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areas in the patios and the common area in the courtyard, the cumulative open space area is equivalent to approximately 7,688 square feet, which exceeds the 4,800 square feet required for the project. Flood Plan Review of the project by the City's Building and Safety Services Division indicated that the northwest comer of the parcel is below the base flood plain elevation of 20 feet above sea level. As such, the entire site is designated by the Federal Emergency Management Administration (FEMA) as "AE" in the flood zone maps and is subject to FEMA construction standards. The applicant has proposed to build up the grade of the site to a consistent 22 feet above sea level. The applicant would then apply to FEMA for a conditional revision of the local maps, based on this new grade level. If accepted, FEMA would then issue a letter stating that this parcel is no longer in the "AE" flood zone. The Chief Building Official has reviewed this proposal and has agreed with the approach. A condition of approval has been included that requires that the project either complies with FEMA construction regulations or that a letter from FEMA shall be submitted to the City of San Leandro Building Division, prior to issuance of any building permits for the project. Inc1usionarv Housing The project will be required to provide four affordable housing units. Details on the actual sales price would be determined with the Housing Services Division. The four affordable units have not been designated on the plans, as all the units have the same size and parking configuration. The exact affordable units will be formally designated at the time an Inclusionary Housing Plan is approved by the Housing Manager, required prior to approval of the condominium map. Modular Construction This project is an example of modular, factory built construction. The modular units will be built in a factory off-site and are approximately 90 percent complete when they are transported to the site. Only certain finishes, such as the stucco exterior and other minor components, will be installed at the site. The foundation and garage structure will be constructed on-site and the units will then be bolted to this foundation and "buttoned up" with the above-mentioned finishes. The construction of the units at the factory is under the jurisdiction of the State of California Department of Housing and Community Development (HCD). HCD inspectors will inspect the units in the factory and place seals or stamps on the units prior to shipment to the site. City inspectors will inspect the garage/foundation, any utilities and final electrical work, as well as other site work such as the surface parking and landscaping. Green Building A major feature of the project is the inclusion of green building components. This involves the materials, design, and equipment installed in the units, as well as the choice of modular Board of Zoning Adjustments Staff Report PLN2006-00043 January 18, 2007 Page 8 of 11