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6th Cycle Program 1.6: For those properties designated for high-density residential development with existing commercial uses, conduct outreach with property owners and
<br />businesses to identify specific incentives for business relocation and to encourage property owners to develop their properties with housing. Develop appropriate incentives that
<br />would facilitate relocating existing commercial/office/industrial uses in order to enable development with residential uses. The City will facilitate the conversion of commercial,
<br />office, industrial buildings and parking structures for housing and mixed-use developments with use of incentives, which may include:
<br />1. Transfer of development rights;
<br />2. A review of traffic requirements and evaluation measures to facilitate mixed use
<br />development;
<br />3. Development of transit alternatives;
<br />4. Use of development agreements;
<br />5. Flexibility of parking standards;
<br />6. Flexibility of development standards for converting existing buildings or space to
<br />residential (i.e., adaptive re-use) to ensure minimum and maximum densities can be
<br />achieved; and
<br />7. Expedited processing of development applications
<br />Facilitating the conversion of commercial, office, industrial buildings and
<br />parking structures for housing and mixed-use developments.
<br />Initial outreach (January 2025);
<br />subsequent outreach (January 2027
<br />and January 2029)
<br />To commence January 2025
<br />6th Cycle Program 1.7: Facilitate the development of the large Kiewit and Stoneridge Mall properties and other High Density sites larger than 10 acres with housing by
<br />undertaking the following programs:
<br />1. Stoneridge Mall: Prepare and adopt a Specific Plan, Master Plan, PUD plan, or similar planning framework for development of the Stoneridge Mall property (Area 2), in
<br />cooperation with the various property owners, that incorporates housing at the amount and densities specified in the housing sites inventory, including lower-income housing, as
<br />well as complementary commercial uses. The goal of the planning effort is to create a vibrant mixed use and transit-oriented development that provides significant housing
<br />opportunities, including affordable housing, in proximity to employment, shopping and services, that is well connected to and incorporates multimodal transportation facilities.
<br />As a first step in this process, develop initial policy guidance for the mall through a “Framework” that will be the basis for future planning and a forum to develop consensus
<br />around a vision for the mall for the affected property owners and the community.
<br />2. Kiewit Property: Either in conjunction with preparation of a Specific Plan for East Pleasanton, or within a more focused Master Plan or PUD plan for the 50-acre Kiewit area
<br />(Area 21), work with the property owner to develop and adopt or approve a conceptual plan, including housing at mixed densities, and a significant affordable housing
<br />component. The planning will take into account infrastructure, circulation, open space and amenities for residents, with the goal of creating a sustainable new neighborhood in
<br />Pleasanton. New public infrastructure (e.g., water, sewer, roadways etc.) will be necessary throughout the East Pleasanton Specific Plan (EPSP) area, and cost sharing of
<br />public infrastructure improvements is expected to occur among EPSP developers, anticipating the use of community facilities districts or similar financing structures. The plan
<br />will encourage a diversity of housing types and seek to include innovative missing-middle type and housing that can provide more compact units and some “entry-level” market-
<br />rate homeownership and/or rental housing units that are relatively affordable compared to larger units. Such affordable by design approaches are intended to achieve more
<br />housing that is affordable to first-time home buyers and other households that are unable to afford most newly-constructed market-rate housing in Pleasanton but do not qualify
<br />for below-market rate housing.
<br />3. Other High Density Sites Larger than 10 Acres (Hacienda Terrace, Metro 580, Signature Center, and Oracle): Conduct outreach with the owners of these properties to
<br />discuss development constraints and opportunities, and to provide technical and planning support to facilitate development and opportunities. Such support may include
<br />offering incentives such as modification of parking ratios / relief from replacement parking requirements for commercial uses elsewhere on the site; assistance with developing
<br />site planning concepts; and advice/assistance on the steps to subdivide into appropriate sizes (e.g., 1 to 10 acres) and re-zone the properties for the desired residential uses.
<br />For those high density sites larger than 10 acres where the City has illustrated subareas within these larger sites that reflect areas expected to be redeveloped or infilled with
<br />housing (i.e., Metro 580, Oracle, Hacienda Terrace, and Signature Center3), to improve the feasibility for redevelopment with housing, the City shall allow (without a
<br />requirement for legislative approval) flexibility in the precise location of the future housing within the larger site, provided that minimum densities and maximum unit counts
<br />remain within the ranges listed for each site in Appendix B (exempting additional density allowable by density bonus law).
<br />200 lower-income units approved or constructed on large sites by January
<br />2031
<br />Complete concept-level planning
<br />(Framework) for the Stoneridge Mall
<br />(March 2023). Complete and
<br />adopt/approve detailed Master Plans
<br />for Stoneridge Mall site (July 2025)
<br />and Kiewit property (July 2024).
