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Avenue intersection AM peak would remain generally unchanged at LOS D. The Traffic Impact Analysis was reviewed and approved by the City Council as part of the project and no further traffic analysis was required as part of this proposal. Due to the unique nature of the development and the fact very few, if any, residents drive, staff believes the proposed on-site parking will be sufficient to accommodate the on-site property management, caregivers, support staff, residents, as well as visitors on a daily basis. Leasing or renting of the community building, which has the potential to increase on-site parking and traffic demands, will require a Conditional Use Permit to analyze the full extent of potential traffic and parking impacts. The project narrative and analysis, proposed parking, and on-site operations have been reviewed by the Traffic Division and, overall, staff believes the proposed parking is adequate for the typical daily operations as well as potential gatherings within the community building. Trees and Landscaping The subject site is currently vacant with no trees. The preliminary landscape plan includes a tree/plant palette of native and non-native species that are primarily drought tolerant. New trees and landscaping would be planted along the eastern property line adjacent to the Public Storage site as well as within the setbacks along Nevada Street and Sunflower Hill Way. In addition, screening trees will be planted along the sport court perimeter wall to provide additional screening. There are also several stormwater bioswales that would be planted with low -growing shrubs and ground cover. More details are available in Exhibit B. Overall, staff believes the proposed plant species, quantities, and sizes are adequate. Grading, Drainage, and Storm Water Runoff As mentioned previously, the site is currently vacant and relatively flat, and the proposed project would not substantially change the existing topography. A preliminary grading and drainage plan is included as part of Exhibit B on Sheet C2. The preliminary stormwater management plan is also included and indicates several best -management practices are proposed for purposes of storm water quality control. Bio -retention planters are located along the boundaries of the property. The City Engineering Department has reviewed the preliminary grading and drainage plan and finds it to be generally acceptable. A condition of approval requires the project to meet the requirements of the current Municipal Regional Stormwater National Pollutant Discharge Elimination System (NPDES) Permit. Green Building Measures As required by the City's Green Building Ordinance, new multi -family residential development must achieve 50 points or greater on the multi -family residential Green Building checklist. The applicant has provided a preliminary project checklist outlining the green building measures proposed for the project to achieve 50 points or greater, consistent with the City's ordinance. As conditioned, the final Green Building measures and score will be determined with the review of the building permit application. The project will also need to conform to the State of California's Green Building Standards Code, "CALGreen." Exclusive Negotiating Rights Agreement (ENRA) The City Council approval of Irby Ranch required the dedication of 1.64 acres of land to the City for development of an affordable housing community for individuals with special needs. PUD -129, Sunflower Hill Planning Commission 11 of 16