Pleasanton

6th Cycle Program 6.6: Implement the policies and programs of the Downtown Specific Plan (DSP) that aim to improve the amenities, livability, and level of investment in Downtown neighborhoods, including areas that today provide relatively affordable housing opportunities for lower-income residents. DSP policies and programs that support this effort include: • Policy LD-P.43 to retain and allow for remodeling and enlargement of existing residential units • Policy LD-P.44 to encourage affordability in future multifamily residential projects through incentives and development concessions such as reduced parking standards • Policy LD-P.45 to encourage development at densities that exceed the General Plan midpoint to encourage affordable housing • Policy LD-P.46 to encourage a diversity of housing types including smaller units that are affordable by design • Policy LD-P48 to encourage use of the City’s housing rehabilitation program • Policy LD-P.49 to develop a referral program for qualifying homeowners to be connected to non-profit/volunteer organizations that provide home repair services • Program LD-I.10 to develop and implement a streetscape improvement program • Program LD-I.18 to provide improved design standards and guidelines for contextsensitive infill development • Programs PF-1-1 through PF-1.7 to upgrade and improve various components of the sewer, water, and storm drainage system within the downtown to support existing and future development

Improve the amenities, livability, and level of investment in Downtown neighborhoods, including areas that today provide relatively affordable housing opportunities for lower-income residents.

Ongoing

6th Cycle Program 4.3: Suspend enforcement of the Growth Management Program and Ordinance (Pleasanton Municipal Code 17.36) as necessary to comply with state law, specifically the Housing Crisis Act (SB 330).

Support the development and rehabilitation of housing affordable to extremely low-, low- and very low-income households and review infrastructure needs.

The City has suspended enforcement of the Growth Management Program and Ordinance, in accordance with Government Code Section 66300, the Housing Crisis Act.

6th Cycle Program 6.4: Work to enhance multimodal transportation throughout Pleasanton by: 1. Implementing the network of bicycle and pedestrian facilities envisioned in the Bicycle and Pedestrian Master Plan, to enhance the citywide network of bikeways, walkways, and trails that are accessible, safe, comfortable, and convenient for people of all ages and abilities, and to maximize multimodal transportation options by improving access to BART, ACE, and bus lines. The City will accomplish this by dedicating local and regional transportation funds as available to advance high priority bicycle and pedestrian improvement projects, pursuing grant opportunities to augment local these funds whenever feasible, and by requiring developers to implement multimodal improvements as part of projects. 2. Actively participating as a member agency of LAVTA and ValleyLink, and through State and regional advocacy efforts to secure improved transit service to and throughout Pleasanton, including more frequent and convenient bus and rail service.

Enhance multimodal transportation and redcue VMT's for existing and future residential development.

1.The City has combined the West Las Positas roadway reconstruction project with the West Las Positas Bicycle and Pedestrian Improvement Project. This combination of projects allows for the relocation of the curb and gutter and the Bicycle and Pedestrian improvement design has changed to an elevated cycle track along both the north and south sides of West Las Positas. This was the preferred design, but not originally selected by the Pedestrian, Bicycle and Trails Committee due to the high construction cost. With the need to reconstruct the curb and gutter as part of the roadway reconstruction, the overall cost to the pedestrian and bicycle project is reduced making this design alternative feasible. Preliminary design is underway with anticipated completion in 18 months (spring of 2024), with construction to follow in the summer of 2024. A pilot phase project will be installed using paint and plastic to create protected bicycle lanes between Hopyard Road and Hacienda Drive. 2. The City is the current chair of LAVTA and actively collaborates with other cities in the Tri-Valley area.

6th Cycle Program 2.12: The City will promote and administer the Pleasanton Down Payment Assistance Loan Program (PDALP), which currently offers $100,000 in down payment assistance loan for potential first-time homebuyers whose household income does not exceed 120 percent of Area Median Income (AMI). Assistance is in the form of a 30-year, zero interest loan with no required monthly payment provided the homeowner occupies the home. The PDALP loan is structured as a shared appreciation loan with the principal balance amount plus a share of the appreciation due at the end of the 30-year term or when the homeowner sells or transfers the property.

