15 - Laserfiche WebLink

Labor Standards Prevailing wage and a skilled and trained workforce are required. An exception to these standards is only granted if, after a specified bidding process, less than two prequalified contractors promising to use a skilled and trained workforce bid on the project. Development Requirements Developments must meet applicable objective standards including design, parking, and zoning. Requirements for development are: • Residential density must meet or exceed density deemed appropriate to accommodate lower income individuals in the jurisdiction pursuant to housing element law. • Development is subject to local zoning, parking, design, and other ordinances. • Local code requirements applicable to processing and permitting of residential developments in a zone that allows for the housing with the density are allowed by SB 6. • Development must adhere to all objective local standards, other than those that expressly prohibit residential use or standards that allow for a lower density than prescribed by housing element law, including impact fee requirements. Impacts and next steps. Both AB 2011 and SB 6 are far-reaching pieces of legislation, with numerous complex requirements, limitations, and exceptions. Despite its more stringent affordability requirements, it is likely that AB 2011's ministerial process will prove to be an attractive option for developers seeking to develop multi-family projects on existing commercially zoned properties. There are a number of streets within Pleasanton that would meet the criteria for eligibility for AB 2011, and the City's existing transit stations (including BART and ACE), and adopted Specific Plans that include multi-family zoning, including the Downtown Specific Plan, would place additional parcels within the scope of AB 2011 eligibility. And, for developers who are willing to meet its labor requirements, SB 6 also offers similar opportunities, and in combination with other State law, could allow such projects to be eligible for streamlined and/or ministerial review. Both bills unlock the potential for numerous commercial sites to be developed or redeveloped with housing, with limited review and discretion able to be exercised by the City. Clearly, for both bills, having a robust series of Objective Design Standards in place will be critical to guide site and building design as much as possible; however, in each case those standards will have to adhere to and allow for the densities, heights and other minimum standards allowed for in each bill. The July 2023 effective date for both bills provides an opportunity to complete further analysis of the specific implications for Pleasanton, and to develop local ordinances for implementation of AB 2011 and SB 6, including provisions that are as protective as possible, within the bounds of the legislation. Page 11 of 15