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process significantly. The other three amendments, adopted early this year, include text amendments to facilitate the development of emergency shelters, to provide for supportive and transitional housing, and to establish procedures for reasonable accommodation for persons with disabilities. Until 2005 State Density Bonus Law allowed developers a 25 percent density bonus when projects provided between 10 and 20 percent of the units as affordable, depending on the level of affordability. Also, housing developers were allowed one "concession" such as a reduction in a development standard or financial assistance. In January 2005 significant changes to the law were enacted so that local governments are now required to bring their ordinances into compliance. The law is found in California Government Code Sections 65915 et seq., and is attached as Exhibit B. It requires that all cities and counties provide a method to grant increases in the density of residential development projects, and incentives or concessions, in exchange for a percentage of the residential units being dedicated as affordable or for seniors. The intent is to increase affordable and senior housing production by improving the financial feasibility of housing construction. While state density bonus provisions have been in place for over 25 years, City staff has no recollection of any housing proposal in Pleasanton requesting a density bonus under state law. Staff polled nearby cities and housing developers to get a sense of how much this development tool is used. In the past five years neither Livermore or Dublin have received any requests for a density bonus, and Fremont only one. Hayward gets an estimated one or two requests each year but only one project with a density bonus has been completed within the past half- decade. Two housing developers with local experience were contacted. Each was knowledgeable of the law. Braddock and Logan Homes has developed a few multifamily projects with density bonuses but do not find it financially beneficial for single - family development. Sares -Regis Group reported that density bonuses were requested with almost half of their proposed projects statewide. Their decision to request a bonus depends upon the nature of the project and the regulations that apply to the site, including any inclusionary housing requirements. In some cases a developer may not be seeking increased density for a project but will provide affordable housing in order to apply for the allowable incentives or concessions. For example, there may be specific site circumstance that would require modified development standards, such as reduced parking or a smaller setback, in order to make a project feasible. One key factor limiting requests for added density are the building codes governing the type of construction. Wood -frame construction is much less expensive than concrete and steel, but is only allowed up to a limited height, such as up to five stories over a first -level concrete podium. A density increase that would trigger non -wood construction often results in a project that will not be financially feasible. In addition, some sites are too small or oddly shaped to accommodate additional density when all of the site development standards are applied (even with the "concessions" required by State law). The proposed code amendment (Exhibit A) has been drafted to implement the housing element and comply with the law. Case No. P13 -2102, City of Pleasanton Planning Commission Page 2 of 8