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P23-0177 & Tract 8672, 3200 Hopyard Road Planning Commission 2 of 12 EXECUTIVE SUMMARY The project consists of the demolition of an existing church and daycare facility on the project site and the construction of 57 attached condominium units, comprised of 48 townhome-style units and nine apartments, internal streets, and common open space. The Planning Commission may approve, approve with conditions, or deny the application. As proposed and conditioned, staff believes findings can be made to approve the project, including findings of conformance with all applicable development standards. BACKGROUND In October 2022, the applicant submitted a preliminary review application (P22-0886) for the project pursuant to Senate Bill 330 (SB 330). The law provides an optional vesting opportunity for housing development projects, which freezes the policies, standards, and fees in effect when the Preliminary Application is submitted. As such, this project is vested to the policies, standards, and fees at the time of submittal and is not subject to the more recently adopted 2023 Objective Design Standards (ODS). Pursuant to State law, specifically the Housing Accountability Act (Cal. Government Code § 65589.5), the scope of the City’s review and basis for project approval or denial is limited to conformance with standards of the PMC and other relevant regulations to the extent they are objective in nature. In addition, under State Density Bonus Law (SDBL), the City is required (with limited to no discretion) to provide for a number of “incentives,” “concessions” or “waivers or reductions of development standards” based on the percentage of affordable units and qualification for State housing density bonuses. A concession or incentive is defined in State law as a reduction in site development standards, a modification of zoning code or architectural design requirements or other regulatory incentives or concessions which result in identifiable cost reductions. A project including at least 10 percent but less than 17 percent lower-income units is entitled to up to one incentive or concession. The project provides nine lower-income units (15.7 percent of total units); thus, it is entitled to one incentive or concession. State law separately defines “waivers or reductions of development standards” as a further form of assistance available to developers with eligible density bonus projects. The City is not permitted to apply a development standard that would physically preclude the construction of the project at its permitted density; accordingly, a developer may request such standards to be modified or “waived” accordingly. For most projects, there is no limit on the number of waivers or reductions of development standards that may be requested. Under these provisions, the applicant has requested 11 waivers for the project, which are summarized in Table 2 of this report. Note that SDBL does not require a project to propose density above the maximum allowed in order to apply for concessions or waivers. SITE AREA AND DESCRIPTION The approximately 2.99-acre project site is currently occupied by the Harvest Valley Christian Church, which includes an affiliated daycare facility. Surrounding existing land uses include St. Clare’s Episcopal Church and Preschool, and Chabad of the Tri-Valley to the northwest, across South Valley Trails Drive; an office building to the north, across the Hopyard Road/Parkside Drive intersection; the Ken Mercer Sports Park and commercial uses to the east, across Hopyard Road; the Pleasanton Canal Trail, Pleasanton Canal, and the Pleasanton Tennis and Community Park to the south; and single-family residences to the West (Valley Trails neighborhood).