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<br />The standards and guidelines adopted by the city manager shall include a <br /> <br />public benefit scoring system for evaluating applications. <br />(4) <br /> Upon receipt of the city manager's written recommendation on an application, the <br />council shall consider the application, the city manager’s written <br />recommendation, and any written comments submitted during the 30 day <br />comment period on the application at its next scheduled meeting. If the council <br />fails to act on an application which has been timely referred to it as provided in <br />the standards and guidelines within 180 days from the date it was filed, the <br />application shall be deemed approved and processed thereafter in accordance <br />with subsection (810) of this section. <br />(5) <br /> At the meeting at which the city manager's recommendation on an application is <br />considered, the council shall adopt a resolution approving the application and <br />granting the property tax exemption, or adopt a resolution disapproving the <br />application and denying the property tax exemption. <br />(6) <br /> In [approving] order to approve an application, the council must find that: <br />(a) The project will provide multiple-unit housing of five or more units; <br />(b) The project is located within the boundaries of the core or transit <br />oriented areas described in subsection (2) above; <br />(c) The application contains documentation that the proposal could not <br />financially be built “but for” the tax exemption; <br />(d) The application documents the applicant’s efforts to solicit comments <br />from city-recognized affected neighborhood associations, or provides <br />such documents with the application; <br />(e) The application includes proof that requirements in the standards and <br />guidelines related to proximity to historic resources have been <br />satisfied; <br />(cf) The owner has complied with [all] the provisions of the city's standards and <br />guidelines referred to above. <br />(g) In case of multiple-unit housing located in the transit oriented area <br />described in subsection (2)(b) of this section, the structure must: <br />1. Be physically or functionally related to a light rail or mass <br />transportation system; and <br />2. Enhance the effectiveness of a light rail or mass transportation <br />system. <br />(ah) In the case of the construction of, or the addition or conversion to multiple- <br />unit housing: <br />1. The construction, addition or conversion will be completed on or before <br />January 1, 2012; <br />2. The owner has agreed to include in the construction, addition or <br />conversion, as a part of the multiple-unit housing, one or more public <br />benefits, including but not limited to open spaces, parks and <br />recreational facilities, common meeting rooms, child care facilities, <br />transit amenities and transit or pedestrian design elements, or as <br />otherwise specified in the standards and guidelines referred to above; <br />3. The proposed construction, addition or conversion project is, or will be at <br />the time of completion, in conformance with all local plans and <br />planning regulations, including special or district-wide plans developed <br /> <br /> <br />