Unlimited Density" is misleading in the Alameda Housing Element
The NIMBYs made the point to keep calling this one out over and over, that the housing element changes zoning to allow unlimited units with unlimited densities allowed in certain areas. NIMBY is gonna
I regret I didnât ask that the city use the term âform-based limitsâ instead of âunlimited densitiesâ in our new Housing Element. I honestly didnât think it was a detail that mattered much. In hindsight, it wouldâve stopped the NIMBYs from misleading folks and saying âunlimited unitsâ were being allowed in Alameda.
Anywhere we removed any explicit DU/ac limits, it got referred to as âunlimited densityâ in the Housing Element, which, in hindsight, is a little misleading. That âunlimited densityâ is limited by the form limits that put practical constraints that cap density instead of listing an explicit DU/ac in the code.
We still have height limits (at least 40 feet for transit overlay), setbacks, lot coverage rules, and other design criteria. There are also practical limits to the minimum size of a unit of housing that can be up to code and usable.
Itâs hard to go much smaller than 500 square sqft and still meet code (around the size of a J-ADU). A typical one-bedroom is closer to 750 sqft. You can start working out the math of what is possible to figure out the effective maximum DU/ac.
Letâs do a thought experiment with R-1 zoned areas but with a transit overlay (with so-called âunlimited densityâ) and calculate the likely number of units and DU/ac we will have on those lots:
An average Alameda R-1 lot is around 5000 sqft.
We have a 60% lot coverage maximum limit
That leaves you 3,000 square feet.
Subtract some for exterior features (usable interior square footage isnât equal to exterior lot coverage usage). Thatâs maybe a 2500 sqft usable base floor.
The transit overlay gives you a 40-foot height cap anywhere in Alameda, around 3 stories. 2500sqft x 3 stories is 7500sqft usable floor space.
Ball parking here, but let's say you need 2000 sqft for stairs/common areas, leaving about 5500 sqft for usable unit space.
So let's say you want to build some small one-bedroom apartments at 750 sqft each. With 5500 sqft. of usable space at 750 sqft. per apartment, you can build about 7 apartments. Thatâs 63 DU/ac and would end up looking something like the one that we already have in Alameda.
I think I can safely say you wonât see anything bigger than that being built where there are allowed âunlimited densitiesâ in R-1 to R-3.