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private sector, with a non - profit, and with the support of a group of people who are <br />ready to support them. <br />Mr. Inderbitzen stated that affordable housing is a perplexing issue and there are a <br />number of conflicting mandates that need to be dealt with, one of which is to produce <br />housing and another is to figure out some way to provide affordable housing. He <br />indicated that fortunately, the laws have changed a lot, and he is loathe to get into a <br />debate about affordable housing tonight because it is a little bit of a distraction from the <br />items that are actually on the agenda for action, and affordable housing is not one of <br />them. He noted, however, that he is happy to indulge in that discussion if the <br />Commission so desires. He asked the Commission for its support to move this project <br />onto the City Council. <br />THE PUBLIC HEARING WAS CLOSED. <br />Commissioner Posson stated that he would like to kind of focus in on the Program 6.3 <br />requirements of the General Plan Energy Element, which requires Green Building <br />practices to be used in all projects, including those not covered by the mandatory Green <br />Building ordinance, if feasible. He indicated that he likes the project, and it fits the area. <br />He added that he thinks the developers have done a terrific job but believes there is <br />additional work that could be done, especially about it being a sustainable project. He <br />noted that there are some areas that he thinks are feasible that should be included and <br />suggested that photovoltaic (PV) panels as well as the solar water heaters be required <br />to be installed for all the units, and if the applicant comes back and can demonstrate <br />that it is not feasible, then the Director of Community Development Director could have <br />some latitude to modify that requirement. He added that Energy Star appliances and <br />sub - metering for water usage for all the residential units within the development be <br />required as well. He recommended that Condition No. 10 regarding reclaimed water be <br />modified to require the applicant to do the proper plumbing to use the reclaimed water <br />when available. <br />Chair Blank agreed with the suggestions for reclaimed water, sub - metering, and Energy <br />Star appliances when available. He indicated, however, that having done this for a <br />while, he is reluctant to require the installation of PV panels and solar water heaters, <br />knowing that pre- wiring for PV and pre - plumbing for solar water heaters are basically a <br />bolt -on. <br />Commissioner Posson explained that his rationale is that since they are rental units, he <br />does not see what the incentive would be for the building operator to install the solar as <br />a retrofit because they are not going to get any benefit from that, but the residents <br />would in their utility bills. He noted that if they are not installed now, he does not see <br />where the economic incentive would be for them to install it at a later date. He added <br />that if they were condominium or housing units, he would be fine with their meeting <br />Title 24 requirements and installing only the wiring and plumbing to accommodate these <br />and then letting the owner of the property make that determination. <br />PLANNING COMMISSION MINUTES, March 27, 2013 Page 41 of 48 <br />