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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. Author: TZB Subject: Note Date: 12/19/2022 4:31:08 PM MSR Note: Recommend not including IZO amendments with HEU update and instead recommend allowing time for sufficient community input and thoughtful decision-making. Such community input and thoughtful process is necessary to ensure that IZO standards do not improperly constrain housing development. Recommend that the City only adopt program-level HEU and General Plan amendments at this time to meet requirements of state Housing Element law. Regarding the affordability standards proposed: These detailed affordability targets are likely to act as a constraint on new affordable housing in the City, which conflicts with the intent of state housing law. Requiring both 25% affordable to Very Low Income households and 25% affordable to Low Income households in many instances may interfere with affordable housing project financing, which often has specific affordability and income mix requirements that may conflict with these targets. The proposed exclusion of ADUs from counting towards minimum inclusionary requirements is contrary to state legislative findings acknowledging that ADUs are an "essential component of California's housing supply" and that ADU units may be counted towards meeting the City's RHNA obligations in corresponding income categories. Author: Steve Subject: Replace Text Date: 12/14/2022 8:09:57 AM Not ojective standards....if the City wishes to change affordable housing policy that should be done through the IZO Author: Steve Subject: Replace Text Date: 12/14/2022 8:14:20 AM This is problematic because it could impact an affordable housing developers ability to finance projects. Affordable housing funds are many times tied to specified types of units, so the City should allow flexibility so that an affordable housing developer has the greatest chance of success to obtain financing Attachment 4 - ODS Public Comments - 01-26-23 CC - Page 11