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6th Cycle Program 2.8: Support access to rental housing for lower- and moderate-income households, and protect tenants from displacement, through the following programs:
<br />1. Work with the Alameda County Housing Authority and other agencies to maintain funding for Section 8 Housing Choice Voucher Program and other Federal subsidy
<br />programs. 2. Inform owners of rental units of the requirement to accept Section 8 Housing Choice
<br />certificates/vouchers and/or Project Based Section 8 Housing Choice Vouchers in their developments.
<br />3. Apply the provisions of the City’s Condominium Conversion Ordinance, and Government Code, §65863.7 (as to mobile homes) to minimize displacement of renters and
<br />protect special needs households. For condominium conversions this includes requirements to maintain rental units for households with special needs including those with
<br />developmental disabilities, such as lifetime leases with rental caps for persons with disabilities, to the extent permitted by state law; and denying conversion of apartment units
<br />to condominiums if the percentage of multi-family units available for rent, city wide, is below 50 percent.
<br />4. Study the development of an enhanced local rental assistance program for the workforce that would help to off-set the costs of market-rate rents for qualifying verylow, low-
<br />and moderate-income households, when payment of those rents would result in overpayment or severe overpayment as defined in Appendix A. The City will implement the
<br />program unless it is determined it would be financially infeasible, or would negatively affect the City’s ability to fund other housing and human services programs that benefit
<br />these same income groups.
<br />Although Housing Choice Vouchers are portable and administered by
<br />Alameda County Housing Authority, the City’s objective is to continue to
<br />have at least 295 Housing Choice Voucher program participants reside in
<br />Pleasanton
<br />Produce new outreach materials
<br />January 2025; apply Condominium
<br />Conversion Ordinance (ongoing as
<br />applications are received); study
<br />development of an enhanced rental
<br />assistance program with acceptance
<br />of study recommendations by
<br />September 2026 with implementation
<br />to follow based on action timelines
<br />identified in the study
<br />Outreach materials to be produced by January 2025.
<br />6th Cycle Program 2.9: Seek County, State, and Federal assistance for the development of housing to meet the housing needs of households with extremely low, low, and very
<br />low incomes as well as those with disabilities (including developmental disabilities). Potential sources may include State/Federal lower-income housing tax credits, grant
<br />funding (e.g., Affordable Housing and Sustainable Communities Program, etc.) and bond financing. The timing of application will depend upon the schedule for specific projects
<br />proposed by individual developers in as much as the City does not currently own any land for development of housing affordable to low- and very low-income households and
<br />those with disabilities. If the City is successful in securing an open source of funding for housing affordable to low- and very low-income households the availability of these
<br />funds will be promoted through the City’s website, in local newspapers, social media, and through posting at public places subject to normal procedures. The objective of this
<br />program is to secure available funding required to finance gap funding for affordable housing development. A timeline would be developed on a project-by-project basis as
<br />affordable development inquiries/applications are submitted to the City.
<br />Assist in the development of 100 low-income units over the planning
<br />period
<br />Seek funding annually and when
<br />specific development proposals are
<br />brought forward
<br />In 2023, City staff assisted Eden Housing to pursue a refinance and renovation of the 30-
<br />year old, 200-unit Ridgeview Commons, an affordable senior rental housing property,
<br />through a tax credit resyndication application. Rigeview was able to successfully secure $40
<br />million in tax exempt bond financing and $32 million in 4% tax credit equity. Eden Housing
<br />will be able to substantially renovate the property while maintaining the property's long-term
<br />affordability. Renovations are required to begin no later than June 1, 2024. The City
<br />continues to seek state and federal and county assistance to the greatest extent feasible
<br />and to monitor the availability of new funding sources for affordable housing and will apply
<br />for funding as appropriate.
<br />6th Cycle Program 2.10: Continue to monitor, on an annual basis, forthcoming State legislation and support legislation that seeks to improve and make more accurate and
<br />transparent the RHNA process, and that which provides funding, and financial and other incentives to strengthen local jurisdictions’ abilities to meet their fair share
<br />responsibilities, while retaining an appropriate degree of local control over land use and planning decisions.