PDALP loans issued to four additional moderate-income households through January 2031 (the City is currently servicing 15 PDALP loans)

The Pleasanton Down Payment Assistance Loan Program (PDALP) is ongoing.

6th Cycle Program 5.3: Provide regulatory incentives such as expedited permit processing in conformance with the Community Care Facilities Act and fee reductions where the development would result in an agreement to provide below-market housing or services. The City provides fee reductions per Pleasanton Municipal Code Chapter 18.86 (Reasonable Accommodations) on the basis of hardship. The City will maintain flexibility within the Zoning Ordinance to permit such uses in nonresidential zoning districts.

Increase the amount of below market rate housing and services in the City.

Ongoing. The City provides fee reductions per Pleasanton Municipal Code Chapter 18.86 (Reasonable Accommodations) on the basis of hardship. The City will maintain flexibility within the Zoning Ordinance to permit such uses in nonresidential zoning districts.

6th Cycle Program 6.3: Seek out and utilize available energy efficiency upgrade program funding for low-interest loans to support alternative energy usage and/or significant water conservation systems in exchange for securing new and/or existing rental housing units affordable to very low- and low-income households.

Support energy efficiency and the production of more low-income homes.

The City seeks out funding opportunities for energy efficieny upgrade loans.

6th Cycle Program 7.1: Support State and Federal provisions for enforcing anti-discrimination laws. The City Attorney’s Office remains available to support State and Federal provisions for enforcing anti-discrimination laws, as appropriate.

Support State and Federal provisions for enforcing anti-discrimination laws.

The City Attorney's office remains avaliable to support and implement State and Federal law.

6th Cycle Program 6.2: Implement the Climate Action Plan’s (CAP 2.0) applicable actions related to new residential construction, improving residential water and energy efficiency, and reducing VMTs associated with new units including the following: P1 - All Electric Reach Code, P2 - Existing Building Electrification Plan, P4 - Solar and Storage on New Construction, P5 - Zero Emissions Infrastructure, P8 - Improve Bicycle Amenities, P9 - Bicycle Rack Incentive Program, P10 - Increase Transit Ridership, P11 - Promote LEED Neighborhood Development, P15 - Water Efficiency Retrofits, S1 - Refrigerant Management, S2 - Energy Efficiency Upgrades, and S6 - Embodied Carbon Reduction Plan.

Improve residential energy efficiency and reduce VMT's associated with new units.

Implementing the CAP 2.0 programs continues to be a part of the City's 2024 workplan.

6th Cycle Program 6.5: Implement the applicable housing-related air quality, climate change, green building, water conservation, energy conservation, and community character programs of the Pleasanton General Plan, including: 1. Programs 1.5, 1.7, 1.8, 1.12, 1.13, 1.14, and 3.12 of the Water Element 2. Program 9.1 of the Community Character Element 3. Policies 2, 3, 4, 6 and 7 and programs 2.1-2.7, 3.1-3.5, 4.1-4.3, 6.1-6.4, 7.1-7.3, and 7.6 of the Energy Element

Reduce emissions and mitigate climate impacts associated with constructing new housing.

The following actions have occurred with respect to implementation of the various General Plan Programs: - Water Conservation: The City continued to implement Water Conservation programs and measures, such as lawn-replacement rebates, water controller assistance, and pool cover rebates. More significant mandatory conservation measures that had been imposed in 2021 and 2022 due to drought were lifted in April 2023, with end of the Statewide declaration - Energy Efficiency: The City adopted REACH codes (building electrification, solar and battery storage, and EV parking) for new residential and commercial construction in 2022 that became effective in 2023, amended the definition of ""covered projects"" to make more projects subject to Green Building requirements; and partnered with East Bay Community Energy to initiate efforts to improve solar and battery facilities at City facilities; and expand the availability of publicly-available EV chargers.

