructure, circulation, open space and amenities for residents, with the goal of creating a sustainable new neighborhood in Pleasanton. New public infrastructure (e.g., water, sewer, roadways etc.) will be necessary throughout the East Pleasanton Specific Plan (EPSP) area, and cost sharing of public infrastructure improvements is expected to occur among EPSP developers, anticipating the use of community facilities districts or similar financing structures. The plan will encourage a diversity of housing types and seek to include innovative missing-middle type and housing that can provide more compact units and some “entry-level” market-rate homeownership and/or rental housing units that are relatively affordable compared to larger units. Such affordable by design approaches are intended to achieve more housing that is affordable to first-time home buyers and other households that are unable to afford most newly-constructed market-rate housing in Pleasanton but do not qualify for below-market rate housing. 2023-2031 Housing Element City of Pleasanton | 28 3. Other High Density Sites Larger than 10 Acres (Hacienda Terrace, Metro 580, Signature Center3 , and Oracle): Conduct outreach with the owners of these properties to discuss development constraints and opportunities, and to provide technical and planning support to facilitate development and opportunities. Such support may include offering incentives such as modification of parking ratios / relief from replacement parking requirements for commercial uses elsewhere on the site; assistance with developing site planning concepts; and advice/assistance on the steps to subdivide into appropriate sizes (e.g., 1 to 10 acres) and re-zone the properties for the desired residential uses. For those high density sites larger than 10 acres where the City has illustrated subareas within these larger sites that reflect areas expected to be redeveloped or infilled with housing (i.e., Metro 580, Oracle, Hacienda Terrace, and Signature Center3), to improve the feasibility for redevelopment with housing, the City shall allow (without a requirement for legislative approval) flexibility in the precise location of the future housing within the larger site, provided that minimum densities and maximum unit counts remain within the ranges listed for each site in Appendix B (exempting additional density allowable by density bonus law). •

200 lower-income units approved or constructed on large sites by January 2031

The following programs will be implemented to facilitate the production of ADUs: 1. Prepare and distribute standardized and/or pre-approved building plans for ADUs that meet the requirements of Chapter 18.106 of the Pleasanton Municipal Code (Accessory and Junior Accessory Dwelling Units) and the California Building Standards Code. The City will publicize such building plans to interested persons inquiring or applying for an ADU, and incentives provided, such as reduction of permit fees, for applicants wishing to make use of such pre-approved plans. 2. Create and maintain informational materials and an ADU resource webpage on the City’s website to publicize and promote the availability of standard building plans; post 2023-2031 Housing Element City of Pleasanton | 30 information about available funding for ADUs (e.g., CalHFA ADU Grant Program that provides up to $25,000 to reimburse homeowners for predevelopment costs). Materials will be made available through multiple outreach methods in addition to the City website, press releases, utility mailers, email distribution lists, social media, community service groups, etc.) and in multiple languages. •

Prepare or approve four types of ADU standard plans; see Program 1.8 • ; Target:While promotion of materials will occur citywide, enhance promotion efforts, either through additional outreach opportunities (e.g., in-person events, physical material posting or distribution, etc.) or more frequent outreach, in highest resource areas and/or Racial or Ethnically Concentrated Areas of Affluence (RCAAs) and areas of relatively higher income (i.e., see Appendix F, Figure F-9: Median Household Income)

