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Chapter 17.44 INCLUSIONARY ZONING Page 6 of 8 the inclusionary units and they are intended to augment the developer's proposal. D. Priority Processing. After receiving its discretionary approvals, a project that provides inclusionary units may be entitled to priority processing of building and engineering approvals subject to the approval of the city manager. A project eligible for priority processing shall be assigned to city engineering and /or building staff and processed in advance of all nonpriority items. (Ord. 1818 1, 2000) 17.44.080 Alternatives to constructing inclusionary units on -site. The primary emphasis of this inclusionary zoning ordinance is to achieve the inclusion of affordable housing units to be constructed in conjunction with market rate units within the same project in all new residential projects. However, the city acknowledges that it may not always be practical to require that every project satisfy its affordable housing requirement through the construction of affordable units within the project itself. Therefore, the requirements of this chapter may be satisfied by various methods other than the construction of inclusionary units on the project site. Some examples of alternate methods of compliance appear below. As housing market conditions change, the city may need to allow alternatives to provide options to applicants to further the intent of providing affordable housing with new development projects. A. Off -Site Projects. Inclusionary units required pursuant to this chapter may be permitted to be constructed at a location within the city other than the project site. Any off -site inclusionary units must meet the following criteria: 1. The off -site inclusionary units must be determined to be consistent with the city's goal of creating, preserving, maintaining, and protecting housing for very low, low, and moderate income households. 2. The off -site inclusionary units must not result in a significant concentration of inclusionary units in any one particular neighborhood. 3. The off -site inclusionary units shall conform to the requirements of all applicable city ordinances and the provisions of this chapter. 4. The occupancy and rents of the off -site inclusionary units shall be governed by the terns of a deed restriction, and if applicable, a declaration of covenants, conditions and restrictions similar to that used for the on -site inclusionary units. The affordable housing agreement shall stipulate the terms of the off -site inclusionary units. If the construction does not take place at the same time as project development, the agreement shall require the units to be produced within a specified time frame, but in no event longer than five years. A cash deposit or bond may be required by the city, refundable upon construction, as assurance that the units will be built. B. Land Dedication. An applicant may dedicate land to the city or a local nonprofit housing developer in place of actual construction of inclusionary units upon approval of the city council. The intent of allowing a land dedication option is to provide the city or a local nonprofit housing developer the free land needed to make an inclusionary unit development feasible, thus furthering the intent of this chapter. The dedicated land must be appropriately zoned, buildable, free of toxic substances and contaminated soils, and large enough to accommodate the number of inclusionary units required for the project. The city's acceptance of land dedication shall require that the lots be fully improved, with infrastructure, adjacent utilities, grading, and fees paid. C. Credit Transfers. In the event a project exceeds the total number of inclusionary units required in this chapter, the project owner may request inclusionary unit credits which may be used to meet the affordable housing requirements of another project. Inclusionary unit credits are issued to and become the possession of the project owner and may not be transferred to another project owner without approval by the city http: /gcode.us/ codes /pleasanton /view.php? topic =17- 17_44 &showAll =1 &frames =on 4/5/2010