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ACE train station, located on Pleasanton Avenue, and Wheels bus stop along Old Bernal Avenue). In addition, shared parking has other benefits—including the potential to reduce housing costs, enhance urban design, and make more effective use of scarce Downtown land. Given these reasons, the Commission could recommend that the proposed six on-site parking spaces, in-lieu of the nine parking spaces required by the PMC, would provide sufficient parking for the mixed-use building. As noted above, staff does not believe that the new office space in Residence 1 would require additional parking spaces because of its limited size (it would comprise approximately 180 square feet of interior space) and potential to be used as a space ancillary to the primary residential use in Residence 1, at least in the short-term (in advance of potential new development on the Civic Center site). Furthermore, the MU spaces noted in Residences 2 and 3 are not separate from the residence, such as Residence 1 would be as conditioned, and would likely only be utilized by the resident of the home. Therefore, staff believes that additional parking would not be required. Guest Parking Detached, single-family homes are not required to provide guest parking. Guest parking for apartments is required at a ratio of one parking space per seven units. Since there are only three apartment units, the PMC does not require on-site guest parking. Tree Removal The applicant is proposing to remove four of the six trees on-site, one of which is a heritage- sized tree (as defined by the Municipal Code) to accommodate the proposed development. The City's Landscape Architect, Matt Gruber, reviewed the tree report for the proposed development and conducted a site visit to the subject property to confirm the information in the tree report. Mr. Gruber agrees with the estimated value of the trees, the health observations and other conclusions regarding the on-site trees. Mr. Gruber's professional opinion is that the two remaining on-site heritage-size trees, proposed for retention, may not survive construction. Redesigning the project to avoid impacts to the two heritage trees proposed for retention would require a substantial redesign of the project and may compromise some of the key design objectives of the project (e.g., creating a strong building presence along Old Bernal Avenue, with parking generally located in the back of the site). To mitigate tree removal, the applicant will be required to remit the full appraised value of the four trees proposed to be removed. A bond, or other financial security acceptable to the City, will be required for the full appraised value of the two heritage trees proposed to be retained. The bond, or other financial security, will be retained for no less than two years after project completion to ensure the survival of the two heritage trees to be preserved. A condition of approval has been added to reflect these requirements. Noise and Vibration External noise sources that could affect the site include noise from the railroad to the west and traffic on Old Bernal Avenue. For single-family housing projects, the City's General Plan requires that private yard areas excluding front yards not exceed 60 day/night average decibels (dB Ldn) and that indoor noise levels not exceed 45 dB Ldn. In addition, if the noise source is a railroad, an exterior noise level up to 70 dB Ldn is allowed and indoor noise levels cannot exceed a maximum instantaneous noise level (Lmax) of 50 dB in bedrooms and 55 dB in other rooms. PUD-118, 4791 Augustine Street Planning Commission Page 20 of 25