HACIENDA REPORT - Laserfiche WebLink

and/or transit-oriented development on the W.P. Carey and BRE sites. Staff has also requested that an updated market study be prepared to identify the necessary "critical mass" of residential units needed to support retail/ mixed use development, the type of uses that may be feasible, and the amount of floor area which could be supported. Traffic Impacts: Adding new development to Hacienda or converting commercial sites to residential or mixed use raises the issue of traffic impacts or benefits to the community. Benefits of both mixed use and transit-oriented development include reducing vehicular trips while increasing the numbers of trips by transit, walking, and bicycling. A literature review conducted by Fehr & Peers Transportation Consultants for Hacienda in January 2004 found that mixed use development and TOD increased the use of transit by reducing the time and cost of accessing transit and by increasing the number of destinations within walking distance. Increasing residential density, employee intensity, and pedestrian amenities further increases transit use and decreases vehicle use.5 The challenge for Hacienda is to determine the mix, intensity, and design of uses that would result in reduced traffic impacts to Pleasanton's streets and intersections. The upcoming development process, whether a Specific Plan or PUD Development Plan, would include more precise traffic analyses to determine traffic impacts and potential mitigations. Housing Element Issues: There are a number of policies in the Housing Element that would be involved with the development of high density housing and/or mixed use/transit-oriented development in Hacienda. This report is not intended to provide a complete analysis of these policies, but rather to flag those that are most relevant at this time. First, zoning new property in Hacienda for the development of high density housing, and the approval of such projects, would meet Housing Element policies by providing new land for additional high density housing that would be counted towards meeting the City's RHNA numbers. This could be achieved through either a high density residential or mixed use PUD zoning. Such an action would support a key Housing Element Policy to provide sufficient sites for high density housing that the City has not yet met and that resulted in the de-certification of the Housing Element. State law requires that sufficient land be provided at sufficient densities to enable housing for all income levels to be provided at the lowest possible cost. With the exception of the 80-unit affordable housing proposal, the W.P. Carey and BRE developments lack the density required to support "affordable by design" housing; however, the proposed housing does count towards the City's various RHNA requirements. To the extent that the Council allocates additional density to the park, as suggested above, there would be greater opportunities for low and very low income housing, which the City also needs to meet Housing Element goals. Recall, however, that the City Council also will be considering another transit-related project in the coming weeks located adjacent to the West Pleasanton/Dublin BART Station. This project will provide the community with 350 rental units, 20% of which will be reserved for low- and very-low income categories. 5 Fehr & Peers Transportation Consultants, "Review of Literature on TOD Trip Generation Relevant to Hacienda Business Pazk," August 6, 2004. Page 10 of 13