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1. located within a one-half mile of public transit; 2. located within an architecturally and historically significant historic district; 3. located in part of an existing primary residence or an existing accessory structure; 4. located in an area requiring on-street parking permits, but not offered to the occupant of the accessory dwelling unit;or 5. located within one block of a car share vehicle. State law also already reflected in the PMC is that off-street parking for an ADU is permitted in setback areas(but not in the front yard setback unless on the driveway)or through tandem parking,and that parking will not be required if the City finds that it is not feasible due to topography or would create fire and life safety concerns. An important new provision of state law now is that replacement parking may not be required when a garage, carport,or covered parking is converted to an ADU. • Impact Fees: Under the new law,the City is not allowed to charge impact fees for ADUs that are less than 750 square feet in size but may impose fees on larger units in proportion to the primary dwelling on a square footage basis. DISCUSSION:CONSIDERATIONS FOR PLEASANTON The requirements of state law apply uniformly throughout Pleasanton. Below is a discussion of the application of state law in several key areas that staff feels may be of particular interest to City Council. These include: Planned Unit Developments and objective design standards for ADUs. Planned Unit Developments Many areas of Pleasanton are zoned Planned Unit Development, or PUD. One of the purposes of the PUD zoning district is to allow for customized development standards for properties, particularly those that may have unique circumstances. For example, some of the PUDs in the areas west of Foothill Road have prescribed building envelopes or development areas. Development outside of these areas is typically prohibited to preserve natural open space and view corridors, maintain large separation between homes, and reduce the area of hillsides that are graded. In some instances, building envelopes are defined to avoid areas of unstable slopes or sensitive resources. With the new legislation, however,the requirements established by project-specific PUDs are generally preempted. For example, a homeowner may propose a detached ADU four feet from the property line,even if the ADU is outside the graded building envelope. Notwithstanding this general preemption, if the detached ADU is greater than 16 feet in height or greater than 800 square feet,the City may enforce the requirements of the PUD. In the example above,for instance,the City may require that the ADU be constructed within the PUD's approved graded building envelope. During the Planning Commission hearing, comments were received from some residents of the Walnut Hills neighborhood, located south of Bernal Avenue and east of Page 5 of 10