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Chair Brown discussed the benefits of higher density providing amenities, located as far away from single family homes as possible. Commissioner Allen asked if the lack of a grocery store near Stoneridge Mall would impact tax credits. Mr. Williams stated he would research and get back to the Commission. Ms. Clark discussed staffs consideration of housing sites for tax credits and site selection criteria. Commissioner Nibert mentioned the grocery store in a neighboring town and whether the tax credits would apply. Mr. Williams stated the determination was based on the proximity of the housing development to the amenity, irrespective of whether the amenity was located in the same jurisdiction. Commissioner Allen requested additional information on relative weight of tax credits. She asked the density 'sweet spot' for a five-acre site. Mr. Williams stated affordable housing for a family development usually had a threshold of 120-135 units as the maximum for the total size of the project, and higher density on smaller sites to make the project financially feasible. In responding to Mr. Williams' comments regarding six-story developments, Commissioner Allen asked if Mr. Williams thought six-story developments were appropriate for Pleasanton's smaller scale downtown. Mr. Williams discussed the downtown in Mountain View and floor area ratio restrictions. He discussed potential development in downtown Pleasanton and whether it could be four stories. Ms. Clark discussed the height limitations in the Downtown Specific Plan, and its very specific policies to limit heights to three stories or less. Commissioner Allen discussed a battle in the City of Livermore over a higher-density project on its Main Street. Mr. Williams discussed the San Rafael Downtown Specific Plan. He stated too low density should not be developed in certain areas, such as townhomes in a business park. THE PUBLIC HEARING WAS OPENED There were no comments from the public. THE PUBLIC HEARING WAS CLOSED Commissioner Nibert agreed that high density development would need to be around Stoneridge Mall and Hacienda and close to BART, to receive tax credits. He suggested creative solutions to attain the RHNA numbers. Commissioner Gaidos stated higher density was necessary to fulfill the State's requirements. Excerpt: Approved Planning Commission Minutes, September 8, 2021 Page 8 of 9