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within overall sites analysis, and as part of a more complete range of options and strategies for
<br /> consideration. As the Planning Commission has suggested, staff expects that discussion to
<br /> include examples of higher density projects in other Bay Area cities, alongside and a more
<br /> thorough examination, of the potential outcomes (pros and cons) of allowing for higher density
<br /> in certain areas and situations.
<br /> Summary of Legislation and Objective Design Standards
<br /> At the December 9 meeting, a Commission member indicated it would be helpful to understand
<br /> the legislation pertinent to objective standards. Below is a summary of the Housing
<br /> Accountability Act (HAA), Senate Bill (SB) 35, and SB 330.
<br /> • Housing Accountability Act (SB 167, AB 678, AB 1515): The bills affecting the HAA
<br /> apply to every housing development application not just those with an affordable
<br /> housing component. The legislation requires that local government provide developers
<br /> with a list of any inconsistencies between a proposed project and all local plans, zoning,
<br /> and standards within 30 to 60 days after the application is complete or the project will be
<br /> deemed complete with all local policies. Additionally, if a housing project complies with
<br /> all "objective" general plan, zoning, and subdivision standards, it may not be denied or
<br /> have its density reduced unless a city or county can find that the project would have a
<br /> specific adverse impact on public health and safety. If a project includes affordable
<br /> units, a local jurisdiction is responsible for making additional findings to deny the project,
<br /> reduce its density, or add a condition that makes the project infeasible, even if the
<br /> project does not comply with all "objective" standards.
<br /> • Streamlined Approval (SB 35): SB 35 requires cities to "streamline" the approval
<br /> process for housing developments if the jurisdiction has not issued sufficient building
<br /> permits to satisfy its regional housing need by income category. A project would be
<br /> eligible for ministerial approval if it complies with objective planning standards, meets
<br /> specifications such as a residential General Plan designation, does not contain rental
<br /> housing units, and pays prevailing wages. Additionally, projects must restrict 10 to 50
<br /> percent' of its units to be affordable to households classified as having low income (i.e.,
<br /> less than 80 percent of the area median income).
<br /> • Housing Crisis Act (SB 330): SB 330, also known as the Housing Crisis Act makes a
<br /> number of substantial changes to the Permit Streamlining Act and the Housing
<br /> Accountability Act. Among other items, the bill does the following:
<br /> Prohibits the City from requiring a housing project to re-zone a property if it is
<br /> consistent with the objective general plan standards (e.g. density) for the
<br /> property. The City may require the project to comply with any applicable zoning
<br /> standards, but only to the extent they facilitate the development at the density
<br /> allowed by the general plan.
<br /> Prohibits any general plan or zoning changes that would reduce or eliminate
<br /> the ability to construct housing on a site, except under very limited
<br /> circumstances.
<br /> Streamlines the approval process by creating a new "Preliminary Application"
<br /> ' Percentage determined by HCD, based on jurisdiction's performance towards meeting RHNA targets.
<br /> Pleasanton is subject to the 50 percent affordability threshold for a project to be eligible for SB35 streamlining.
<br /> P20-0989, Objective Design Standards Planning Commission
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