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EXHIBIT A Proposed Code Amendment Adding a New Chapter 17.38 (Density Bonus) to Title 17 of the Pleasanton Municipal Code 3. Before approving an application for a density bonus, incentive or concession, or waiver or modification of a development standard, the approval body shall make the following findings: a. If an incentive or concession is requested, that the incentive or concession results in necessary, identifiable, financially sufficient, and actual cost reductions that could not be achieved without the incentive or concession. b. If a waiver or modification of a development standard is requested, that the waiver or modification is necessary to make the housing units economically feasible at the densities permitted and with any eligible concessions or incentives. c. If the density bonus is based all or in part on donation of land, the project meets the criteria in Section 17.38.080(B) . d. If the density bonus, incentive, or concession is based all or in part on the inclusion of a child care facility, the project meets the findings included in Section 17.38.090(B) . 4. If a request for an incentive or concession is otherwise consistent with this chapter, the approval body may deny an incentive or concession if it makes a written finding, based upon substantial evidence, of any of the following: a. The concession or incentive is not required to provide for affordable rents or affordable ownership costs. b. The concession or incentive would have a specific adverse impact upon public health or safety or the physical environment or on any real property that is listed in the California Register of Historical Resources, and there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact without rendering the development unaffordable to low and moderate income households. For the purpose of this subsection, "specific adverse impact" means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified, written public health or safety standards, policies, or conditions as they existed on the date that the application was deemed complete. c. The concession or incentive would be contrary to state or federal law. 5. If a request for a waiver or modification of a development standard is otherwise consistent with this chapter, the approval body may deny the Page 15 of 18