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administration offices for both the Satellite Affordable Housing Associates (SAHA) property manager and Sunflower Hill. In addition to the community building, the project will include open space areas and amenities that include a multi -use lawn area, outdoor dining areas, spa and lounge area, bocce ball court and convertible sports court. The convertible sports court with basketball standard would be located adjacent to the future single-family homes along the west property line and include an 8 -foot -tall concrete masonry sound wall to reduce the sound coming from the sports court. No lighting is proposed for the sports court. Screen trees as well as evergreen vines will be planted between the wall and the single-family homes to soften the appearance of the sound wall. The preliminary landscape plan also includes new trees and landscaping along Sunflower Hill Way and Nevada Street as well as along the eastern property line adjacent to the Public Storage facility. A more detailed landscape plan will be submitted prior to Planning Commission's final review of the project and will be required to include a variety of drought tolerant and native plant material. Exclusive Negotiating Rights Agreement (ENRA) The City Council approved Irby Ranch as part of PUD -110 which required the dedication of 1.64 acres of land to the City for development of an affordable housing community for individuals with special needs. Sunflower Hill was not the proponent of that application, but was closely involved in the project design and entitlement process. However, in conjunction with the Irby Ranch application, the City Council approved an ENRA between the City and Sunflower Hill which established procedures, milestones and standards for development of the Sunflower Hill project. The ENRA (as shown in Exhibit D) included the terms of the Framework Agreement, which required the Sunflower Hill project to include: a maximum of 30 individual residential units in multi -family style buildings, a maximum height of two stories (30 feet), a minimum of 30 parking spaces, and a community center not to exceed 5,000 square feet. The application has met all design parameters set forth, but includes 31 residential units (one more than was identified in the ENRA). At the time of the Irby Ranch development approval, the Sunflower Hill project was still conceptual in nature and the total number of units had not been determined. For analysis purposes, the Irby Ranch Addendum to the Housing Element and Climate Action Plan General Plan Amendment and Rezonings Supplemental Environmental Impact Report (SEIR) analyzed the overall project with a total of 93 single family homes and a 30 -bed special needs community (87 single-family homes were approved and 39 beds are proposed). The approved PUD did not include any conditions of approval stating the maximum number of beds or units that could be developed on the Sunflower Hill site. Staff has reviewed the proposed application to construct 29 multi -family units, one property manager's two-bedroom unit, and one Sunflower Hill staff studio unit, and finds that it is consistent with the intent of the ENRA, approved development plan, and approved density. In addition, staff believes that the project would not create any significant impacts that were not already analyzed as part of the approved Addendum to the SEIR. Therefore, staff is supportive of the number of units within the project and believes that all applicable stipulations of the ENRA have been met. Public Outreach Staff always recommends that applicants speak to neighbors and property owners in close vicinity about their proposal in order to allow for public feedback and project refinement. The applicant sent out a flyer (included as Exhibit E) to all property owners and tenants/occupants within 1,000 feet of the original Irby Ranch PUD property, and conducted other outreach in PUD -129, 3780 Stanley Blvd. Planning Commission 8 of 10