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Finding/ <br />Comment #Comment Response Reference <br />City of Pleasanton 6th Cycle Housing Element <br />HCD November 14, 2022 Letter - Comments and Responses - December 2, 2022 <br />Attachment 1, Exhibit A <br />B.4 (cont) <br />In addition, the element concludes development standards are not an impediment to residential development as the use of the Planned Unit <br />Development (PUD) process allows for standards to be created on a case-by-case basis. However, the element should address <br />development standards, specifically parking, use of mid-point density, and heights, for impacts on cost, supply, housing choice, approval and <br />project certainty, and financial feasibility, and include programs to address identified constraints. <br />Parking analysis will be expanded and a new <br />program added to establish lower multi-family <br />parking rates for studio and one-bedroom units <br />and not require covered parking for studio and one- <br />bedroom units. <br />PUD discussion will be expanded and program <br />added for a modified PUD process for rezone sites <br />that is a conformance review (applies only <br />objective standards and does not require Council <br />approval). <br />Appendix C (Housing Constraints), Section <br />C.2.2 (Land Use Controls) - Development <br />Standards <br />B.4 (cont) <br />Fees and Exaction: While the element describes required fees for single family and multifamily housing development, it must also analyze <br />their impact as potential constraints on housing supply, cost and feasibility. For example, the element (p. C-35) concludes that fees account <br />for a portion of total development costs for a multifamily project but should also evaluate the impacts to support this conclusion, including the <br />impact of fees individually and cumulatively. Excessive fees for housing developments have significant impacts on housing cost, feasibility <br />and production; especially when considering various housing types. The element should include an evaluation of these fees and add <br />programs to address this constraint. <br />Fee analysis conclusion will discuss City impact <br />fees as being lower or comparable to neighboring <br />jurisdictions. Program 2.3 will be revised to commit <br />to revising fees to a per square foot basis where <br />feasible. <br />Appendix C (Housing Constraints), Section <br />C.2.4 (Permits and Procedures) - Fee <br />Analysis; Program 2.3 <br />B.4 (cont) <br />Local Processing and Permit Procedures: The element generally describes the Planned Unit Development (PUD) process but must analyze <br />this process for impacts on supply, cost, financial feasibility, timing and approval certainty. For example, the analysis should clearly state <br />whether the Planned Development process is mandatory or optional, whether the burden of establishing zoning and development standards <br />typically rests with the City or developers, particularly on identified sites, any absence of fixed development standards, any additional <br />legislative approvals and any other requirements or mechanisms that may act as a constraint. While the element’s Program 6.1 commits to <br />adopting objective design and development standards, the element should describe how this process is currently implemented, the effect on <br />approval timelines, and the effect on approval certainty. <br />Planned Unit Development discussion will be <br />expanded to describe when PUDs are mandatory <br />(e.g., mixed-use sites), how PUD standards are <br />established (developer proposed vs. City initiated), <br />and how a modified PUD process will be <br />established for rezone sites (new program). <br />Appendix C (Housing Constraints), Section <br />C.2.4 (Permits and Procedures) - Planned <br />Unit Development <br />B.4 (cont) <br />On/Off-Site Improvements: While the element identifies some improvement requirements, such as minimum street widths the element must <br />also analyze their impact as potential constraints on housing supply and affordability. For additional information and a sample analysis, see <br />the Building Blocks at http://www.hcd.ca.gov/community-development/building-blocks/constraints/codes-and-enforcement-on-offsite- <br />improvement-standards.shtml. <br />Analysis will be expanded to discuss infill (e.g., <br />downtown) vs. more peripheral areas, reference <br />Capital Improvement Program, and discuss traffic <br />thresholds (i.e., LOS). <br />Appendix C (Housing Constraints), Section <br />C.2.5 (On and Off-site Improvements) <br />Constraints on Housing for Persons with Disabilities: The element must evaluate constraints on housing for persons with disabilities, as <br />follows: <br />Reasonable Accommodation : The element indicates a reasonable accommodation request must not fundamentally require an alteration to <br />City programs or laws, including but not limited to land use and zoning, and findings related to impacts on surrounding uses. However, <br />reasonable accommodation is intended as an exception process to zoning, development standards and any other land use controls to <br />provide access to housing for persons with disabilities. The element must include a program to amend the reasonable accommodation <br />process and remove constraints to establish an appropriate process. <br />The reasonable accommodations analysis will be <br />revised to identify two findings related to <br />fundamental alteration of City law and impacts on <br />surrounding uses as constraints (Municipal Code <br />18.86.060.A.4 and 5). A new program will be <br />added to amend these findings to clarify intent <br />while ensuring public health and safety objectives <br />are maintained. <br />Appendix C (Housing Constraints), Section <br />C.2.2 (Land Use Controls) - Reasonable <br />Accommodation <br />Definition of Family : The element should fully describe and evaluate the definition of family for potential constraints on housing for persons <br />with disabilities. <br />The analysis of the definition of family will be <br />expanded, and Program 5.6 will be revised to <br />include amending the Zoning Ordinance definition <br />of family to remove any relation by blood or <br />marriage. <br />Appendix C (Housing Constraints), Section <br />C.2.2 (Land Use Controls) - Housing for <br />Persons with Disabilities; Program 5.6 <br />B.4 (cont) <br />4