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The project was reviewed against and meets the City's Housing Site Development Standards and Design Guidelines for multi-family housing, with three exceptions. The applicant is requesting an exception to the rear yard minimum setback of 20 feet for the three-story building nearest the creek because of the lot's acute angle. The applicant is also requesting an exception to the minimum side yard setback of 8 feet for the building located nearest Valley Care Health System. Ms. Stern noted that the applicant has actually planned an adjustment of the parcel line in order to meet that requirement but does require an exception for tonight's purposes. Finally, the applicant has requested an exception to the required 10 foot step back for buildings exceeding 35 feet in height, which is intended to soften the appearance and impact of larger buildings on surrounding neighbors. Staff feels that the four-story building to which this is applies is located at the rear of the site and therefore by its location meets the objective of the guideline. The applicant has proposed to incorporate green building measures totaling 143 points (50 required) into the project. The proposed conditions of approval also contain several other measures to assist the City in meeting the objectives of its Climate Action Plan (CAP). These include providing bicycle racks for the public and visitors, bike storage facilities for residents, water efficiert landscaping, water conservation devices and energy star appliances within each unit, infrastructure for electric vehicle charging and onsite electrical generation for the community leasing building. The proposed measures will achieve 25% better efficiency than that required by Title 24. Staff feels the project is a positive step in helping the City meet the CAP and green building objectives. Vice-Mayor Cook-Kallio noted that it is becoming more and more common for applicants to exceed the City's requirements and asked if the threshold should be reevaluated. Ms. Stern said the location of a development has a considerable impact on the type of measures that can be accomplished. She also thought the objectives might be easier to achieve as efficient products become more accessible in terms of cost and use. Ms. Stern stated that the Planning Commission reviewed the project application and voted 4-0-1 (Narum recused herself) to recommend approval to the Council. The Commission did however ask that staff craft a condition of approval related to electric car charging stations. She explained that the applicant originally asked not to be required to install charging stations but has subsequently asked to be allowed to either install charging stations or a dedicated circuit in the private garages for charging stations. Staff feels this meets the Commission's intent and recommends that the Council include this as part of the project approval. Councilmember Pentin asked staff to quantify the number of charging stations versus the number of dedicated circuits. Vice-Mayor Cook-Kallio asked who would be responsible for retrofitting the garages to actually enable charging. Director of Community Development Dolan noted that the applicant may now be reconsidering its offer in favor of the original requirement. He clarified that the Climate Action Plan does not specify a number of charging stations but rather asks for a reasonable number, which staff feels would be 3. Assistant City Manager Bocian continued the staff presentation and discussed the two documents related to affordable housing. He explained that most projects of this nature typically contain an Affordable Housing Agreement but that the applicant is also requesting an Inclusionary Unit Credit Agreement. The Affordable Housing Agreement, which memorializes the affordable housing requirements for the project, proposes to make 21% of the total units affordable to households at 50% of the AMI. The proposed mix offers 51% of the affordable units in two bedrooms and 11% in three bedrooms, which does exceed the respective standards of 35% and 10%. The agreement stipulates that units are to be rented in accordance with the City's preference system but in the event that the City Council Minutes Page 5 of 14 May 21, 2013