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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 />Approval Time and Requests Lesser Densities: The element must include analysis of requests to develop housing at densities below those
<br />identified, the length of time between receiving approval for a housing development and submittal of an application for building permits that
<br />potentially. The element must address any hinderance on the development of housing and include programs as appropriate.
<br />Discussion on projects coming in with lower
<br />densities than allowed/projected will be expanded
<br />with specific examples (Appendix B, Section B.2.3,
<br />A subsection heading will be added for Length of
<br />Time Between Approval and Building Permit
<br />Application in Appendix C.
<br />Appendix B (Sites Inventory &
<br />Methodology), Section B.2.3 (Density and
<br />Capacity Assumptions) - Realistic Capacity
<br />and Development Trends; Appendix C
<br />(Housing Constraints), Section C.2.4
<br />(Permits and Procedures)
<br />C.1
<br />Include a program which sets forth a schedule of actions during the planning period, each with a timeline for implementation, which may
<br />recognize that certain programs are ongoing, such that there will be beneficial impacts of the programs within the planning period, that the
<br />local government is undertaking or intends to undertake to implement the policies and achieve the goals and objectives of the Housing
<br />Element... (Gov. Code, § 65583, subd. (c).)
<br />To have a beneficial impact in the planning period and address the goals of the housing element, programs must be revised with discrete
<br />timelines (e.g., at least annually or by January 2025), including for Programs 1.5 (Assist in Development of Lower- and Extremely-Lower
<br />Income Housing), 1.6 (High-Density Housing Outreach), 1.7 (Kiewit and Stoneridge Site Development), 2.1 (Inclusionary Zoning Ordinance),
<br />2.2 (Lower-Income Housing Fees), 2.3 (Fees Nexus Study), 2.7 (Density Bonus Zoning Amendments), 2.8 (Rental Housing Assistance), 3.1
<br />(Manufactured Housing Zoning Amendment), 3.5 (Housing Rehabilitation), 4.4 (Housing Infrastructure), 5.1 (Regional Homeless
<br />Coordination), 5.6 (Zoning Code Amendments), and 6.1 (Objective Design and Development Standards).
<br />Discrete timing (month and year) will be added to
<br />identified programs. Some program timelines will
<br />be shifted earlier, as feasible, to result in larger
<br />beneficial impact during the planning period.
<br />Various programs.
<br />C.1 (cont)
<br />In addition, while Program 1.8 commits to monitoring Accessory Dwelling Unit (ADU) production halfway through the planning period, this
<br />monitoring timeline should be adjusted to every two years and include alternative actions by a specified time (e.g., within six months) if ADUs
<br />are not meeting assumptions in the sites inventory, including, but not limited to, additional rezoning.
<br />Program 1.8 will be adjusted to have review and
<br />revision action (if necessary) every two years. If
<br />significant shortfall of ADU target occurs, a
<br />rezoning action will be noted as potential action.
<br />Program 1.8
<br />C.2
<br />Identify actions that will be taken to make sites available during the planning period with appropriate zoning and development standards and
<br />with services and facilities to accommodate that portion of the city’s or county’s share of the regional housing need for each income level that
<br />could not be accommodated on sites identified in the inventory completed pursuant to paragraph (3) of subdivision (a) without rezoning, and
<br />to comply with the requirements of Government Code section 65584.09. Sites shall be identified as needed to facilitate and encourage the
<br />development of a variety of types of housing for all income levels, including multifamily rental housing, factory-built housing, mobilehomes,
<br />housing for agricultural employees, supportive housing, single-room occupancy units, emergency shelters, and transitional housing. (Gov.
<br />Code, § 65583, subd. (c)(1).)
<br />As noted in Finding B3, the element does not include a complete site analysis, therefore, the adequacy of sites and zoning were not
<br />established. Based on the results of a complete sites inventory and analysis, the City may need to add or revise programs to address a
<br />shortfall of sites or zoning available to encourage a variety of housing types.
<br />See responses under Comment B.3, above.N/A
<br />C.2 (cont)
<br />In addition, Program 5.6 (Zoning for Special Needs Housing) currently commits to allow transitional and supportive in all zones allowing
<br />residential uses and not subject to any special requirements consistent with AB 2162. However, this program conflates two unique
<br />requirements. First, the program must commit to permit transitional and supportive in all zones allowing residential then, second and
<br />separately, the program should commit to permit permanent supportive housing without discretionary action pursuant to Government Code
<br />section 65651.
<br />Program 5.6 language will be revised so as to not
<br />conflate distinct requirements for transitional and
<br />supportive housing.
<br /> Program 5.6
<br />C. Housing Programs
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