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Although the project complies with the majority of <br />development standards enumerated in the MEMU regulating <br />plan, it does not meet the requirements for publicly - <br />accessible open space. Relief from this standard requires <br />approval of incentives/concessions and/or waivers through <br />the Density Bonus Agreement application. <br />3. That the proposed development plan is designed to be compatible <br />with adjacent development in terms of similarity of scale, height, <br />and site configuration and otherwise achieves the objectives of the <br />Design Principles specified in Section 5 of the MEMU overlay <br />district. <br />The proposed development consists of a 35-unit townhome <br />development in five separate buildings, one of which will <br />contain six live/work units. The entire community will also <br />contain four onsite moderate -income affordable units. The <br />site abuts commercial uses to the west and south, an <br />institutional use to the east, and abuts First Street to the <br />north. The MEMU anticipates developments of this scale or <br />larger in the "Active Urban" land use district, and this <br />development would continue the scale of existing buildings <br />in its immediate vicinity. Moreover, the project contains <br />ground -floor non-residential (commercial) spaces at the front <br />of the project, which will activate First Street. These spaces <br />have been designed to feature taller ground -floor ceiling <br />heights, enhancing the urban, mixed -use atmosphere <br />envisioned by the MEMU overlay district. <br />4. That the land use uses, site design, and operational considerations <br />in the proposed development plan have been planned in a manner <br />that will result in a compatible and harmonious operation as <br />specified in Section 7 of the MEMU overlay district. <br />The proposed project is consistent with the scale and <br />intensity of projects anticipated in the original and <br />subsequent MEMU EIR (EIR Nos. 2006-01 & 2018-15) and <br />in the MEMU overlay district regulating plan. No negative <br />impacts from noise, air quality, aesthetics, or traffic are <br />expected except for temporary impacts arising during <br />construction of the project. The project site is designed to <br />combine residential and nonresidential uses and allow for <br />the creation of live, work, and shopping within a short walk of <br />each other. <br />H. The Planning Commission determines that the following findings, which <br />must be established in order to grant this Density Bonus Agreement <br />Resolution No. 2022-23 <br />Page 3 of 11 <br />