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Planning Manager Weinstein presented the staff report, which relates to a series of application for a site located at 5850 West Las Positas Boulevard that would allow for the construction of a 94 -unit residential ownership project. The roughly 6 acre site located in Hacienda Business Park is occupied by a currently vacant one -story building bordered by office uses to the east and west, Las Positas Boulevard to the north and the Arroyo Mocho to the south. Beyond the Arroyo is the Parkside neighborhood. In January 2012 the City Council approved the rezoning of 9 sites throughout the city for higher density multi - family residential development to meet the city's Regional Housing Needs Assessment (RHNA) obligations. This site, together with the adjacent 6.7 acre CM Capital 2 site to the west, was one of the 9 rezoned sites. The rezoning was followed by the adoption of a set of Housing Site Development Standards to ensure that higher density projects on the 9 sites would be well designed. In March 2014 the Council then approved a 177 -unit apartment project for the subject site. One year later the developer has submitted a new development application for a less dense 94 -unit project. The Housing and Planning Commissions reviewed the project in April and May of this year and unanimously recommended approval of the project. Key components of the project include: 1) rezoning the site from 30 units to 15.9 units per acre, which would also need to be reflected in the Housing Site Development Standards; 2) the physical development plan for the project, comprising the 94 condominium units including 10 affordable housing units, open space, and 246 garage and surface parking spaces; 3) an amendment to the Development Agreement to reflect the current proposal; and 4) the Affordable Housing Agreement which requires the project sponsor to construct 10 affordable units on the site and pay approximately $122,000 to the city's Affordable Housing Fund. Combined, the affordable units and fee would fulfill the intent of the Inclusionary Zoning Ordinance. Mr. Weinstein reviewed the exceptions to the Housing Site Development Standards that are being requested by the applicant. The first relates to a slightly reduced setback from the sidewalk for buildings 9 and 16. While the proposed setback of no less than 4.5 feet from the back end of the sidewalk would allow for adequate building separation, it does not fully achieve the 8 -foot setback requirement. The second relates to building 12, which would not meet the requirement that 75% of its street facing side be fronted with livable space. Staff supports this exception because this is the only 2 -story 2 -unit building in the project and all others would meet the requirement. The applicant has also requested an exception to the guideline requiring a 25 to 30 -foot building separation for buildings 4 through 7. These buildings have both recessed and projected facades that result in a separation of only 21 feet where there are projected facades. Staff supports the exception because these areas are on the upper levels and face a very spacious central paseo that compensates for the reduced separation. Finally, the applicant has requested the elimination of planter strips in a very small portion of the project site adjacent to buildings 16 and 9. Again, staff finds this a generally acceptable tradeoff to help maximize the size of open space on the project site. He reviewed several slides depicting the project's site and circulation plans, noting that the 2 -story structures are located on the southem and westem boundaries of the project site and are proposed to step down towards adjacent development. The project architecture is loosely Spanish in style and characterized by features such as wrought iron railings, stone trim and tile roofs. Staff supports the building design but has recommended several refinements in the conditions of approval, including making the building bases and doorways more prominent. The project's proposed landscaping plan is generally appropriate although again staff has added conditions of approval requiring that a portion of the proposed tree plantings be exchanged for those that are more water efficient and can accommodate the high salt content of recycled water that will ultimately serve the site. Staff has also recommended a condition of approval requiring an updated tree report to reexamine which trees would be preserved or removed in light of the amended site plan. City Council Minutes Page 10 of 18 June 16, 2015