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Site Location Number of Units Approximate
<br /> Density
<br /> Site #5: Brookline Loop, Mason Flats at 210 apartments 30 units/acre
<br /> Township Square (Pleasanton Gateway)
<br /> 97 detached units 5 units/acre
<br /> Site #6: 3150 Bernal Avenue, Vintage 345 units 30 units/acre
<br /> Apartments
<br /> Site #7: 4863 Willow Road, The Galloway 506 apartments 30 units/acre
<br /> Density Greater Than 30 units/acre
<br /> The Planning Commission expressed interest in receiving more information about projects that
<br /> had density greater than 40 units per acre. One example in Pleasanton is the Vintage
<br /> Apartments (Site #6 on the self-guided tour). In this project, although the average density
<br /> across the project site is 30 units per acre, actual density in different subareas of the site
<br /> varies, being at about 40 units/acre at the southeast corner of the site where the podium
<br /> building is located. Increasing the mass and density of this portion of the site allowed the units
<br /> along Bernal Avenue to be lower-density, two-story structures.
<br /> Other sites that were rezoned as part of the 2012 Housing Element were identified for greater
<br /> density than 30 units/acre (e.g., the site at Stoneridge Mall was rezoned at a density of 40
<br /> units/acre and the California Center site was rezoned at a density range of 35 to 40 units/acre);
<br /> Although a project was approved at California Center, and another is proposed at Stoneridge
<br /> Mall, neither of these projects have yet been constructed.
<br /> As the example of the Vintage Apartments demonstrates, building density and project density
<br /> may be different. Generally, building densities at or above 40 dwelling units per acre require
<br /> some form of structured parking. Conversely, the cost of structured parking makes podium
<br /> buildings uneconomical at densities less than 40 units per acre. Podium buildings (such as the
<br /> building at the southeast corner of Vintage Apartments) are often seen as desirable, because
<br /> this typology provides courtyards, increased open space, and better resident amenities than
<br /> can be achieved with typical surface-parked designs.
<br /> With the exception of Irby Ranch and Vintage Apartments, developers that proposed projects
<br /> on sites from the 2012 Housing Element generally proposed buildings that were uniformly
<br /> designed to the required site density. Since the site rezoned for the 2012 Housing Element
<br /> ranged from 30-35 units per acre, this development pattern generally resulted in homogenous
<br /> surface-parked projects and incentivized applicants to build to the lower end of allowed
<br /> densities to reduce their construction cost. The next Housing Element could provide an
<br /> opportunity to better encourage blended densities that would mix different building densities
<br /> across Housing Element sites.
<br /> Accordingly, as part of the Housing Element update, staff anticipates a discussion at both the
<br /> City Council and Planning Commission level on the most appropriate strategies to
<br /> accommodate the projected Regional Housing Needs Allocation. Staff suggests it will be more
<br /> timely to bring a focused discussion on housing densities greater than 30 units/acre to the
<br /> Planning Commission later in 2021 , in conjunction with the Housing Element process, framed
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