3_Exhibits A-G - Laserfiche WebLink

City of Pleasanton’s 6th Cycle (2023-2031) Draft Housing Element Page 5 November 14, 2022 allows for standards to be created on a case-by-case basis. However, the element should address development standards, specifically parking, use of mid-point density, and heights, for impacts on cost, supply, housing choice, approval and project certainty, and financial feasibility, and include programs to address identified constraints. Fees and Exaction: While the element describes required fees for single family and multifamily housing development, it must also analyze their impact as potential constraints on housing supply, cost and feasibility. For example, the element (p. C-35) concludes that fees account for a portion of total development costs for a multifamily project but should also evaluate the impacts to support this conclusion, including the impact of fees individually and cumulatively. Excessive fees for housing developments have significant impacts on housing cost, feasibility and production; especially when considering various housing types. The element should include an evaluation of these fees and add programs to address this constraint. Local Processing and Permit Procedures: The element generally describes the Planned Unit Development (PUD) process but must analyze this process for impacts on supply, cost, financial feasibility, timing and approval certainty. For example, the analysis should clearly state whether the Planned Development process is mandatory or optional, whether the burden of establishing zoning and development standards typically rests with the City or developers, particularly on identified sites, any absence of fixed development standards, any additional legislative approvals and any other requirements or mechanisms that may act as a constraint. While the element’s Program 6.1 commits to adopting objective design and development standards, the element should describe how this process is currently implemented, the effect on approval timelines, and the effect on approval certainty. On/Off-Site Improvements: While the element identifies some improvement requirements, such as minimum street widths the element must also analyze their impact as potential constraints on housing supply and affordability. For additional information and a sample analysis, see the Building Blocks at http://www.hcd.ca.gov/community-development/building-blocks/constraints/codes-and- enforcement-on-offsite-improvement-standards.shtml. Constraints on Housing for Persons with Disabilities: The element must evaluate constraints on housing for persons with disabilities, as follows: • Reasonable Accommodation: The element indicates a reasonable accommodation request must not fundamentally require an alteration to City programs or laws, including but not limited to land use and zoning, and findings related to impacts on surrounding uses. However, reasonable accommodation is intended as an exception process to zoning, development standards and any other land use controls to provide access to housing for persons with disabilities. The element must include a program to amend the reasonable accommodation process and remove constraints to establish an appropriate process. • Definition of Family: The element should fully describe and evaluate the definition of family for potential constraints on housing for persons with disabilities.