19 ATTACHMENT 3 - Laserfiche WebLink

February 9, 2022 Planning Commission City of Pleasanton February 9 Meeting,Agenda Item 4 Dear Chairperson Chase and Planning Commissioners, Thank you for the opportunity to comment on new policies for the Housing Element update. I see that staff has done a thorough review of past policy decisions. First, let me say that I realize that neither you, nor the current staff,are the architects of a housing strategy past due for change. As a longtime advocate for affordable housing in Pleasanton, I believe you should evaluate the effectiveness of the City's past decisions in delivering what ABAG has defined as our "fair share" of housing. In terms of providing housing opportunities for the workforce employed in Pleasanton, the majority of whom earn less than 60% of the Area Median Income, past strategies have failed to address even a small percentage of the total need generated by Pleasanton based employers. Furthermore, new aspects of California housing law will now require Pleasanton to find a way to achieve RHNA assigned targets for ELI,VLI, LI, and MI housing if we wish to retain local control over project design and location. It's time for a fresh approach. Here are some suggestions to put Pleasanton in control going forward: Pursue an all nonprofit housing approach to balance Pleasanton's housing stock, and to bring our currently in-commuting workforce closer to their jobs. 1. Increase LIH fees for all new commercial development to the 2018 maximum, at least. Payment of the fee should provide an employee housing entitlement to the business and/or commercial property owner. Established businesses that paid the previous lower fee would also be allowed to buy in for employee housing entitlements. Nonprofit development could provide a tax benefit. Every new non-commuting employee could then also provide a share of carbon offsets value to the employer. 2. Refocus the IZO,which has produced 0 ELI units,very few VLI units,and only a few LI units at the upper end of the range. Allow market rate development to be 100% AMI in a range of sizes and prices. Or use the IZO exclusively to add units affordable at 80% to 100%AMI. Focus on climate friendly design. Include planning for luxury HDR condominium development. 3. For Pleasanton to have a density bonus incentive seems beside the point if we pursue the nonprofit development our current workforce situation requires.