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minimum, the transit benefit would be one pass or tickets for local bus transit service for unlimited local travel for one person in each unit for a period of six months (Zoning Ordinance 17.26.020). Development Standards Analysis The basic development standards allow a moderate amount of density and intensity for residential development. The large -lot, single-family residential zoning districts (R-1-20,000 and R-1-40,000) are typically found in hillside areas where steep slopes and other environmental constraints dictate larger lots, greater setbacks, and increased open space. The Core Area Overlay District provides flexibility from conventional development standards to facilitate housing in the downtown area. This Overlay District provides for reductions in setback, open space, and parking standards for multi -family and mixed-use developments of 10 or fewer units in the RM and C -C zoning districts. This allows more land to be used for housing in and near downtown and is reflective of the allowed density and historic single-family residential structures in and near downtown. Several developments have taken advantage of these reduced development standards in recent years, such as small infill projects located at 4727 Harrison Street and 4745 Augustine Street to construct two and three new apartments behind existing single-family homes. The City also provides flexibility from conventional development standards through the Planned Unit Development (PUD) process, which is used extensively in Pleasanton. The Zoning Ordinance does not specify any development standards for PUDs, and instead indicates that standards be created on a case-by-case basis based on General Plan density, proposed housing type, City and developer objectives, opportunities to increase density and affordability, neighborhood issues, and environmental constraints. The City has been able to approve developments with higher overall densities, exceptions to certain development standards, and include a greater number of affordable housing units through the PUD process than it would have been possible with conventional zoning. For example, certain properties deemed suitable for higher density housing during the 5th Cycle Housing Element have been zoned as Planned Unit Development - Mixed Use (PUD -MU) with densities up to a maximum of 30 to 40 units per acre, minimum densities of 20 to 40 units per acre, maximum heights of 65 feet or five stories, and reduced parking requirements. An analysis of the PUD process is included in Section C.2.4 (Permits and Procedures). Design Standards and Guidelines Design standards and guidelines are evaluated as they have the potential to increase development costs and extend the permitting process if they are unclear or subjective. The City has design guidelines applicable to multi -family development on higher density housing sites and in downtown. The Housing Site Development Standards and Design Guidelines, adopted in 2012, apply to higher density housing sites identified through the 5th Cycle Housing Element. The higher density housing sites are zoned PUD -HDR or PUD -MU; therefore, the Housing Site Development C-10 1 City of Pleasanton Housing Constraints