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one-, two-, and three-bedroom units, such that 45 one-bedroom units, 24 iwo-bedroom units, and one three-bedroom unit would be reserved for lower-income households. The affordable units would be located randomly throughout the complex so as not to cluster the units. HOUSING COMMISSION ACTION AND FEE WAIVER At its September 20, 2007, meeting, the Housing Commission reviewed and recommended approval of an Affordable Housing Agreement (Agreement) with Windstar, which included 53 affordable units (15 percent), with 26 of the units rented at rates affordable to very-low-income households (50 percent of the annual median income for Alameda County) and 27 of the units rented at rates affordable to low- income households (80 percent of the annual median income). Windstar later requested an amendment to the Agreement to increase project affordability and to amend the unit income mix. The request was made in part, to facilitate Windstar's financing plan to pursue tax credits and tax-exempt bonds for the project. The amended Agreement changed the project's affordability so that 20 percent of the units (70 units) will be rented at rates affordable to very-low-income households (50 percent of the annual median income). In recognition of the financial impact of these additional affordable units, the amended Agreement waives the City's in-lieu park dedication fees for 62 of the affordable units. This waiver has a value of approximately $500,000. To assure these funds are available for future park uses, staff is recommending the Lower Income Housing Fund be used to "backfill" the fee payment. While the City has recently been reluctant to use the Lower Income Housing Fund for the payment of private development fee waivers, staff believes the uniqueness of obtaining this significant amount of very-low-income units warrants this action. In addition, the City is agreeing to participate in tax credit and tax exempt bond financing to support the affordability. This participation will not include financial contributions or liability from the City. The Housing Commission reviewed the amended agreement on March 20, 2008, and unanimously recommended approval of the Agreement and fee waiver. Please see the attached Housing Commission staff report and Agreement for additional details. PLANNING COMMISSION ACTION The Planning Commission held a public hearing on April, 23, 2008, to review the subject applications. Detailed information on this meeting is provided by the attached excerpts of the Planning Commission minutes. No public spoke at the hearing. The Commission approved the application on a 4-1 vote (Commissioner Fox dissenting) subject to staffs recommended conditions with a modification to the list of commercial uses to make take-out establishments permitted uses. Commissioner Fox indicated that she voted no because she had wanted to mandate that a grocery store occupy the retail space and had wanted to narrow the list of commercial uses to high-traffic uses that would serve the residents and reduce traffic Page 6 of 9