Planning Commission Agenda Packet 11-12-25

P23-0563 & Tract 8749, 4400 Black Ave. Planning Commission 2 of 12 STAFF RECOMMENDATION Staff recommends the Planning Commission: 1. Find the proposed project statutorily exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Assembly Bill 130 (AB 130). 2. Approve the Housing Site Compliance Review (HSCR) application, filed as P25-0563, based on the required findings and subject to the draft Conditions of Approval in Exhibit A. 3. Approve Vesting Tentative Tract Map (VTM) 8749, including private street names. 4. Approve an Affordable Housing Agreement (AHA). EXECUTIVE SUMMARY The project consists of the demolition of an existing commercial building on the project site for the construction of 59 three-story, townhome-style condominium units, ranging from approximately 1,446 to 2,224 square feet in size within 10 buildings. Seven of the buildings would contain five condominium units each, and the remaining three buildings would contain eight condominium units each. The project’s proposed density is approximately 22.78 dwelling units per acre. Additionally, the project proposes seven accessory dwelling units (ADUs), internal streets, and common open space. Nine of the 59 townhome units are proposed to be deed-restricted, lower-income affordable units. The Planning Commission may approve, approve with conditions, or deny the application. As proposed and conditioned, staff believe findings can be made to approve the project, including findings of conformance with all applicable development standards. BACKGROUND Regulatory Background In April 2023, the applicant submitted a preliminary review application (P23-0314) 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 at the time the Preliminary Application is submitted. As such, this project is vested in the policies, standards, and fees at the time of submittal and is subject to the adopted January 26, 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 P leasanton Municipal Code (PMC) and other relevant regulations to the extent they are objective in nature. In addition, under the State Density Bonus Law (SDBL), the City is required (with limited to no discretion) to allow 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 that result in identifiable cost reductions. A project that includes at least 10 percent but fewer than 17 percent lower-income units is entitled to up to one incentive or concession. The project provides nine lower-income units (approximately 15.25 percent of total units); thus, it is entitled to one incentive or concession.