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250 square-foot backyard patios. Lack of group open space is mitigated by the close proximity of Veterians Park to the subject site. The project will also be subject to the City's park dedication fee requirements. Existing Trees An arborist report was prepared for the five trees on the subject site (Attachment 5: Exhibit C); two Black Walnut trees (No. 22 and 23) and one English Walnut tree (No. 24) along the eastern portion of the driveway and one Black Walnut tree (No.26) and one English Walnut tree (No. 25) in the southeast portion of the property. Although the arborist report recommends removal of tree No. 24, staff does not agree with the conclusion that the tree needs to be removed and has added a condition of approval that the tree shall not be removed. The City's Landscape Architect has reviewed the report and conducted a site inspection and agrees with staff s recommendation, therefore, the three trees located along the driveway shall be retained. Given the proximity to unit 2 and the structural issues of the two trees located at the rear of the property, tree No. 25 and 26, would have to be removed. The trees would not be able to sustain the impacts of construction as walnut trees are sensitive to construction activities, thus, it is highly unlikely that the trees would survive. Therefore, the applicants shall pay into the Urban Forestry Fund in the amount of the two trees total appraised value ($4,000.00). The applicants will also be required to post a bond in the amount of the three trees that shall be retained ($17,470). Staff has conditioned the project and provided the Arborist report as Attachment 5. Noise Study Given the sites close proximity to the Union Pacific Railroad tracks, approximately 280 feet, a noise study was prepared by Wilson, Ihrig & Associates, Inc. (Attachment 6). The study provides a comparison of the noise levels to the applicable City standards and recommends mitigation measures for the project to meet the City's interior Day-Night Average Sound Level (DNL) goal of 45dBA and the interior single-event noise level goal of SOdBA. The study indicates that the DNL can be met by using high-performance dual-pain windows. For the single event levels to be met, the study recommends Sound Transmission Class (STC) rated windows. Interior noise levels can be mitigated by additional measures, such as increased sound insulation in the walls of the structure. A condition of approval has been added to ensure that recommendations in the noise study are implemented. Green Building All new residential projects are required to include green building measures in the design of new homes. The three units shall achieve a minimum of 50 total points and the minimum requirements in each category (Community, Energy, Indoor Air Quality/Health, Resources, and Water) required for a City Certified Rating. The project has been conditioned to require the PUD-76, Morales /White Planning Commission Page 7 of 11