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parks. Staff concluded that there would be sufficient parking on the site for the average occupancy of vehicles and peak day attendance. A noise study was prepared, and staff determined that much of the park activity would be located below the surrounding grades of the residential homes. The levy adj scent to the arroyo would buffer some of tl-ie noise for the hon-ies to the south. The noise study fouizd that the noise impacts to the houses to the south, including the mobile home park, would not be significant. There was some concern about the elevated platforms of the new water slides; the report found that the noise Isom those areas would still comply with the City's noise standards. He noted that there could be an annoyance to the neighbors at certain times of the day, especially when the background noise is limited_ Staff added a condition requiring the applicant to install clear Plexiglas panels on the backs of the elevated platforms to buffer the noise_ Fencing would be required for safety reasons. He noted that the P_A_ system would be limited to the City standard of 75 decibels at 25 feet. Staff recommended conditions that the applicant must follow the good design approaches. The noise study concluded that potential inversion layers would not cause problems to the Vintage Hills residents. Staff believed that with the conditions, there would not be an impact on the Vintage Hills area_ Mr. Iserson described the colors and materials for the buildings, and noted that two photo simulations were included in the packet. The proposed new structures would be visible from off-site, especially Stanley Boulevard; the applicant wished to be visible, and no scenic views would be blocked. Landscaping would be important to soften the views of the structures, especially the tall ones, and subdued colors should be used. The grading would be balanced on-site, and the drainage would use catch basins. Staff recommended biofilter swales and oil/water separators, which are now required to be included in plans_ The applicant would expand an eight-inch sewer line into the site, and would extend a water line to the site to accommodate the increased detriand_ Sixteen heritage trees were identified on-site, and the applicant proposed to remove 58 trees, including 1 1 of the 1 f6 heritage trees. He proposed transplanting 26 trees from the parking lot to the water park. Staff expressed concern about four of the large cottonwood trees that the applicant wanted to save, but believed that the development plan would create impacts to the health and survivability of those trees_ Staff believed that the plan should be modified to bring the improvements and paving away front the drip lines of those trees so that they may be saved. The Commission may want to consider having the applicant make a donation to the Urban Forestry Fund_ The new landscaping plans are preliminary. Staff believed that more landscaping should be added to the periphery of the park, and in and arotuzd the parking areas. Staff believed that the General Plan and rezoning are appropriate to accornmodatc the waterslide expansion, as well as the City's proposed BMX facility. As conditioned, staff PLANNING COMMISSION MINUTES May 28, 2003 Page 8