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plantings and vegetation. Staff believed that the proposed signage was appropriate and would serve the public on an information level- Ms_ Soo noted that traffic and parking had been the pri niary concern among the neighbors and that a traffic study was being conducted- "Phis project provides 12 guest parking spaces, which exceeds the number required by the Parking Ordinance. Staff asked the Commission whether that was sufficient for this project. Staff inquired whether the area set aside for the tot lot would be more appropriate for additional parking spaces. Ms. Rondash advised that the applicant provided an initial Green Point checklist and that the applicant had an infill site. Convenience stores, child care, pharmacies, and banks are located nearby, and the project automatically achieved green points. The applicant also incorporated common sense and practical features into the design of the unit, both on the whole design approach and the individual occupant user levels- She delineated several green building features proposed by the applicant. The option of using photovoltaic energy has met with some resistance by the developer due to cost and mechanism equipment complications- Statf~ inquired whether solar power should be required and whether it should be conditioned with this project. In addition, there was a choice of solar-ready or full installation at construction. She discussed the storm water runoff and bioswale details. Staff has concerns and would like direction on. whether a bioswale was the desired solution for stormwater treatment or if the applicant should be directed to explore other options- The initial environment study was being prepared by staff, and the initial impacts are associated with hydrology and water quality, geosoils, population and housing, and traffic and transportation issues. Staff believed these impacts cart be mitigated through the conditions of approval. The applicant is currently working with Zone 7 on appropriate creak setback, which will be incorporated into the initial study and review of the environmental impacts of the protect Staff believed that this proj act can then result in a mitigated negative declaration being noticed and brought forward with the staff report at the final hearing. Commissioner Fox inquired whether the bioswale's location between the high-density apartments and the new cotYtplex would bring a. risk of water being retained in that area as well as a risk of mosquitoes being attracted to that area. Ms. Rondash advised that the project is required to drain at a certain rate, which would prohibit the accumulation of standing water- The prv_ject has the benefit of the natural grades sloping from the front (Vineyard Avenues to the rear where the creek is~, so there should be positive Ilow_ The developer is required to enter into a maintenance agreement, and the; F-Iorrrc-o wners Association would be required tc> maintain the. bioswalc. In response to an inquiry by Commissioner Roberts whether the hatnnicnc~ad turn-around was within 100 feet of the top of the arroyos Ms_ Rondash replied that staff would work with Zone ~ to ensure there be no encroachments within the arroyo setback areas; the applicant is currently working with Zone 7 to determine an appropriate setback. In. response to an inquiry by Commissioner Roberts whether a sidewalk to be placed on Birch -- Creek Way would provide parkuig, Ms. Soo confirmed it would provide onstreet parking. PLAN NIN Ci COMMISSION MINUTES October 26, 2005 Yage 8 of 14