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2. Rental vs. Ownership: The provision of rental housing via the Inclusionary Zoning Ordinance is <br /> by far the most effective and efficient use of this policy/ordinance. Rental units make the <br /> most sense because: <br /> a. Renters have to qualify every year for the subsidy,owners only once. <br /> b. Rental units are easily monitored for compliance. It is much more difficult to prevent <br /> an owner from renting their unit and the sale provisions can be difficult to <br /> monitor/enforce. <br /> c. Rental units can provide a broader range of affordability than ownership units. <br /> d. Rental units are typically more dense and a better use of scarce land resources. Larger <br /> projects can create a critical mass for producing significant affordable housing <br /> opportunities. <br /> 3. Missing Middle/Affordable By Design: We can address this issue by creative design of smaller <br /> units. Several issues need to be addressed to maximize effectiveness. <br /> a. Larger projects can provide these units with a mix of housing products. <br /> b. Need to allow design creativity which current standards won't allow. Look at lot sizes, <br /> setbacks, parking requirements,street standards(widths, parking, sidewalks). <br /> Although you need Objective Development Standards for complican with State <br /> legislation, don't let that constrain creativity. Buyers are willing to purchase smaller <br /> units in places like Pleasanton <br /> c. Impact fees which do not reflect size/use. Water, Sewer,Capital, IZO fees identical <br /> regardless of lot/unit size. This makes it much more difficult to develop smaller units. <br /> Thank you for your consideration and I will be available to answer any questions regarding these or <br /> other Housing Element Issues. <br /> PONDEROSA HOMES II, INC. <br /> Jeff Schroeder <br /> Senior Vice President, Land, Planning & Operations <br /> 111111.11 <br /> Click here to report this email as spam. <br />