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Consistent with the City Council's goal and priority to support Sunflower Hill, the City Council also approved an Exclusive Negotiating Rights Agreement (ENRA) between the City and Sunflower Hill which established procedures, milestones and standards for development of the affordable project. The original applicant for Irby Ranch, Mike Serpa, partnered with Meritage Homes and sold the majority interest of the development to them. Meritage Homes named the project "The Homestead at Irby Ranch" and is moving forward with the project. For consistency, the private residential project will be referred to as "Irby Ranch" in this report. Demolition plans for the existing Irby house and relocation of the Zia house have been approved. Improvement plans for Irby Ranch have been submitted to the City which are currently under review, and Meritage Homes anticipates beginning preliminary grading after demolition is complete as weather permits through winter. Sunflower Hill PUD -129 Sunflower Hill has partnered with Satellite Affordable Housing Associates (SAHA) and on Sept. 5, 2017, Sunflower Hill and SAHA submitted the subject application for a PUD development plan to construct an affordable multi -family residential community. The project was presented to the Planning Commission at a workshop on Oct. 25, 2017. At the workshop, the Planning Commission was generally supportive of the project, and requested additional improvements to the building elevations along Nevada Street and Sunflower Hill Way. The Oct. 25, 2017 agenda report and minutes are included as Exhibit C for reference. Since the workshop, the applicant has worked with staff on plan revisions to address the Planning Commission's comments. The applicant has revised the plans to incorporate additional architectural details such as exposed rafter tails, thicker building trim, second -story building pop -outs along the northwest and southwest residential building elevations, and an enhanced multi-purpose room entry along the eastern elevation adjacent to Nevada Street. In addition, the applicant has modified the roof design and elevations at the northwest corner of the residential building to provide a better transition from the Irby Ranch development to the proposed development. AREA AND SITE DESCRIPTION The Irby Ranch development consists of the Irby, Kaplan, and Zia properties located at 3780 and 3878 Stanley Blvd. and 3988 First St. The properties were developed in the late 1800's and early 1900's with single-family homes, including barns and agricultural buildings. Altogether, the three properties total approximately 15 acres of land. The properties also include a 2.7 -acre portion of Arroyo Del Valle and adjacent open space generally running west to east along the southern property line. The site of the Sunflower Hill project comprises approximately 1.64 acres located along the southeast corner of the Irby Ranch property (3780 Stanley Blvd.), fronting the future Nevada Street extension. Surrounding Uses The subject site would be located a new single-family home development to the north and west (Irby Ranch), an existing self -storage facility (Public Storage) directly to the east, and the future Nevada Street extension and arroyo to the south. Figure 2 shows a vicinity map of Irby Ranch, the subject site and surrounding area. PUD -129. Sunflower Hill Planning Commission 3 of 16