07 - Laserfiche WebLink

makes the project infeasible, even if the project does not comply with all "objective" standards. No Net Loss (SB 166): State law in place prior to 2017 prohibited cities from downzoning sites or approving projects at less density than identified in their Housing Elements. Under the 2017 modification, if the approval of a development project results in fewer units by income category, the jurisdiction must identify additional sites to accommodate the RHNA obligation lost as a result of the approval and make corresponding findings. This change is significant because, for many cities, including Pleasanton, the Housing Element will have counted most of the high-density housing sites as producing very-low and low-income units, when actual projects constructed will typically provide only a portion of their units at below-market rates. This means cities will likely need to zone additional land for higher density development to ensure there is an adequate number of sites to meet RHNA, and to make more conservative assumptions about future yield of affordable units on those sites. Housing Element Requirements (AB 1397): This bill makes many changes to how a jurisdiction establishes its housing element site inventory. Of special note is that this legislation requires "by-right" approval for projects that offer 20-percent of its units at a rate that is affordable to lower income households. BART TOD Districts (AB 2923): This bill was passed in 2018 and established minimum local zoning requirements for BART-owned land that is located on contiguous parcels larger than 0.25 acres, within one-half mile of an existing or planned BART station entrance. All cities must adopt conforming standards within two years of BART adopting TOD standards (or by July 1, 2022) that include minimum height, density, parking, and floor area ratio requirements. In addition, all projects must include minimum 20 percent of units for very low and low-income households. Future Legislation In December 2018, the Committee to House the Bay Area (CASA) released a 10- element "Compact," including an aggressive series of housing policy and funding measures around three themes: Housing Production, Preservation, and Protection, intended as a springboard for State-level legislative initiatives. And, the first two months of 2019 has seen the introduction of over a dozen housing-related bills, with more expected this year and next. One bill receiving significant attention is Senator Wiener's proposed Senate Bill 50, an evolution of his 2018 proposed SB 827, aimed at significantly relaxing development densities and height limits around transit stations and job centers. The release of the CASA Compact and wave of new draft legislation has stirred debate across the State and the region. In the Tri-Valley, Pleasanton has come together with the Town of Danville, and the Cities of Dublin, Livermore and San Ramon, to develop a coordinated position and response to CASA and forthcoming proposals coming out of Sacramento. Page 6 of 7