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story component at the rear of cluster 2. The retail component contains 2 options that are relatively similar and ultimately dependent on whether the anchor us is grocery of pharmacy in nature. Both options call for single story development with a maximum height of 30 feet. The application includes a Development Agreement, Affordable Housing Agreement, and Growth Management Agreement. The project has been reviewed by the Housing and Planning Commissions, both of whom recommended unanimous approval. Mr. Dolan discussed the site location at the southeast corner of Stanley and Valley/Bernal as well as surrounding land uses. He presented a series of slides depicting the overall site plan, with retail uses situated at the prominent corner but accessed primarily from the interior of the development. He also presented several slides demonstrating site circulation, which calls for a traffic signal at Utah Street marking the main entrance of the project site and a total of 3 bus stops to serve to the project He provided several detailed drawings of site amenities, which include a number of outdoor open space areas as well as a beautifully developed common space connecting the retail and residential portions of the project. Cluster 2 is a podium construction, with parking underneath, and features an internal courtyard with water features, seating and barbeques. The applicant has proposed a synthetic turf area due the courtyard being situated above concrete construction. Staff has heard several comments that this may be less than desirable and has added a condition of approval requiring that this area be natural turf, with the special irrigation and drainage systems to accommodate. Other amenity areas offer natural turf, shade trees, seating, pools, fitness room, community rooms, and a business and leasing office. Staff also worked with the applicant to develop a strong focal element at the more prominent corner of the project site situated at Bernal Avenue and Stanley Boulevard. After reviewing several designs, staff is very pleased with the current rendition which calls for an ornamental olive tree surrounded by trellises, walls, seating areas and extensive landscaping. He briefly reviewed site elevations and architectural features. The commercial component includes a rich palate of materials including brick, stone and stucco as well as some taller elements to provide architectural interest to the single story development. Mr. Dolan noted that the proposed project, like many of those that have come forward following the recent rezoning, have requested a few minor exceptions to the Development Standards and Design Guidelines that were adopted as part of the update process. The applicant has asked for a slight modification to the square footage on some of the residential storage areas as well as some relief related to garage door requirements. The standards and guidelines acknowledge that development of this density typically results in long rows of garage doors and request a recess of at least 2 feet in order to add some architectural interest. Staff acknowledges that this is generous and after much discussion, feels it would be appropriate to allow a lesser recess on a portion of the doors in exchange for architectural elements such as trellises, enhanced balconies and enhanced lighting to those particular elevations. The applicant has also requested a number of exceptions related to setbacks and distances. The standards and guidelines explicitly identify the depth of landscaping areas adjacent to the curb, width of the sidewalk and the landscaped buffer between the sidewalk and development. In many instances, the project meets the total setback distance to the building but in some instances the site angles require minor variations to these requirements in order to accommodate balconies and other amenities. Staff feels that while it is technically an exception, the request in no way diminishes the project or violates the spirit of the requirement. Both staff and the Planning Commission have discussed the applicant's request and feel they can support the variances. Mayor Thorne asked and Mr. Dolan confirmed that the two new bus stops, as well as improvements to the existing stop, are to be paid for by the developer. City Council Minutes Page 2 of 10 August 6, 2013