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options for the definition of"public transit" in Pleasanton in order to ascertain where reduced parking requirements for ADUs may be warranted: A. The City's two BART stations, ACE Train Station, and the bus stops within City limits on the Wheels 10R route; or B. The City's commuter rail stations only (i.e., the two BART stations and the ACE Train Station) —Transit Map Option B in Attachment 6. Staff's recommendation was Option A, as the transit facilities in this option offer a high potential for reduced reliance on automobile travel (and the frequencies of transit service along the Wheels 10R line exceed those of BART and ACE). On February 22, 2017, the Planning Commission recommended approval of the proposed PMC amendment. The Commission also recommended using the transit map in Image 1 (Option A) to define public transit. Staff notes that Commissioners Brown and O'Conner were absent. Emails from the public were sent to staff after publication of the staff report and memorandum. The emails were forward to the Planning Commission for consideration prior to the public hearing. During the hearing, one member of the public spoke in support of the proposed amendments. The minutes from the meeting are included as Attachment 3. The Planning Commission discussion covered several aspects of the proposed PMC amendment, including parking, size of the units, and fees. DISCUSSION Most of the changes to the City's ADU ordinance required by State law are prescribed in the new legislation, but the City has flexibility in: requiring ADUs to adhere to certain development regulations (e.g., maximum height, floor area ratio, and setbacks), defining "public transit" for the purposes of eliminating parking requirements for ADUs, and allowing JADUs. The proposed changes to the City's ordinance do not entail any changes to the maximum allowable physical envelope of ADUs, as staff believes the City's existing rules are providing for well-designed ADUs throughout the City. The Planning Commission recommended a definition of "public transit" that encompasses the City's rail stations and highest-frequency bus route, but other options are summarized below. The Planning Commission also recommended that provisions for JADUs be incorporated into the City's ordinance. JADUs are considered desirable in that they give homeowners additional living options without increasing the square footage of a residence or requiring any substantial changes to the external physical appearance of a residence. Even though many of the changes to the City's ordinance are State-mandated, staff believes the changes will be beneficial in helping the City use market forces to develop new moderately-priced housing and increasing housing choices in the community. After the February 22, 2017 Planning Commission meeting, staff developed a third public transit definition for the Council's consideration (Option C, below), as members of the Planning Commission expressed support for further facilitating the construction of ADUs and JADUs in the City. Thus the Council could consider three options for the definition of"public transit" in Pleasanton in order to ascertain where reduced parking requirements for ADUs may be warranted: Page 5 of 7