09A - Laserfiche WebLink

Sunflower Hill was not the proponent of the application, but was closely involved in the project design and entitlement process. However, in conjunction with the Irby Ranch application, the City Council approved an ENRA between the City and Sunflower Hill which established procedures, milestones and standards for development of the Sunflower Hill project. The ENRA included the terms of the Framework Agreement, which required the Sunflower Hill project to include: a maximum of 30 individual residential units in multi -family style buildings, a maximum height of two stories (30 feet), a minimum of 30 parking spaces, and a community center not to exceed 5,000 square feet. The application has met all design parameters set forth, but includes 31 residential units (one more than was identified in the ENRA). At the time of the Irby Ranch development approval, the Sunflower Hill project was still conceptual in nature and the total number of units had not been determined. For analysis purposes, the Irby Ranch Addendum to the Housing Element and Climate Action Plan General Plan Amendment and Rezonings Supplemental Environmental Impact Report (SEIR) analyzed the overall project with a total of 93 single-family homes and a 30 -bed special needs community (87 single-family homes were approved and 39 beds are proposed). The approved PUD did not include any conditions of approval stating the maximum number of beds or units that could be developed on the Sunflower Hill site. Staff has reviewed the proposed application to construct 29 multi -family units, one property manager's two-bedroom unit, and one Sunflower Hill staff studio unit, and finds it is consistent with the intent of the ENRA, approved Irby Ranch development plan, and approved density. In conclusion, staff believes the project would not create any significant impacts not already analyzed as part of the approved ENRA or Addendum to the SEIR. Therefore, staff is supportive of the number of units within the project and believes all applicable stipulations of the ENRA have been met. Affordable Housing and Regional Housing Needs Allocation (RHNA) The City's Inclusionary Zoning Ordinance (IZO) requires new single-family residential projects of fifteen (15) units or more to provide at least 20 percent of the dwelling units as affordable to very low, low, and/or moderate income households, or to satisfy the requirement through alternative means. The alternative means may include the dedication of land for the purposes of affordable housing development, so long as the property is appropriately zoned, is large enough to accommodate the number of inclusionary units required, and is improved with infrastructure and adjacent utilities. The dedication of the subject 1.64 -acre property as part of the Irby Ranch development met all applicable requirements of the IZO for the subject property. The original Affordable Housing Agreement (AHA) for Irby Ranch however did not spell out the specific affordability levels for the Sunflower Hill project. As proposed, none of the Sunflower Hill units will be market rate, and the affordability levels will generally range between 30 percent and 60 percent Area Median Income (AMI). The subject property is not currently included in the 2015-2023 Housing Element Housing Sites Inventory, which identifies sites available for future residential development and the adequacy of these sites to address Pleasanton's RHNA needs for the current RHNA cycle. The Housing Site Inventory only includes sites already zoned to accommodate residential development at the time of the Inventory's adoption. Although the project site was not included within the inventory, any affordable housing units constructed during this RHNA cycle, including the units proposed as part of this project, would still be counted towards the City's progress in meeting its RHNA goals. PUD -129, Sunflower Hill 12 of 16 Planning Commission