WTA Middlefield, LLC
C/O Diamond Development
PO Box 477
Lafayette, California 94549
ME
MORANDUM
Date: February 1
3, 2026
To: Jeffrey Tsumura, Senior Planner, City of Mountain View [email protected]
From: Brian Griggs – [email protected]
CC: Jeff Stone - [email protected]
Andrew Jacobson – [email protected]
Vaughan Clarke - [email protected]
Re: State Density Bonus Application-490 E. Middlefield Road, Mountain View, CA Thank you for the continued help with our 460-unit apartment project (“Project”) as we move towards formal review by the EPC, ZA and City Council. This memorandum outlines our updated Density Bonus application which pursuant to the California State Density Bonus Law (Sec. 65915) (“SDBL”) allows (i) an increase in density (ii) waiver(s) of Development Standard(s), and (iii) concessions/incentives. The SDBL was adopted to encourage cities to offer bonuses and incentives to housing developers to “contribute significantly to the economic feasibility of lower income housing in proposed housing developments”.
We are proposing to provide the City’s required 15% below market rate (“BMR”) units at the average AMI of 65% with two income levels. This 15% qualifies us for a 27.5% density bonus under the SDBL in addition to waivers of Development Standards and one (1) concession/incentive. Specifically, for 490 East Middlefield, 361 base units are proposed which equates to a 2.41 FAR. We will provide 15% (55) of the 361 base units as BMR units with 29 BMR units at 50% AMI, and 26 BMR units at 80% AMI. By providing 8% of the base units at 50% AMI, SDBL allows a 27.5% density bonus which equates to 100 additional bonus units bringing the total maximum allowed project size to 461 units (although we are proposing 460 units).
Under the SDBL 65915(e)(1), the City is required to waive or reduce development standards if required to physically construct the project unless it makes specific findings that any such proposal will cause a public health or safety problem, an environmental problem, harm to historical property, or otherwise violates the law. Granting these waivers will allow the Project to maximize housing production in line with State mandates.
The list of requested Waivers is outlined as follows:
Attachment 7
WTA Middlefield, LLC
C/O Diamond Development
PO Box 477
Lafayette, California 94549
EWPP Standard or City
Proposed Requirement
Project Proposal
SDBL Justification
Paseo Dedication Springing easement only Full dedication would shift building and parking, and
eliminating units
Bicycle Parking 358 vs. 516 required (includes 54
short term residential and commercial
stalls and 2 long term stalls for the
commercial spaces)
Excess stalls displace
living space and core
systems, reducing unit
yield
Common Open Space
34,428 sf vs. 55,200 sf
Full requirement would
shrink building footprint,
removing units
Private Balconies Selective mix, not universal Universal balconies disrupt efficiency and reduce yield
Ground-Level Height
Public Utility Easement (PUE)
14' vs. 15' required
Provide 4 areas along frontage vs.
continual PUE
Height shift reduces upper
floor area and unit count
A continual PUE would
require modification to the
project, as proposed
By providing at least 5% at the Very Low-Income level, the Project qualifies for one incentive/concession. This concession will be used to provide the 55 BMR units in slightly modified percentages to the overall building average percentages (62% studios vs. 50% average, 35% 1-Bedroom vs. 44% average, 4% 2-Bedroom vs. 6% average). This incentive/concession will provide identifiable, financially sufficient, and actual cost reductions for the Project and ensure the Project’s financial viability.
Please let me know if you have any questions about the contents herein. We appreciate the City’s partnership in ensuring this project meets both local and state housing goals.
Attachment 7