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Draft Definitions for"Workforce Housing"
<br /> Below are two possible definitions for workforce housing, one focused on local wages as
<br /> defined by reliable and readily available data, and another that uses AMI as a metric.
<br /> "Workforce housing"draft definition #1: "Housing intended for and affordable to employees and
<br /> households earning local wages, as defined by the Decennial Census, American Community
<br /> Survey, or other approved data set."
<br /> "Workforce housing"draft definition #2: Housing intended for and affordable to households that
<br /> earn over 80 percent area median income (AMI), but which cannot afford market-rate housing.
<br /> While both definitions have similar intent, staff recommends the second option, since AMI is
<br /> oftentimes used in affordability criteria for housing.
<br /> Housing Element Policies for Workforce Housing
<br /> Should the Planning Commission want to incorporate additional policies in the Housing
<br /> Element regarding workforce housing, staff recommends incorporating a definition of workforce
<br /> housing into the Housing Element, along with policies that could be aligned with affirmatively
<br /> declaring support for the production of workforce housing in Pleasanton.
<br /> Affordable by Design
<br /> Another concept related to providing varied types of housing is that referred to as, "affordable
<br /> by design." Generally, units that are affordable by design have been referred to in the context
<br /> of smaller units that command a lower rent or for-sale price, and are therefore affordable due
<br /> their more compact size, compared to traditional detached single-family homes. One example
<br /> of such a unit is an accessory dwelling unit (ADU). The City's ADU Ordinance, in accordance
<br /> with state law, limits ADUs with two or more bedrooms to 1,000 square feet. These modestly
<br /> sized infill units are therefore likely to require a lower payment compared to a larger,
<br /> single-family unit. Another example of units intended to be affordable by design are those
<br /> constructed as a result of SB9. As the Commission may recall, SB9 allows up to four infill units
<br /> on properties that are zoned for single-family use7. One of the objectives of SB9 was to allow
<br /> for infill in traditionally single-family zoned properties to create modestly-sized housing. While it
<br /> is noted that, unlike ADU law, SB 9 does not limit the size of new homes, it is nonetheless
<br /> likely that factors such as smaller lot sizes, and other applicable restrictions such as allowable
<br /> Floor Area Ratios (FAR), will tend to reduce typical unit sizes.
<br /> A concept related to affordability by design is commonly referred to as, "missing middle
<br /> housing." This term typically refers to housing that is smaller and more compact than traditional
<br /> single-family residential homes; examples include duplexes, triplexes, townhomes,
<br /> courtyard-style homes, as shown in Figure 2, excerpted from Exhibit A. As mentioned above
<br /> regarding ADUs and SB9 units, the concept of missing middle housing is to allow for
<br /> house-scale buildings with multiple units in areas of the jurisdiction where infill is appropriate.
<br /> Some examples in Pleasanton of missing middle housing include the older housing stock seen
<br /> downtown, with multiple units in a single building, constructed prior to the traditional
<br /> single-family neighborhoods found outside of downtown. Some of the more recent projects that
<br /> include attached housing types such as townhomes also provide examples of missing middle
<br /> Two of the four units would be ADUs or Junior ADUs, if there is no urban lot split proposed pursuant to SB9.
<br /> Housing Element Update, P21-0751 Planning Commission
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<br /> P21-0715/P22-0126, Lighthouse Baptist School Planning Commission
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