PC 12142022 - Laserfiche WebLink

Commissioner Nibert referenced a comment regarding development of sites over 10-acres and inference that no one reasonably expected lower income housing would be met with those sites . He asked why the City could not say it had the will to make it happen . Ms . Clark discussed programs included in the plan to overcome challenges of developing larger sites and that staff felt sites were feasible , developable and issues could be overcome with City and owner support. She stated the State required additional efforts to show development as feasible . Ms . Campbell pointed out that Program 1. 7 was expanded to bolster the programs around those sites . Speaker cards were submitted , and comments received from the follow ing members of the public : Guy Houston , representing Valley Plaza , indicated support for mixed-use development of the property and presented the draft plan incorporating existing commercial with housing around the periphery . He urged the Planning Commission to support staff's recommendation . In response to Commission questions , Mr. Houston anticipated 162 units would be developed ; and clarified the remaining reta il and location of proposed housing. Jason Quintel , representing the Kiewit site , summarized their proposed affordable housing development, including junior ADUs , parks and open space , surrounding infrastructure and retaining neighborhood characteristics . He expressed concern with lack of land use designations ; PUD conformance review and inclusionary zoning ordinance and objective standards . Chuck Davis , Senior Vice President for Simon , discussed his efforts to work with the City for opportunities for mixed-use development. He summarized the proposed development of 18-acres for housing . He expressed concern with removal of studied sites due to reducing the buffer. Patrick Costanzo , representing the Merit Property , discussed their current proposal for 111 , age- qualified homes , with 22 affordable units , and indicated support for staff's recommendation . RECESS Chair Pace called a recess at 9 :11 p.m . The meeting reconvened at 9 :17 p.m. with all Commissioners present. Commissioner Morgan stated he felt the plan rezoned more land than required due to conservative assumptions , which would nudge Pleasanton towards being more of a bedroom community . He stated it was necessary to make a conscious decision whether to submit a conservative plan or realistic plan . He suggested submitting a plan with what would really happen and using average capacity for the high-density sites and removing the buffer for market rate housing . He further recommended removing Valley Plaza ; adding Boulder Court back into the plan ; considering Pimlico North ; increasing density at Tri-Valley , Black Avenue and St. Elizabeth to be the maximum densit ies studied in the EIR ; and removing Sunol Blvd . In response to Cha ir Pace , Ms . Murillo discussed consideration of the City 's track record to justify densities . She explained efforts to use safe harbor approaches accepted by HCD and trends within the City so that there were realistic capacities that could be defended and certified . Chair Pace asked the consequence of HCD disagreeing with use of mid-point assumptions . Ms . Clark explained that HCD could require additional information and/or reject the plan . Ms . Campbell added that if density ranges were changed , the minimum should be used . In response to Chair Pace , Ms . Clark stated the City had a compliant (5 th Cycle) housing element until the end of January. David Bergman , consultant , clarified the role of the sites inventory . Chair Pace reiterated the concern by Commissioners regarding reduced process for review for properties on the list. Vice Chair Gaidos agreed that the density should be increased , to add Boulder Court back in , to strongly consider removing Valley Plaza based on the public 's strong preference to keep commercial Planning Commission Minutes Page 4 of 8 December 14 , 2022