<br />Outreach to property owners for other
<br />large sites: June 2023, and
<br />coordination to offer technical support
<br />by October 2024. If the City’s efforts
<br />are not resulting in progress toward
<br />housing entitlement/development on
<br />large sites by October 2026, the City
<br />will review and revise support efforts
<br />by May 2027. The City’s action shall
<br />be commensurate with the level of
<br />progress toward housing
<br />entitlement/development on large
<br />sites (e.g., if no progress has been
<br />made, a rezoning action of additional
<br />sites may be required).
<br />1. Stoneridge Mall. The City Council adopted the Stoneridge Mall Framework in January
<br />2023, defining planning guidelines and an overall vision for the Mall's redevelopment.
<br />Since then, City staff has been in regular communication with each of the Mall owners, who
<br />have expressed an interest in working collaboratively to develop a Master Plan for
<br />Stoneridge, with the intent to begin work in 2024.
<br />2. Kiewit: Kiewit project currently under review.
<br />3. Other large sites: City Council adopted conforming zoning for each of the large sites in
<br />December, 2023, consistent with the Housing Element; and has been in contact with
<br />owners/representatives of the Signature Center, Metro 580, and Hacienda Terrace sites in
<br />2023 to discuss potential development opportunities.
<br />6th Cycle Program 1.8: Monitor the production of accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs) to determine if they are being rented and, if so,
<br />determine their rent levels. Per the City’s updated ADU ordinance (2021), all ADUs must be registered in the City’s monitoring program to determine rent levels of the ADUs
<br />being created. If it is determined that rent levels are exceeding those projected in the inventory or that ADU production is not keeping pace with Housing Element projections,
<br />the City will study and implement additional measures to encourage more production of, and affordability among, ADUs, such as fee waivers or reductions in exchange for
<br />deedrestricting a unit.
<br />93 ADUs Monitor annually (by April 1 of each
<br />year); if ADU targets are not being
<br />met (i.e., 11.5 ADUs permitted on an
<br />annual average) by January 2025,
<br />review and revise efforts to increase
<br />ADU construction (e.g., fee waivers,
<br />etc.) by July 2025 pending results of
<br />monitoring. The City’s action shall be
<br />commensurate with the level of
<br />shortfall from construction targets
<br />(i.e., if shortfall is significant, less
<br />than 80 percent of target, a rezoning
<br />action may be required, if shortfall is
<br />slight, 80 percent of target or greater,
<br />additional incentives may be
<br />appropriate). Review will occur every
<br />two years thereafter (i.e., January
<br />2027 and January 2029) with action
<br />implemented within six months if
<br />targets are not being met as
<br />described above (July 2027 and July
<br />2029).
<br />The City of Pleasanton will participate in and implement the Alameda County-wide ADU
<br />affordability survey to gather more data on ADU rent levels. Building permits were issued
<br />for 10 ADUs in 2023; 102 ADUs are included as part of residential project applications that
<br />were submitted in 2023.
<br />6th Cycle Program 1.9: The following programs will be implemented to facilitate the production of ADUs:
<br />1. Prepare and distribute standardized and/or pre-approved building plans for ADUs that meet the requirements of Chapter 18.106 of the Pleasanton Municipal Code
<br />(Accessory and Junior Accessory Dwelling Units) and the California Building Standards Code. The City will publicize such building plans to interested persons inquiring or
<br />applying for an ADU, and incentives provided, such as reduction of permit fees, for applicants wishing to make use of such pre-approved plans.
<br />2. Create and maintain informational materials and an ADU resource webpage on the City’s website to publicize and promote the availability of standard building plans; post
<br />information about available funding for ADUs (e.g., CalHFA ADU Grant Program that provides up to $25,000 to reimburse homeowners for predevelopment costs). Materials
<br />will be made available through multiple outreach methods in addition to the City website, press releases, utility mailers, email distribution lists, social media, community service
<br />groups, etc.) and in multiple languages.
<br />Prepare or approve four types of ADU standard plans; see Program 1.8 Prepare standard building plan and
<br />informational materials by March
<br />2024; create ADU resource webpage
<br />by April 2024
<br />Staff initiated work to create an informational page on the City's website in February 2024,
<br />and expects to have it and other infomation made available by April 2024. Due to funding
<br />constraints, work to develop standardized plans for ADUs has been delayed, but will
<br />proceed in 2024 with the goal of having plans available by January 2025, consistent with
<br />the requirements of AB 1332.
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