Continue to implement the Inclusionary Zoning Ordinance and actively pursue strategies to improve its effectiveness in producing affordable housing units in conjunction with new development. The following actions will be undertaken by the City: 1. Study the following amendments to the Inclusionary Zoning Ordinance and adopt such amendments provided they are not found to be an undue constraint on the production of housing: o An increase to the proportion of inclusionary units required in multi-family projects to be up to 20 percent, rather than the current 15 percent requirement. o Identification of a target mix of affordable units (including proportions of verylow, low- and moderate-income units), with the potential for an alternative mix of affordability to be proposed and approved if it would better meet other housing policy objectives to do so. For example, if the project provided deeper affordability, and/or resulted in the production of units suitable for special needs groups such as seniors or persons with mental or physical disabilities. Target affordability mix and unit size standards, including a required proportion of larger (3 or more bedroom) lower-income units, may be implemented through Objective Design Standards (Program 4.2) or the amended Inclusionary Zoning Ordinance. 2. Monitor the ongoing effectiveness of the Ordinance in producing new housing units. Monitoring will include a review of the extent to which developers are building on-site affordable units versus paying in‑lieu fees with new developments, with the goal that a majority of required inclusionary units over the course of the next eight years are either provided on-site or constructed off-site, at the same time as projects are constructed. At the mid-point of the Housing Element cycle, if it is determined that the Inclusionary Zoning Ordinance is not meeting this goal, evaluate and modify the Ordinance so that it can better achieve that objective, including consideration of additional incentives or mandates to encourage units to be constructed. As part of the Inclusionary Zoning Ordinance review, conduct meetings with developers to identify specific changes that may be considered by the City. •

Amend the Inclusionary Zoning Ordinance and achieve higher proportions (i.e., greater than 15 percent) and lower affordability levels of inclusionary units from projects approved consistent with the amended Ordinance, provided an inclusionary rate of greater than 15 percent is demonstrated to not constrain housing production consistent with state law; achieve 80 below market rate units over the planning period • ; Target:Achieve low and moderate-income housing units in Racial or Ethnically Concentrated Areas of Affluence (RCAAs) and areas of relatively higher income (i.e., see Appendix F, Figure F-9: Median Household Income)

Regularly review the Lower-Income Housing Fee for market-rate residential development, including consideration of adjustments to the fee within the amounts supportable by the existing Nexus Study to ensure the fee reflects the cost to mitigate demand for new affordable housing created by new development, and while ensuring that fee levels remain such that they do not present an undue constraint to housing production. As part of the review of existing fees, evaluate and change the basis of the residential fee to be structured on a per square foot basis, so as to incentivize the production of smaller units. •

Continue to offer waivers or reductions of City fees for affordable housing units, including the following: 1. Exempt all housing units affordable to very low- and low-income households and Accessory Dwelling Units from payment of the Lower-Income Housing Fee. 2. Allow for the approval of fee waivers and/or reductions for inclusionary units and the housing developments of which they are a part, for projects that meet the requirements of the Inclusionary Zoning Ordinance in terms of the proportion of proposed affordable units to be provided. When considering such discretionary fee waivers or reductions, greater consideration will be given to their approval when a housing development’s proposed proportion of lower-income units exceeds the minimum required by the Inclusionary Zoning Ordinance (i.e., not all market rate units in projects that comply with minimum inclusionary requirements will necessarily receive fee waivers or reductions). •

Amend the affordable housing density bonus provisions of the Pleasanton Municipal Code (Chapter 17.38, Density Bonus), as well as General Plan Land Use Element Policy 11 to align with state density bonus law (Government Code §65915 et seq.) as it has been amended in recent years. The City will continue to apply current state law even before local amendments are adopted. •

Seek County, State, and Federal assistance for the development of housing to meet the housing needs of households with extremely low, low, and very low incomes as well as those with disabilities (including developmental disabilities). Potential sources may include State/Federal lower-income housing tax credits, grant funding (e.g., Affordable Housing and Sustainable Communities Program, etc.) and bond financing. The timing of application will depend upon the schedule for specific projects proposed by individual developers in as much as the City does not currently own any land for development of housing affordable to low- and very low-income 2023-2031 Housing Element City of Pleasanton | 40 households and those with disabilities. If the City is successful in securing an open source of funding for housing affordable to low- and very low-income households the availability of these funds will be promoted through the City’s website, in local newspapers, social media, and through posting at public places subject to normal procedures. The objective of this program is to secure available funding required to finance gap funding for affordable housing development. A timeline would be developed on a project-by-project basis as affordable development inquiries/applications are submitted to the City. •

Assist in the development of 100 low-income units over the planning period • ; Target:Achieve low-income housing units in Racial or Ethnically Concentrated Areas of Affluence (RCAAs) and areas of relatively higher income (i.e., see Appendix F, Figure F-9: Median Household Income)