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6th Cycle Program 1.10: Complete annexation of the housing sites located in unincorporated Alameda County (i.e., Lester and Merritt rezone parcels). If the annexations
<br />cannot be completed within three years, the City will identify and rezone additional sites to address the City’s RHNA shortfall. These parcels will also be rezoned consistent with
<br />Program 1.1.
<br />Annex Housing Element sites. Complete annexations by January 31,
<br />2026. For Lester, the anticipated
<br />timeline and milestones include
<br />complete CEQA review by October
<br />2023, project review by City Council
<br />in January 2024, and LAFCo review
<br />for annexation in March 2024. For
<br />Merritt, the anticipated timeline and
<br />milestones include complete CEQA
<br />review by May 2024, project review
<br />by City Council in August 2024, and
<br />LAFCo review for annexation October
<br />2024. These timelines are estimates,
<br />as some of the dates are dependent
<br />upon the applicants.
<br />CEQA review for Lester reivew is ongoing. Merritt project is underway. Both projects are
<br />expected to be approved by the City in 2024
<br />6th Cycle Program 2.1: Continue to implement the Inclusionary Zoning Ordinance and actively pursue strategies to improve its effectiveness in producing affordable housing
<br />units in conjunction with new development. The following actions will be undertaken by the City:
<br />1. Study the following amendments to the Inclusionary Zoning Ordinance and adopt such amendments provided they are not found to be an undue constraint on the production
<br />of housing:
<br />o An increase to the proportion of inclusionary units required in multi-family
<br />projects to be up to 20 percent, rather than the current 15 percent requirement.
<br />o Identification of a target mix of affordable units (including proportions of verylow, low- and moderate-income units), with the potential for an alternative mix of affordability to
<br />be proposed and approved if it would better meet other housing policy objectives to do so. For example, if the project provided deeper affordability, and/or resulted in the
<br />production of units suitable for special needs groups such as seniors or persons with mental or physical disabilities. Target affordability mix and unit size standards, including a
<br />required proportion of larger (3 or more bedroom) lower-income units, may be implemented through Objective Design Standards (Program 4.2) or the amended Inclusionary
<br />Zoning Ordinance.
<br />2. Monitor the ongoing effectiveness of the Ordinance in producing new housing units. Monitoring will include a review of the extent to which developers are building on-site
<br />affordable units versus paying in
<br />‑
<br />lieu fees with new developments, with the goal that a majority of required inclusionary units over the course of the next eight years are either
<br />provided on-site or constructed off-site, at the same time as projects are constructed. At the mid-point of the Housing Element cycle, if it is determined that the Inclusionary
<br />Zoning Ordinance is not meeting this goal, evaluate and modify the Ordinance so that it can better achieve that objective, including consideration of additional incentives or
<br />mandates to encourage units to be constructed. As part of the Inclusionary Zoning Ordinance review, conduct meetings with developers to identify specific changes that may
<br />be considered by the City.
<br />Amend the Inclusionary Zoning Ordinance and achieve higher
<br />proportions (i.e., greater than 15 percent) and lower affordability levels of
<br />inclusionary units from projects approved consistent with the amended
<br />Ordinance, provided an inclusionary rate of greater than 15 percent is
<br />demonstrated to not constrain housing production consistent with state
<br />law; achieve 80 below market rate units over the planning period.
<br />Study the Inclusionary Zoning
<br />Ordinance (September 2025); amend
<br />the Inclusionary Zoning Ordinance
<br />based on study (March 2026);
<br />evaluate Inclusionary Zoning
<br />Ordinance (and modify, if needed)
<br />(April 2027)
<br />The City initated work on an update to the Inclusionary Zoning Ordinance, including an
<br />evaluation of the current inclusionary rates, in December 2023.
<br />6th Cycle Program 2.2: Require new commercial development to pay the Lower-Income Housing Fee established by City Ordinance and adopted by the City, or to otherwise
<br />mitigate demand for new employee housing as allowed by the Pleasanton Municipal Code (e.g., through construction of units or dedication of land). Regularly evaluate the
<br />amount of these fees to ensure that they: (1) remain commensurate with the needs generated by the development; (2) are established at a level proportionate with the actual
<br />cost to provide new housing; and (3) are in conformance with state law while ensuring that Pleasanton remains locally and regionally competitive in attracting new commercial
<br />investment.
<br /> Mitigate demand for new employee housing as allowed by the
<br />Pleasanton Municipal Code to ensure that is commensurate with the
<br />needs generated by the development and proportionate with the actual
<br />cost to providing new housing.
<br />Evaluate fee and adopt new fee as
<br />appropriate (December 2025)
<br />Fee to be evaluated and adopted (as appropriate) by Decmber 2025.
