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and picnic areas, they also have "active" recreation features such as lighted sports facilities (sport fields, tennis courts, and swimming pools), community/recreation centers, off-street parking, and restrooms. Some Neighborhood Parks, due to their location, are more frequently used by the entire community, which sometimes warrants the need for additional amenities. Examples of City Neighborhood Parks where design exceptions have been made to provide for amenities (such as restrooms) include Lions Wayside and Delucchi Parks, Stoneridge Creek Neighborhood Park and Creekside Park. All of those exceptions have been made to account for special circumstances, as described in the Planning Commission Work Session staff report (Exhibit D). In general, the City has been reluctant to take on maintenance of new (and unplanned) buildings given the City's long-term facilities strategy and approved master planning efforts. However, the Planning Commission can recommend whether the City Council should support the applicant's proposal to construct a bathroom and offer funding assistance for maintenance. Staff notes that the restrooms, if supported by Council, would be subject to a separate City review process through the Parks and Recreation Commission and City Council. Architecture and Design As previously discussed, the applicant is proposing five house models, which include two one- story models and three two-story models. Each model would have varying elevation styles (Bungalow, Cottage, and/or Ranch). Each elevation style would utilize a combination of stucco and/or wood siding and provide three exterior color schemes for a total of nine color schemes. Overall, staff believes that the proposed homes are adequately designed and provide enough interest and variation. The architectural styles and heights of the proposed homes are also compatible with those of the homes in the surrounding neighborhood, which include a mix of one-story and two-story homes. Traffic The purpose of a Transportation Impact Analysis (TIA) is to provide sufficient information concerning the impacts of a project on the transportation system and to determine appropriate mitigation measures where impacts would occur. The City's TIA Guidelines are used by developers and consultants for the preparation of all TIAs. General criteria for determining whether a TIA is warranted include: • Project generates 100 or more vehicle trips during the AM or PM peak hour. • Project generates 40 or more vehicle trips through an existing intersection operating at Level of Service (LOS) D. • Project generates 10 or more vehicle trips through an existing intersection operating at LOS E or F. • Project that changes existing land use in general or master plan. Trip generation for single-family homes is less than one trip per household in the morning and one trip in the evening; therefore, the project would not generate more than 36 trips during the AM and PM peak times. The Valley Trails Drive and Hopyard Road intersection currently operates at LOS C and the Hopyard Road and Stoneridge Drive intersection has a LOS of D during the PM peak hour. Therefore, the project would not contribute 40 or more trips to an intersection operating at LOS C or D. There no LOS E or F intersections along Hopyard Road. P16-1386, P17-0155, PUD-113, & TRACT 8259; 6900 Valley Trails Drive Planning Commission 22 of 32