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The table on page 88 shows the districts that allow residential uses and the permitting procedure required. Multi-family housing is allowed as a permitted use without a conditional use permit in the R-M (Residential Multi-family) and C-C (Community Commercial) districts. It is Eilso allowed as a permitted use with a minimum density of 30 units per acre in the Planned Unit Development (PUD) districts on Sites 22 through 33. Although the PUD process requires development review by both the Planning Commission and City Council, by allowing multi-family as a permitted use, the regulations do not impose a constraint on multi-family development. Projects complying with the Development Standards and Design Guidelines will be approved. Two multi-family projects on Sites 22 and 23 for multi-family development totaling 500 units were approved in early 2012. Special Needs Housing and Farmworker Housing is currently allowed in some districts. To ensure consistency with State law, Programs 41.9, 46.1 and 46.2 require the City to amend the zoning ordinance to comply with State requirements regarding farmworker housing, emergency shelters, supportive housing and transitional housing. Dedications and Fees Pleasanton requires payment of several fees either by ordinance or through conditions of development approval. All fees are tied to the City's costs of providing necessary services, such as plan-checking fees, or providing facilities, such as parks. The City waives certain fees, such as the low-income housing fee, for projects which fulfill specific City policies, such as the provision of lower-income housing. The City also requires physical improvements from developers, such as streets, as allowed under municipal regulatory power and the Subdivision Map Act. City fees are reviewed and adjusted periodically, while required improvements are established on a case-by-case basis depending on the on-and off-site improvements needed for individual projects. The City collects various fees both for its own administrative services and facilities and for some outside agencies such as the Alameda County Flood Control and Water Conservation District. City fees include planning application fees, building permit and plan-checking fees, and engineering improvement plan-checking fees. Lower-Income Housing fees, from which affordable-housing developments are exempt, are collected in a fund which the City uses to develop affordable housing or to contribute toward affordable-housing developments built by non-profit or for-profit developers. Park Dedication fees help the City meet its parkland obligations for developments which do not provide public parks, and regional traffic fees are collected to mitigate area-wide traffic impacts of new development in the Tri-Valley area. The table below summarizes development fees for a typical multi-family and single family development in Pleasanton. City of Pleasanton Housing Element BACKGROUND—February 2012 89