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Ms. Mitchell further discussed the implementation and compliance section in the guidelines document. She noted the guidelines would provide clear expectations for developers and a starting point for negotiations for sustainability items for a development agreement. She reported by approving the sustainability guidelines this would further the green energy vision for this development while also providing staff direction on acceptable sustainability terms. Commissioner McGuire requested comment on the air source heat pumps that were not in the report, as was noted by Mr. Salmela. Mr. Carter stated he had spoken to Mr. Salmela and noted the district energy analysis options portion of the report was completed by Ever-Green. He explained Ever-Green was not excluding the use of air source heat pumps but noted the funding sources were less favorable. He commented at The Heights, there were three different types of heat sources. He anticipated this development would also have a variety of heat sources, including air source heat pumps. Commissioner Weber stated if this development was as successful as predicted there be an accumulation of energy credits. He questioned who would benefit from the energy credits. Mr. Carter stated he was not an expert in this area. He noted if credits were created, they would be owned by the building owners, unless there was some sort of arrangement in place. Commissioner Weber discussed how affordable housing units would be created within this development and he hoped lower energy costs would be possible for these units. Commissioner Monson commented typically excess energy from solar typically goes back to Xcel Energy. In addition, renewable energy credits typically went back to Xcel as well. Commissioner Weber discussed the waiver process and asked what standards would be applied to the waivers. Ms. Mitchell indicated this still had to be worked out. She explained the direction from the JDA has been to pursue a carbon free community, which was a very high standard. She explained staff would have to consider the impact waiver requests would on carbon emissions. She noted the County was pursuing LEED for Communities, which had a scoring system the JDA and staff would have to take in consideration. Commissioner Weber inquired of the development would be carbon free or carbon neutral. Mr. Carter stated the development would be carbon free per the LEED for Communities guidelines. Commissioner Jebens-Singh questioned which guidelines would be the most difficult to achieve. Mr. Carter discussed the components of exceptions that had been considered within The Heights development. Commissioner Jebens-Singh asked how often the guidelines would have to be revisited given the changing environment. Mr. Carter anticipated the guidelines may have to be revisited, but noted The Heights guidelines have not been changed over the past four years.