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density and minimal traffic generation). She noted the project proposes a 99.7% FAR. She added there will be no more than three employees on-site at any time for low density and the Traffic Engineering Division concurred with Public Storage's study predicting low traffic generation. Associate Planner Campbell listed proposed project amenities, including $300,000 to the City to construct a public trail on the south side of Nevada St. and five years of maintenance funds ($14,000), and a public seating area on Nevada St. valued at about $6,000. She stated Public Storage will follow enhanced green building measures above code requirements by putting solar panels on the roof and meeting the Leadership in Energy and Environmental Design (LEED) silver rating standards. She added the trail would be part of the Arroyo Del Valle Trail which was identified as the highest priority trail in the 2019 Master Plan in addition to being complex and expensive. In response to Councilmember Narum's inquiries, Director of Community Development Clark clarified the upgrades to the site including the robust landscaping and improvements to the exterior of the buildings are hard to set a value upon. She stated they can be considered an amenity monetarily to the city but are not above what the City would consider for any high-quality project. She added the easement had been dedicated for many years before this project came forth thus not making it an amenity. In response to Councilmember Narum's inquiry, City Manager Fialho clarified while there is an inherent value to the new landscaping and architecture, there isn't a monetary one. He added there is a value to the cooperation of the property owner to allow the easement without contesting it, but the City cannot put a dollar value on it to add to the amenity list. In response to Councilmember Testa's inquiry, Associate Planner Campbell noted there is landscaping around the new one-story storage building which abuts the houses at Irby Ranch and will serve as a buffer. Director of Community Development Clark clarified there is no landscaping planned around the existing buildings because open spaces are needed for vehicular circulation on the property. She added landscaping planted by Irby Ranch will also provide screening in the future as it matures. In response to Mayor Brown's inquiries, Associate Planner Campbell stated the applicant can respond later in the meeting if the trees have been switched from the deciduous in the rendering to evergreens. She clarified the solar panels would be behind a parapet and out of the residents' line of sight. In response to Mayor Brown's inquiry, Associate Planner Campbell stated the applicant had been willing to switch to a flat roof from a pitched one as evidenced by the December 8th update. She stated the applicant would have to clarify if it changes the parapet. In response to Councilmember Arkin's inquiry, Associate Planner Campbell clarified that while solar panels do reduce operating costs to Public Storage, it is considered an amenity by the City because it reduces the greenhouse gas emissions which is a goal of the City's Climate Action Plan (CAP). She added Public Storage would not currently be required to take this step by code. In response to Councilmember Testa's inquiry, Director of Community Development Clark stated they treated the solar panels as a "wash" because it is built into the construction cost so there is no dollar figure attached to the amenity listing. Associate Planner Campbell continued her presentation by discussing the Planning Commission's request to assess the value of the increased FAR compared to the value of the amenities, reflecting project costs. She stated staff requested a review by Economic and Planning Systems (EPS) which confirmed the estimate is reasonable and in line with industry standards. She stated, based on the estimation, the increased FAR will yield approximately $338,500 in Residual Land Value which is comparable to the value of the amenities provided to the City. City Council Minutes Page 7 of 17 December 15, 2020