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higher overall than most Pleasanton neighborhoods. The Central Area's appearance of density is entirely a function of the multi-family units built in the Village Center, in the Village Residential site, and on Parcel 11; the golf-course-oriented residential could be "typical" single-family (probably 4000- to 6000-square-foot lots) or much more intensive, depending on the multi-family density. The Western Area, at 640 total units, would likely be a mix of townhomes on Parcel 22 and 3000- to 5000-square~foot lot product on Parcels 20 and 21. Note that the plan currently has only 37 units above the 1900-unit overall limitation when each subarea is added; this means that shifting units away from one subarea will mean adding them to another if the overall 1900-unit limitation is maintained. Holding each subarea to the limits currently established probably also means the 1900-unit overall cap will not be reached from a practical standpoint (i.e., units "given-up" in one subarea due to developer choice and/or practical constraints cannot be made up in other subareas). The General Plan assumed a residential density slightly more than the 1900-unit limit for internal consistency purposes but left the final density decision to the Specific Plan. Housing Element policies may require significant affordable housing on the Bemal Property site to meet overall goals (see Housing Commission staff report). Other General Plan policies (traffic LOS, infrastructure, etc.) appear to be able to be met with the proposed intensity of development (see FEIR), but there is slight margin for error in certain scenarios (e.g., traffic in the "without W. Las Positas" scenario). Principles of Agreement: Specifies up to 1900 units with designated parcel density ranges. Subareas are not specifically addressed. Staff Recommendation: Staff supports the overall limit and concept of the flexibility established in the parcel-based ranges as the trade-off for the project amenities. However, staffbelieves either certain parcel ranges could be narrowed and/or text added to better specify the shared vision of how the overall project will develop. Staff would also support increasing the Central Area cap (with reduction elsewhere) as an additional means to encourage and accommodate Village Commercial residential development. 4. Residential Product Type Mix Issue: The plan does not specify any particular product mix. Proposed Project: The plan requires 15.7% rental (apartment) units. The project densities imply, but do not require, additional multi-family product type (if developed at 1900 units). As an example, the "illustrative plan" shows abut Substantive Issues/Alternatives Page 4 June 9, 1999