PC 02/12/97 - Laserfiche WebLink

The third component to the development plan proposal is the inclusion of affordable housing. The applicant originally had submitted an application wherein the 80 townhome units (25 % of the total number of units) would be made available for sale to lower-income families. After several reviews by the City's Affordable Housing Commission, the Commission requested that the applicant modify the program so that 60 of the units are priced for the moderate income household and 20 of the units offered for sale to lower income households. The residential development would result in an overall density of 6.9 units per acre, just above the General Plan mid-range density of 5 units per acre. The 1996 General Plan states that projects with densities higher than average should contain sufficient public amenities to justify the higher density. Examples of such amenities are the provision of affordable housing, dedication or improvement of park land, open space, trails, etc. This project includes an affordable housing component and an increase in park lands. Staff is of the opinion that these improvements are significant and beneficial not only to the immediate neighborhoods, but to the community as a whole. The affordable housing component of the project meets a number of General Plan policies and programs for lower income housing. Affordable housing is not generally available in Pleasanton and most builders are not able to accommodate it. Another benefit of this project is that the affordable units are part of a larger market -rate development. The 1996 General Plan also indicates that the City should provide incentives, such as reduced development fees, to encourage the development of lower- and moderate-income housing. The developer has asked for, and the Affordable Housing Commission has recommended, some fee waivers. These fee waivers must be approved by the City Council. Staff feels that the provision of affordable for-sale housing is of great benefit to the community and helps the City meet is own housing goals and moves it toward meeting its regional goals. Alameda County has developed a list of possible uses and general development standards for the 40 acres of property which the applicant would like to have pre-zoned to PUD-MCOIPD. These are considered "clean" uses in that little or no smoke, noxious fumes or odors, outdoor manufacturing, etc. would occur. However, some of the proposed uses are considered conditional uses in the Municipal Code. Staff also feels that some uses not currently listed in the Municipal Code should be added such as theaters, computer stores, electronic stores, and video rental stores. Staff has included a condition of approval indicating the uses which should be identified as conditional, those which should be eliminated, and those which could be added. The general development standards which the applicant has suggested include limiting building heights to 45 feet, a maximum FAR of 23 % for retail developments and a 40 % FAR for other uses which are similar to the limits set for the Hacienda Business Park. Staff feels that the proposed general development standards are appropriate, but that additional standards regarding minimum lot setbacks should be established with the prezoning. Page 19 February 12, 1997 Planning Commission Minutes