AGENDA PACKET - Laserfiche WebLink

P23-0480 & Tract 8680, 3300 Busch Road Planning Commission 3 of 29 The environmental review documentation, Housing Site Compliance review and Vesting Tentative Map are now before the Planning Commission for decision. Pursuant to procedures outlined in the Inclusionary Zoning Ordinance (PMC Chapter 17.44), the Planning Commission is also requested to review and provide a recommendation to City Council on the draft Affordable Housing Agreement, including aspects of the agreement related to alternative compliance with certain provisions of the IZO. BACKGROUND General Plan and Zoning The Project site has a General Plan Land Use designation of Housing Element Site Overlay (HESO) and a zoning designation of Housing Opportunity Zone District (HOZ) and Industrial General (IG-40,000). Residential uses are defined and identified as appropriate uses under the General Plan land use designations and the HOZ classification. Housing Element The City’s adopted 2023 Housing Element identifies the Project site as the Kiewit Site, Area 21. Per the Housing Element, Area 21 includes two separate subareas. As illustrated in the Housing Element Appendix B, Sites Inventory and Methodology, the site is shown as having an approximately 5-acre area designated for high-density housing at 30 dwelling units per acre (du/acre) and the remainder designated at a density of 8-13 du/acre. Senate Bill 330 and Objective Design Standards (ODS) In March 2023, the applicant submitted a preliminary review application (P23-0188) 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 a complete Preliminary Application is submitted. As such, this project is vested to the policies, standards, and fees as of the time of the preliminary application submittal and is subject to the Objective Design Standards (ODS) adopted by the City Council on January 26, 2023. 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 based on the conformance to the January 2023 ODS and the other standards of the Pleasanton Municipal Code in place at time of the SB330 preliminary application. State Density Bonus Law (SDBL) In addition, under State Density Bonus Law (SDBL), the City is required 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 develo pment standards, a modification of zoning code or architectural design requirements or other regulatory incentives or concessions which result in identifiable cost reductions. The project qualifies for both incentives/concessions and waivers pursuant to SDBL, based on its provision of 101 lower-income units, equivalent to 24.51 percent of the proposed market-rate units. A project including at least 10 percent but less than 17 percent lower-income units is entitled up to one incentive or concession. The Project’s proposed 24.51 percent lower-income units entitle it to two incentives or concessions. However, the applicant is requesting one incentive/concession.