<br />Improve and make more accurate and transparent the RHNA process
<br />and financial and other incentives to strengthen local jurisdictions’
<br />abilities to meet their fair share responsibilities, while retaining an
<br />appropriate degree of local control over land use and planning decisions.
<br />Ongoing (annually)The City reviews new legislation on an ongoing basis.
<br />6th Cycle Program 2.11: The City will analyze and explore State programs and/or potential public/private partnerships with major employers to acquire existing market rate
<br />housing units or develop new housing units to create moderate or workforce housing (available to households with incomes at 80 percent to 120 percent of AMI). Potential
<br />programs could include concessions or incentives to large existing or future Pleasanton employers when they agree to construct or fund workforce housing beyond payment of
<br />in-lieu fees, and/or collaborations between employers and developers to construct workforce housing.
<br />Acquire existing market rate housing units or develop new housing units
<br />to create moderate or workforce housing (available to households with
<br />incomes at 80 percent to 120 percent of AMI).
<br />Analyze State programs biannually
<br />(2024, 2026, 2028, and 2030);
<br />Outreach to current and/or future
<br />major employers (2025 and 2027)
<br />State program analysis to be undertaken in 2024.
<br />6th Cycle Program 2.12: The City will promote and administer the Pleasanton Down Payment Assistance Loan Program (PDALP), which currently offers $100,000 in down
<br />payment assistance loan for potential first-time homebuyers whose household income does not exceed 120 percent of Area Median Income (AMI). Assistance is in the form of
<br />a 30-year, zero interest loan with no required monthly payment provided the homeowner occupies the home. The PDALP loan is structured as a shared appreciation loan with
<br />the principal balance amount plus a share of the appreciation due at the end of the 30-year term or when the homeowner sells or transfers the property.
<br />PDALP loans issued to four additional moderate-income households
<br />through January 2031 (the City is currently servicing 15 PDALP loans)
<br />Ongoing The Pleasanton Down Payment Assistance Loan Program (PDALP) is ongoing.
<br />6th Cycle Program 3.1: Amend the Zoning Ordinance to define single-family homes (or equivalent) to include manufactured homes on a foundation as a conventional single-
<br />family home consistent with Government Code §65852.3.
<br />Consistency with Government Code §65852.3. Jun-24 Municipal Code updates anticipated to be completed by the summer.
<br />6th Cycle Program 3.2: Continue to work cooperatively with the owners of existing mobile home parks to stabilize rents through implementation of existing agreements and of
<br />Pleasanton Municipal Code Chapter 6.60 and ensure mobile home parks proposed for conversion to other uses only do so in accordance with Government Code §65863.7.
<br />Preserve existing affordable housing in Pleasanton. Ongoing There are 3 mobilehome parks in the City. Two of these parks have existing rent
<br />stabilization agreements. While the 3rd park agreement has expired, PMC Chapter 6.60
<br />now applies to the rents at this park.
<br />6th Cycle Program 3.3: Although no existing restricted units are currently at risk for conversion to market rate, the City will monitor rent restricted assisted projects to assess the
<br />most effective methods of future assistance to retain rent restrictions as needed. Methods to evaluate include the City providing rehabilitation funds in addition to other
<br />incentives (e.g., density bonus, City-issued bonds or other funding to reduce apartment complex mortgage rates, etc.) in exchange for extended or perpetual affordability terms.
<br />Preserve all existing below-market rate housing units during the planning
<br />period, including rental and Single Room Occupancy units consisting of
<br />19 extremely low-, 509 very low-, 564 low-, and 31 moderate-income
<br />units (see Appendix A, Tables A-18 and A-19, for a listing of units)
<br />Outreach to property
<br />owners/representatives of projects
<br />with potential expirations in the future
<br />(2029)
<br />There are no below-market rate housing units at risk for conversion to market rate in the
<br />next 10 years. The City continues to monitor the below-market rate housing units to enforce
<br />the affordability restrictions of these units.
