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Objective Design Standards for Housing Sites City of Pleasanton - 6 - DRAFT: December 14, 2022 PART 2 DEVELOPMENT STANDARDS The following regulations establish quantitative standards in order to realize the desired building, open space, and street character contained in the Design Standards. In addition to the Design Standards described below; all multifamily residential development shall satisfy other standards in this document relating to: The provision of pedestrian and bicycle connections (both private and public) Group Usable Open Space (Development Standards) Landscaped Paseos (A.6) Open Space, Landscaping and Lighting (A8, A9, and A10) And shall also incorporate residential amenities such as play/activity areas, pools, water features, fitness facilities, and community rooms. Density: Each site has been identified for a range of density expressed in units per acre (see Table 2.1 Housing Sites, for details). These densities are in addition to the on-site retail or service uses that the City may approve as part of a mixed-use project, if such additional development was anticipated in the Supplemental EIR, or as approved through any subsequent tiered environmental review. Note: The City interprets the minimum residential density to be an average minimum density to be met over the entirety of the project site (i.e., different portions of the site may have densities that are either higher or lower, but the minimum density is met cumulatively across the entire site). Affordability: All development shall comply with the City’s Inclusionary Zoning Ordinance through affordable housing agreements entered between the City and each developer. Affordable units will be deed-restricted in perpetuity. The affordable housing agreements will be recorded and will run with the land. Accessory Dwelling Units or Junior Accessory Dwelling Units shall not be permitted to count towards meeting the IZO’s minimum inclusionary requirements A target income mix of affordable rental units shall be as follows: A minimum of 25 percent of units at no more than 50% AMI (Very Low Income Units) A minimum of 25 percent of units at no more than 60% AMI (Low-Income Units) No more than 50 percent of units at no more than 80 % AMI (reflecting the low end of the Moderate Income range (80-120% AMI) For ownership units, unit prices shall be set at no more than 120% AMI. Section 8 Rental Assistance Vouchers: Through the affordable housing agreements entered into between the City and each developer, the developments will generally be required to accept HUD Section 8 Rental Vouchers as a means of assisting qualified applicants. Bedroom Mix of Affordable Units: For each project, a minimum of 10% of the total affordable units will be three-bedroom units; a minimum of 45% of the total affordable units will be two-bedroom units; and the remaining affordable units will be studio or one-bedroom units except that no more than 10 percent of units may be studios. Page: 10 Author: Steve Subject: Note Date: 12/20/2022 8:18:06 AM Suggest that the City redefine Density for the ODS. Currently the General Plan defines density based on the number of units on a gross acre basis. Below is the definition of Gross Acre in the GP.Gross Developable Acres shall include all privately owned acreage within a parcel and shall exclude all publicly owned facilities (e.g., City-owned parks, flood control channels, and public school sites) or such sites planned to be purchased by a public agency. Acreage to be devoted to publicly owned facilities dedicated as part of a project (e.g. roadway rights-of-way, parks, and trails) shall be included as “gross developable acres” unless such acreage is rendered undevelopable by other General Plan provisions.We would suggest that the City change their definition to something like the below.For HEU Housing Sites, residential density is expressed as housing units per net acre, exclusive of public streets, other rights-of-way, drainage easements[,] other non-exclusive easements, and other unbuildable lands. Net density provides a clearer definition of the intended type of housing. In certain instances. If the city continues to use gross acreage in the density calculations, then in certain instances it may be difficult to hit the minimum density prescribed within the GP range with product normally associated with that desnity. For example, to hit a minimum density of 30 units per acre will be extremely difficult on certain sites based on the gross acreage calculation unless the project changes the product from a 3-story surfaced parked product to a 4-story product with structured parking. The added cost of having to go to 4-stories and adding structured parking is an impediment to producing affordable housing and seems counterproductive to the city's goals in the HE. Author: Steve Subject: Note Date: 12/14/2022 8:08:57 AM Is density "Net" or gross and what is the definition if net? Comments from page 10 continued on next page Attachment 4 - ODS Public Comments - 01-26-23 CC - Page 10