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13 <br />Criteria for Selecting Alternative Sites for AB 2011 - Affordable <br />The following suitability criteria was used to identify parcels listed in Table 6 under the Meets Suitability <br />Criteria column: <br />1.AB 2011 Site Criteria: AB 2011 requires that alternative sites comply with Government Code Sec. <br />65912.111(b) through (f). <br />2.Opportunity Areas: Opportunity areas are sites located within a Specific Plan area or a General Plan <br />Focus Area. The City has a made a concerted effort over the past 10 years to foster development <br />activity, the creation of community amenities, and public s ervice improvements into these areas. <br />These areas stand to provide improved access to opportunities into the future. <br />3.Access to Public Transit: Site is located within a high quality transit area. <br />4.Existing Use: Uses that are similar to those that have been previously recycled in surrounding <br />communities (e.g., industrial uses, shopping centers and retail stores, office complexes, standalone <br />restaurants and retail uses, and single-family buildings). <br />5.Year: Structure was built prior to 1985 (over 40 years of age), making redevelopment of the site <br />more probable. <br />6.Building/Land Value: Property improvement value is less than half of the land value (ratio is less <br />than 1.00). <br />AB 2011 (Affordable) requires that all alternative sites comply with Government Code Sec. 65912.111(b) <br />through (f). All sites identified in Table 6 below have been reviewed by HCD staff and determined to <br />comply with the aforementioned Government Code section. The detailed site and environm ental criteria <br />analysis of the alternative sites is provided separately. <br />The alternative sites are within or near a specific plan area or General Plan Focus Area. These areas have <br />been identified by the City for higher intensity development. These areas are also undergoing significant <br />levels of reinvestment from both the City and the private sector. As such, they are opportune sites for <br />redevelopment. Moreover, these areas provide housing opportunities for lower income residents in close <br />proximity to amenities, jobs, resources, and mobility options. <br />Alternative sites were also selected based on proximity to public transportation options. Housing near <br />transit can be beneficial for low -income residents by allowing them to live in areas with opportunities <br />without the costs of car ownership. <br />Key sites with existing uses that are ripe for redevelopment typically contain older structures and are <br />underutilized given the development potential afforded by the mixed -use development standards. <br />Examples of existing uses on alternative sites include commercial uses, office, auto sales lots, structures <br />with large surface parking lots, and single family residences. These align with uses identified in Table 3 <br />and Table 4 which list housing/mixed-use projects in the City a nd region, including affordable housing, <br />which have recently been entitled, are under construction, or completed. <br />The average building age for the sites is over 65 years old. The lifespan of a commercial building on ave rage <br />ranges from 50 to 60 years , depending on the preservation techniques employed by the owner and the <br />ATTACHMENT 3