<br />6th Cycle Program 2.3: Regularly review the Lower-Income Housing Fee for market-rate residential development, including consideration of adjustments to the fee within the
<br />amounts supportable by the existing Nexus Study to ensure the fee reflects the cost to mitigate demand for new affordable housing created by new development, and while
<br />ensuring that fee levels remain such that they do not present an undue constraint to housing production. As part of the review of existing fees, evaluate and change the basis of
<br />the residential fee to be structured on a per square foot basis, so as to incentivize the production of smaller units.
<br />Mitigate demand for new affordable housing created by new
<br />development, and while ensuring that fee levels remain such that they do
<br />not present an undue constraint to housing production.
<br />Review and consider updates to fees
<br />based on existing Nexus Study
<br />(January 2025); commence
<br />comprehensive Nexus Study update
<br />(January 2026); adopted amended
<br />fees based on comprehensive Nexus
<br />Study update, including fees on a per
<br />square foot basis (March 2026)
<br />The City initiated work on a comprehensive update of the commercial linkage fee,
<br />affordable housing in-lieu fee, and development impact fees in December 2023. The study
<br />will include feasibility analysis and analysis to consider assessing fees on a per square foot
<br />basis. Work is ongoing and expected to conclude by August 2024.
<br />6th Cycle Program 2.4: Continue to make available funding from sources such as the City’s Lower Income Housing Fund, and the City’s Federal HOME and CDBG funds to
<br />assist local non-profit agencies and housing developers. The City will also provide technical support to agencies to seek other sources of funding and to plan and develop
<br />affordable and special needs housing.
<br />Assist in the development of 100 low-income units over the planning
<br />period
<br />Ongoing; seek funding biannually
<br />(first quarter 2024, 2026, 2028, and
<br />2030)
<br />Ongoing.
<br />6th Cycle Program 2.5: Continue to offer waivers or reductions of City fees for affordable housing units, including the following:
<br />1. Exempt all housing units affordable to very low- and low-income households and Accessory Dwelling Units from payment of the Lower-Income Housing Fee.
<br />2. Allow for the approval of fee waivers and/or reductions for inclusionary units and the housing developments of which they are a part, for projects that meet the requirements
<br />of the Inclusionary Zoning Ordinance in terms of the proportion of proposed affordable units to be provided. When considering such discretionary fee waivers or reductions,
<br />greater consideration will be given to their approval when a housing development’s proposed proportion of lower-income units exceeds the minimum required by the
<br />Inclusionary Zoning Ordinance (i.e., not all market rate units in projects that comply with minimum inclusionary requirements will necessarily receive fee waivers or reductions).
<br />Increase the number of ADUs and deed restricted affordable housing
<br />units.
<br />Ongoing as projects applications are
<br />processed
<br />The City continues to exempt all housing units affordable to very low- and low-income
<br />households and Accessory Dwelling Units from payment of the Lower-Income Housing Fee.
<br />6th Cycle Program 2.6: Continue to make housing education programs and information available on the City’s website, at other public venues, through City publications and
<br />mailings, City social media accounts, and through partnerships with regional organizations. Continue to coordinate public information with surrounding communities to provide
<br />up-to-date listings of opportunities for regional affordable housing and programs. In order to ensure program information is disseminated to the broadest range of households,
<br />including lower-income households, special needs groups such as seniors, the disabled, people experiencing homelessness, and non-English-speaking households, the City will
<br />develop a comprehensive marketing program that a) identifies partner organizations through which information can be shared with their clientele, b) builds relationships with
<br />those organizations including regular check ins, c) provides translation of printed and online materials into multiple languages, and d) effectively deploys traditional media and
<br />social media to increase outreach.
<br />Ensure information on programs and low-income housing opportunites
<br />are disseminated to the broadest range of households, including lower-
<br />income households, special needs groups such as seniors, the disabled,
<br />people experiencing homelessness, and non-English-speaking
<br />households,
<br />Review/update information annually
<br />or as needed; develop
<br />comprehensive marketing program
<br />(2024)
<br />In 2023 the City continued to provide updated information in electronic (i.e., web) and
<br />printed format to educate private citizens, developers, and other interested parties on the
<br />range of programs promoting affordable housing. The City also continued to provide public
<br />information regarding regional affordable housing and available programs. The City also
<br />promotes Alameda County's online housing portal (http://housing.acgov.org) which
<br />provides listings for affordable rental housing opportunities and where interested applicants
<br />can submit their affordable rental housing applications.
<br />6th Cycle Program 2.7: Amend the affordable housing density bonus provisions of the Pleasanton Municipal Code (Chapter 17.38, Density Bonus), as well as General Plan
<br />Land Use Element Policy 11 to align with state density bonus law (Government Code §65915 et seq.) as it has been amended in recent years. The City will continue to apply
<br />current state law even before local amendments are adopted.
<br />Alignment with state density bonus law (Government Code §65915 et
<br />seq.) as it has been amended in recent years. The City will continue to
<br />apply current state law even before local amendments are adopted.
<br />In March 2024 Municipal Code updates anticipated to be completed by the summer.
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