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DRAFT Mr. Dolan stated that density bonus is 135 percent of the allowed density. He indicated that the allowed density goes up as high as possible, and then these other limiting factors come in and really determine what the project is going to be. He noted that because the City does so many things with PUDs, and other communities do the same thing, density bonus just becomes an exercise that is never going to happen in reality. He concluded that while this sounds a little scary, the likelihood of the City getting very many applications using density bonus is not very high. Commissioner O'Connor stated that he misunderstood what density bonus meant and was thinking that with density bonus, the increased number of units that the developer might get would take the place of the required open space. He noted that the City does not generally or normally build out the land totally; it is pretty generous with its open space and probably requires more open space than most cities. Mr. Dolan stated that a developer could ask for a concession on that particular requirement. He added that there is not one listed that is automatic; the developer would have to go do a financial analysis and provide the documentation. He emphasized that density bonus is available to anyone right now, whether the City adopts this ordinance or not, because it is State law. He explained that in the past, if a city does not adopt it, the State law is afforded to everyone; however, the State now says that a city is committed to it in its Housing Element and must adopt it. He added that the City is going to have its own version that it can live with, but there are a lot of things that State law provides that the City cannot just avoid. He noted, however, that if a city adopts it on time, the City is given the opportunity in its next Housing Element round to be eligible for an abbreviated, streamlined review that the State is introducing. He indicated that the City does not know what to expect but staff would surely like to try an abbreviated, streamlined review of the Housing Element as opposed to the normal process. Commissioner Ritter inquired what the area median income is for Pleasanton. Ms. Stern replied that it is approximately $80,000 for a family of three. Mr. Dolan added that that is a county number. He referred the question to Mr. Paxson. Mr. Paxson stated that he thought it was around $86,000 for a family of four. Ms. Stern indicated that that was for the year 2010, but for 2013, it is $80,000 for a family of three. Commissioner Ritter inquired if this proposal is similar to what the cities of Dublin and Livermore and all the other cities have, and if this is pretty much the template given by the State. DRAFT EXCERPT: PLANNING COMMISSION MINUTES, 8/28/2013 Page 2 of 3