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35% multi-family units. The Specific Plan relies on its goal of"housing <br />variety" to allow City discretion in ensuring a satisfactory mix of product <br />types, sizes, etc. (Residential Policy 1, Guideline 1.1). <br /> <br />Alternatives: <br /> <br />Establish "targets" or mandates for percentages of apartment, <br />townhome/condominium, duet, and single-family detached product types. <br />Specify product type targets by parcel. <br />Add text to the Specific Plan describing general housing mix goals. <br /> <br />Discussion: <br /> <br />See the Housing Commission Staff Report generally. Leaving discretion <br />to project-by-project reviews gives the City the ability to regulate product <br />mix, but it also creates an obligation to do so on a case-by-case basis. This <br />has been difficult to implement when a higher density product is <br />proposed/desired after lower-density development has been built. Staff is <br />satisfied with the current Specific Plan policy/guideline, but staff notes <br />that a generalized multi-family target of at least 35% would be consistent <br />with potentially achieving General Plan goals (15% lower-income, 20% <br />moderate-income) and with achieving the desired intensification of uses <br />near the Village Center with the opportunity for larger lots in some <br />golf-course-oriented areas. <br /> <br />Principles of Agreement: Not specifically addressed. <br /> <br />StaffRecommendation: Staffdoes not believe a specific target/goal/mandate is <br /> necessary; however, both a generalized target and/or text discussion would <br /> be consistent with the project as proposed. <br /> <br />Maximum Proiect-Specific Density <br /> <br />Issue: The maximum project-specific density is too high/too low. <br /> <br />Proposed Project: Establishes a maximum discrete project density of 32 units/acre. <br /> <br />Alternatives: <br /> <br />Increase density to 40-45 units/acre. <br />Allow density up to 40-45 units/acre in the Village Residential Zone. <br />Allow city discretionary approval of four-story product types in the <br />Village Commercial and Village Residential Zones. <br />Decrease density to 26-28 units/acre. <br /> <br />Discussion: <br /> <br />Two-story multi-family projects, surface-parked, yield densities of about <br />20-22 units/acre. Three-story, surface-parked projects can reach 25-27 <br />units/acre. Three-story, partial "tuck-under" parked projects achieve 28-30 <br />units/acre. Three-story, fully "tuck-under" parked projects reach 32 <br /> <br />Substantive Issues/Alternatives Page 5 June 9, 1999 <br /> <br /> <br />