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P23-0177 & Tract 8672, 3200 Hopyard Road Planning Commission 9 of 12 Landscaping A total of 34 existing trees were identified on the subject property or within the immediate vicinity of the project, including nine heritage-sized trees as defined in the Municipal Code. The project includes the removal of 27 of the on-site trees, where six of the 27 on-site trees proposed for removal are considered Heritage Trees. A total of 115 new trees are proposed for the project, all of which would be 24-inch box size. The project’s landscaping also includes a variety of shrubs proposed throughout the project, most of which would be planted around paseos and amenity areas. As a condition of approval, the project will be required to comply with the City’s Water Efficiency Landscape Ordinance (WELO) and Bay Friendly design and tree and shrub species selection that conforms with the “Very Low” and “Low” rating on the Water Use Classification of Landscape Species database. Grading and Drainage The subject site is relatively level, and the applicant is proposing to generally maintain the existing grades. Site drainage will be directed towards landscaped bio-retention basins located in various areas of the subject site for retention and treatment before draining into the City’s storm drain system. As conditioned, staff finds the proposed grading and drainage plan to be acceptable and in compliance with applicable stormwater runoff requirements. Utilities The project would include the installation of all required on-site utilities with connections to municipal systems to serve the new development. The structures would be designed to meet the requirements of the Uniform Building Code, Fire Code, and other ap plicable City codes. Adequate access would be provided to the structures for police, fire, and other emergency response vehicles. Inclusionary Zoning Ordinance (IZO) and Affordable Housing PMC Section 17.44.040(A) provides that for all new multiple-family residential projects of 15 units or more, at least 15 percent of the project’s dwelling units shall be affordable to very low, and/or low-income households with such units provided on-site. The property requires a minimum of nine units to conform to the IZO, or alternative means of compliance. The applicant proposes to provide nine on-site affordable units also referred to as “inclusionary units”, therefore meeting the requirements of the IZO. Further, pursuant to the IZO, an Affordable Housing Agreement (AHA) must be entered into by the City and the project owner. The agreement shall record the method and terms by which a project owner shall comply with the requirements of this chapter. The approval and/or recordation of this agreement shall take place prior to final map approval or, where a map is not being processed, prior to the issuance of building permits for such lots or units. Per PMC Section 17.44.090, the Affordable Housing Agreement will be reviewed by both the Housing Commission and the City Council. The completion of the AHA is included as a condition of approval. Vesting Tentative Map The applicant has submitted a VTM subdividing the approximately 2.99-acre site into nine lots ranging in size from approximately 7,235 to 9,340 square feet, as well as 12 common area parcels (A through L) for the internal streets, open space, and bioretention areas. A VTM confers a vested right to proceed with development in substantial compliance with the