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small section of carports at the end of the parking row outside of its primary view. As with other every other project approved under the current guidelines, the applicant has requested an exception from the hierarchy of circulation. In adopting the Design Guidelines, the hope was to create developments with internal streets and parking that very much resembled any other neighborhood street. This has, however, proven to be a considerable challenge with the required densities. Staff acknowledged early on that it would likely prove difficult here as well, likes the overall layout, and therefore has been supportive of thee exception since early conversations with the applicant. The proposed Development Agreement would vest the project entitlement for a period of ten years and includes the same provision related to offsite use of the park dedication fees. It also incorporates the Affordable Housing Agreement obligations of the developer and memorializes growth management allocations. Assistant City Manager Bocian presented the Affordable Housing Agreement. In accordance with the city's Inclusionary Zoning Ordinance (IZO), the recommended affordability on the proposed project is 27 units (15%) ranging from very low to moderate income levels. The project's income ranges and number of units are very similar to other recently approved projects and in line with the Council's direction from May 2013 regarding meeting the 15% requirement. The proposed agreement is in line with the city's standard agreement in that it requires that the project reserve units for the physically disabled and accept Section 8 rental vouchers for individuals meeting the applicant's eligibility requirements with rents linked to household size. Unlike previous agreements, this agreement attempts to link to a specific federal source for the purposes of income calculation. The agreement also subjects affordable units to the city's preference system, provides the city with exclusive authority to decide between the provision of affordable units versus the option of a $2.3 million in lieu fee, and provides that the city will make such determination either one year from the effective date of the agreement or within 45 days after notification that the developer will pull building permits. Staff expects that if approved, it would return to the Council prior to such time with a report and recommendation regarding the preferred option. This agreement applies unless the PUD expires prior to development of the project and does not encumber the land in perpetuity should the use of the site change. The agreement meets the Housing Site Development Standards and Design Guidelines, with exception of the mix of affordable units. Staff notes that it is, however, consistent with recent approvals and believes the exception to be appropriate within the current legal environment. The agreement also complies with the city's IZO, with exception of the mix of affordable units and household size. The IZO indicates a four person household for three bedroom units, though staff has consistently accepted a five person household as more indicative of what is seen in Pleasanton. Councilmember Brown requested an overview of the city's preference system. Mr. Bocian explained that the system outlines a preference for the renting of affordable units. Individuals living and working in Pleasanton for a period of two years or more receive the highest priority, followed by those who live and work in Pleasanton and continuing down as far as relatives of current residents. The system also affords bonuses based on length of residence, with the overall focus being the development of affordable households for Pleasanton residents. Councilmember Brown asked staff to define "AMI." Mr. Bocian explained that AMI refers to area median income, as determined by region. A unit set aside at 50% AMI must be affordable to households earning 50% of the AMI. Councilmember Brown asked and Mr. Dolan confirmed that the PUD is effective for a period of ten years, concurrent with the Development Agreement. City Council Minutes Page 4 of 18 March 18,2014