6th Cycle Program 3.2: Continue to work cooperatively with the owners of existing mobile home parks to stabilize rents through implementation of existing agreements and of Pleasanton Municipal Code Chapter 6.60 and ensure mobile home parks proposed for conversion to other uses only do so in accordance with Government Code §65863.7.

Preserve existing affordable housing in Pleasanton.

There are 3 mobilehome parks in the City. Two of these parks have existing rent stabilization agreements. While the 3rd park agreement has expired, PMC Chapter 6.60 now applies to the rents at this park.

6th Cycle Program 3.4: Maintain building and housing code enforcement programs, monitor project conditions of approval, and use code enforcement efforts to refer property owners to available rehabilitation and other programs.

Uphold life/safety standards for existing and proposed housing throughout the City

The City;s builidng and housing code enforcement programs are ongoing.

6th Cycle Program 1.5: 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. [... for further text see Housing Element Document]

Assist in the development of 100 below market rate units over the planning period

1. & 2. City communicated with non-profit housing developers with respect to the Kiewit site and with owners of other sites with active or expected applications in 2023 with respect to proposed lower-income housing. Additional outreach to other lower-income housing sites owners will be conducted in Spring 2024. 3. Outreach to religious site owners delayed due to competing priorities in 2023, but will be conducted in the first half of 2024. 4. The City has been in communication with PUSD with respect to development of the Downtown site in 2023, but no proposal has been brought forward as of December 2023. 5. & 6. Not yet started.

6th Cycle Program 1.6: For those properties designated for high-density residential development with existing commercial uses, conduct outreach with property owners and businesses to identify specific incentives for business relocation and to encourage property owners to develop their properties with housing. Develop appropriate incentives that would facilitate relocating existing commercial/office/industrial uses in order to enable development with residential uses. The City will facilitate the conversion of commercial, office, industrial buildings and parking structures for housing and mixed-use developments with use of incentives, which may include: 1. Transfer of development rights; 2. A review of traffic requirements and evaluation measures to facilitate mixed use development; 3. Development of transit alternatives; 4. Use of development agreements; 5. Flexibility of parking standards; 6. Flexibility of development standards for converting existing buildings or space to residential (i.e., adaptive re-use) to ensure minimum and maximum densities can be achieved; and 7. Expedited processing of development applications

Facilitating the conversion of commercial, office, industrial buildings and parking structures for housing and mixed-use developments.

To commence January 2025

6th Cycle Program 1.10: Complete annexation of the housing sites located in unincorporated Alameda County (i.e., Lester and Merritt rezone parcels). If the annexations cannot be completed within three years, the City will identify and rezone additional sites to address the City’s RHNA shortfall. These parcels will also be rezoned consistent with Program 1.1.

Annex Housing Element sites.

CEQA review for Lester reivew is ongoing. Merritt project is underway. Both projects are expected to be approved by the City in 2024

6th Cycle Program 2.3: 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.

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.

The City initiated work on a comprehensive update of the commercial linkage fee, affordable housing in-lieu fee, and development impact fees in December 2023. The study will include feasibility analysis and analysis to consider assessing fees on a per square foot basis. Work is ongoing and expected to conclude by August 2024.

6th Cycle Program 2.4: Continue to make available funding from sources such as the City’s Lower Income Housing Fund, and the City’s Federal HOME and CDBG funds to assist local non-profit agencies and housing developers. The City will also provide technical support to agencies to seek other sources of funding and to plan and develop affordable and special needs housing.

Assist in the development of 100 low-income units over the planning period

Ongoing.

6th Cycle Program 4.2: Develop objective design standards for multi-family and mixed-use development to eliminate subjectivity, consistent with state law including SB 35 and SB 330. This effort will evaluate and address subjective standards and findings required for approval in the Zoning Ordinance and the City’s Design Guidelines, including in multi-family and mixed-use districts both within and outside the Downtown. The Housing Site Development Standards and Design Guidelines will also be reviewed, revised, and integrated such that they reflect objective design standards. The purpose of these standards is to expedite the approval process for such projects and support the City in meeting its housing goals, while ensuring projects are attractive, well-designed, and provide adequate amenities and livability for residents. As part of this process, engage with experts in the field, and with property owners and developers to ensure that standards will result in financially and physically feasible projects that can achieve the densities assigned to various properties.