<br />6th Cycle Program 3.4: Maintain building and housing code enforcement programs, monitor project conditions of approval, and use code enforcement efforts to refer property
<br />owners to available rehabilitation and other programs.
<br />Uphold life/safety standards for existing and proposed housing throughout
<br />the City
<br />Ongoing The City;s builidng and housing code enforcement programs are ongoing.
<br />6th Cycle Program 3.5: Proactively work to assist in the rehabilitation of existing housing units determined to have substandard conditions and/or known building code
<br />violations, occupied by extremely low-, very low-, or low-income households, through the following measures:
<br />1. Provide funding on an annual basis to the Housing Rehabilitation Program, including available grant funding and City-derived funds (such as the Lower-Income Housing
<br />Fee), and partner with non-profits and outside organizations to support their housing rehabilitation programs and efforts.
<br />2. Identify eligible single-family residential properties and households through the outreach program offered the City’s Housing Rehabilitation Program, as well as partnerships
<br />with agencies and non-profits that support housing rehabilitation.
<br />3. Create an inventory of multi-family properties built prior to 1970, as well as properties where Building Code violations have been verified, conduct a visual survey of these
<br />properties, and conduct outreach to owners to identify needs and opportunities for rehabilitation assistance through the Rental Housing Rehabilitation Program. As part
<br />of this effort, prioritize review of older multi-unit residential properties located within
<br />the Downtown area, which provides some of the most naturally affordable rental
<br />housing in Pleasanton.
<br />4. When rehabilitation assistance is offered for multi-family rental units, require, as a condition of receipt of funds, owners to provide, in exchange, a commitment to deed
<br />restrict or limit rent increases for a proportion of units in the complex to maintain their existing long-term affordability for current or future tenants.
<br />15 lower-income units rehabilitated during the planning period Ongoing administration of the
<br />Housing Rehabilitation Program;
<br />create eligibility list and inventory
<br />(January 2025)
<br />1 and 2. Ongoing. The City's Housing Rehabilitation Program continues to be a popular and
<br />successfull program that provide grants or loans to income-eligibe homeowners to complete
<br />health and safety repairs and improvements to their homes. Items 3 & 4 to be commenced
<br />in 2024.
<br />6th Cycle Program 3.6: Recognizing the impacts of residential displacement, the State has enacted several new laws to protect existing tenants, including:
<br />• AB 1482: prohibits evictions and non-renewals of leases without “just cause,” and limits rent increases to five percent per year plus CPI or 10 percent (whichever is lower);
<br />• SB 330: bans the approval of development projects on sites that would eliminate existing protected units unless the units are replaced with affordable units;
<br />• AB 1397: requires development on Housing Element sites occupied by lower income households within the last five years to be replaced with affordable units; and
<br />• Density Bonus Law: requires replacement of units occupied by lower income households within the last five years at an affordable housing cost. Pursuant to Government
<br />Code 65583.2(g)(3) and 65915, the City will require the replacement of units affordable to the same or lower-income level as a condition of any development on a nonvacant
<br />site as required by SB 330 and State law.
<br />Implement State law requirements when applicable during development
<br />applications. The City’s objective is that 100 percent of protected units
<br />are replaced in all applicable projects through 2031
<br />As applications for redevelopment of
<br />sites with existing housing are
<br />submitted
<br />The City has not received an application that would result in the displacement of
<br />existing tenants.
<br />6th Cycle Program 4.1: As required by state law, the City will review the status of Housing Element programs by April of each year and deliver the review on the form required
<br />by the State Department of Housing and Community Development. Various Housing Element programs will result in amendments to the Zoning Ordinance and other regulatory
<br />changes to facilitate the production of housing (e.g., Programs 5.6).
<br />Comply with APR reporting requirements Annually (by April 1 of each year)Ongoing
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