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Calculating the amount of bonus units is predicated on determining the maximum allowable residential density for a site. In Pleasanton maximum residential density is determined by the general plan, any applicable specific plan, the development standards and guidelines established for high density housing sites or by an established PUD. The Pleasanton General Plan includes a range of residential density designations that determine the density of housing in units per acres throughout the city. For low and medium density areas the minimum, maximum and average (midpoint) number of units per acre are listed, as follows: Land Use Designation Allowable Density Range Average Density Low Density Residential 0 to less than 2 units /acre 1 unit/acre Medium Density Residential 2 to 8 units /acre 5 units /acre Policies are included in the general plan indicating that residential projects in the low and medium density designations should be consistent with the average density, and that projects that propose densities greater than the average are to provide public amenities to justify the increased density. For a project requesting a density bonus in the low or medium density areas, the maximum residential density that could be exceeded by the bonus would be interpreted as the high end of the allowable density range, assuming there is no specific plan or other document establishing a different maximum density. The public amenity policy would apply, however, a developer could request and be eligible for exemption of the amenity as an incentive or concession, as described below. For the high density residential designation, the general plan specifies an allowable density of 8+ units per acre, and no maximum amount is provided. Similarly, the mixed use designation specifies an allowable density of 20+ units per acre with no maximum amount. General plan Policy 11 indicates that the maximum density of properties designated as high density residential or mixed use shall be determined on a case -by- case basis based on the site characteristics, amenities, and affordable housing incorporated in the development. Therefore, the number of bonus units allowed for high density- and mixed use - designated properties would be calculated on a case -by -case basis. Incentives and concessions An incentive or concession may be requested by developers proposing to provide target units except that, under the law, bonuses for senior housing are not eligible for incentives or concessions. Incentives and concessions means any reduction in site development standards, or any modification of zoning or design requirements, or other regulatory exceptions that will result in cost reductions to facilitate the development of housing. The City is required to grant the concession or incentive proposed by the developer unless it finds that the proposed concession or incentive is not required in order to achieve the required affordable housing costs or rents, or would cause a public health Case No. P13 -2102, City of Pleasanton Planning Commission Page 5 of 8