Consistency with state law, including SB35 and SB330

Objective Design Standards adopted January 2023

6th Cycle Program 4.5: The City will take action to ensure adequate water supply to serve the needs of existing and future residents resulting from the additional housing capacity described in this Housing Element. As stated in Appendix C (Housing Constraints), this will include completion of a comprehensive study (underway) including analysis of near-term replacement of water supply impacted by PFAS contamination of City wells, and longer-term supply enhancements to accommodate future growth, including the following potential strategies. The suite of strategies under consideration may include: 1. Proceeding with the well rehabilitation project as previously scoped or with a modified scope. 2. Constructing new City wells outside the PFAS plume. 3. Zone 7 pumping City’s groundwater allotment on its behalf using newly installed infrastructure. 4. Constructing a regional PFAS treatment facility located at City’s Operations Service Center that can treat both City and Zone 7 groundwater. 5. Purchasing 100 percent of water from Zone 7 at the wholesale water rate. Based on the results of the Study, the City will develop a suite of projects from the list above to ensure adequate supply, or other strategies if determined to adequately address the deficiency in a more effective and/or cost-effective way. Beyond addressing the local groundwater supply constraint, the City will support Zone 7 in its regional efforts to ensure long range water supply is available to support new housing growth in Pleasanton and other communities served by the agency, as documented in the current (2020) and next (2025) Urban Water Management Plan.

Ensure adequate water supply to serve the needs of existing and future residents resulting from the additional housing capacity described in this Housing Element.

The City completed a Water Supply Alternatives Study in 2023. The recommended project is to drill/install 2 new wells, in partnership with Zone 7, outside of the PFAS flume to serve current and future demands. Up until when this project is completed, the City will continue to receive make-up supply from Zone 7. The City continues to improve it’s ability to take water (contract and make-up) through the existing Zone 7 turnouts, via infrastructure improvements. The City is taking active measures to ensure water supply for existing and new residents and that it is free from PFAS contamination.

6th Cycle Program 5.4: Continue to require both market-rate and affordable projects to conform to Chapters 11A and 11B of the California Building Code with respect to incorporation of accessibility features. Additionally, for multi-family projects with more than 15 units, strongly encourage developers to incorporate enhanced accessibility features in required adaptable units (such as roll-in showers, variable height work surfaces, and wider hallway and door widths) through expedited review or other methods. An equal or greater proportion of required adaptable very low- and low-income units as adaptable market-rate units in the project shall be provided with such features, to meet the needs of persons with disabilities and to allow for aging in place. With respect to single-family, duplex, and tri-plex projects not covered by Chapters 11A and 11B, adopt a local Universal Design Ordinance consistent with the HCD Universal Design Model Ordinance that requires enhanced accessibility in a proportion of units within projects of a specified size.

Enhanced accessibility features included in all projects subject to the Universal Design Ordinance during the planning period; target the application of Universal Design Ordinance and multi-family accessibility requirements to the production of 50 units by March 2026 and another 50 units by January 2031

City Counci reviewed and considered adoption of a Universal Design Ordinance in September 2022, but did not take action to adopt, pending additional staff research and adoption of the California Builidng Code triennial update in January 2023, which created more stringent universal design standards.

6th Cycle Program 5.5: Assign a portion of the City's Lower Income Housing Fund for housing projects which accommodate the needs of special housing groups such as for persons with physical, mental, and/or developmental disabilities, and persons with extremely low-incomes and experiencing homelessness.

Reserve a minimum of 15 percent of available funding for this purpose, with the goal of providing 40 assisted units

A minimum of 15 percent of the funding is avaliable for housing projects for special housing groups.