PC 10/25/1995 - Laserfiche WebLink

Staff supports the site plan which will accommodate fire vehicle access. Regarding the close proximity to the Del Valle townhomes, staff would suggest the applicant add more trees for screening the project and the adjacent parking lot as well as setting back the parking lot a bit further. Some suggestions by staff were not incorporated by the applicant for financial reasons. Staff suggested that if the Commission feels these suggestions make for abetter, more livable project, they could make recommendations to the City Council to contribute additional financial assistance to this project. Staff would suggest that the Commission require the applicant to adjust the site plan to accommodate a walkway encircling the entire project. Many trees and heritage trees will have to be removed. The applicant is saving two heritage trees and there will be many new trees added. Staff suggested that the courtyard trees be upgraded to 36" box trees. The parking ratio is .73 spaces per unit. After analyzing the parking situations at both Kottinger and Ridgeview Commons, staff feels the parking ratio is adequate. Vehicles will have to be registered to mitigate spaces being taken by unauthorized vehicles. Noon-street parking will be available. Public transportation is available nearby. Staff would like to see a few more handicapped parking spaces. Regarding the carports, staff would like the Commission to review the request for covered carports. Regarding Stanley Blvd. improvements, the extension of Del Valle Parkway would merge into Stanley at this development site. However, the GPSC has recommended the Del Valle Parkway extension be removed from the General Plan. The planned improvements would be two 14 foot travel lanes, a 12 foot center lane, two 6 foot bike lanes and sidewalks on both sides. Staff believes it is better to ask the applicant to pay their share of the road improvements until the issue of the extension of Del Valle Parkway is settled. This issue is incorporated in a new condition of approval staff distributed at the meeting. Noise is another factor for the project because it abuts the Union Pacific railroad tracks. A noise analysis was conducted. The rear wall has been suggested to be seventeen feet in height and some unit windows should have special noise-deadening windows. Staff is suggesting the Commission allow the instantaneous noise levels in the units (excluding the bedrooms) to go as high as 60 dBA and keeping the bedrooms at 50 dBA. The applicant would prefer to achieve a 60 dBA level throughout the entire project. Staff acknowledges the density of this project is higher than other projects in the City, but because it is a one-bedroom senior housing project, the higher density is acceptable to staff. Based on the above findings and discussions, staff recommends approval of Case PUD-95-06 and the General Plan Amendment GPA-95-02 to the City Council. Commissioner Wright inquired whether raising the bedroom windows would cause a safety issue for an emergency exit. Mr. Iserson noted the acoustical consultant subsequently indicated that raising the windows would not reduce the level of noise; therefore, this is a mute point. Planning Commission Minutes Page 6 October 25. 1995