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Open space is incorporated into the project in the form of porches, balconies, and small patio areas. Unit 1 will have a 30 square-foot front porch, along with a front yard area, and an approximately 220 square-foot backyard patio. Units 2 and 3 will contain 50 square-foot decks with approximately 250 square-foot backyard patios. Open space is also provided by the close proximity of Veterans Park to the subject site. The City considers the adequacy of park location to a proposed high density residential development. Past concerns have been expressed that in the Downtown area residents should be provided a maximum opportunity for open space. Exactions are paid by developers to provide funding for amenities that a development demands on a community. The project is proximate to the Bernal Park, and new residents will utilize it as well as Veterans Park. Staff has provided a condition of approval requiring payment of $2,500 to the Bernal Park fund in addition to the park in-lieu fees. Both the Bernal Park fee and the park in-lieu fee will be paid for the one additional unit proposed on the site because there were two existing units on the property. Site Improvements In order to meet the stormwater requirements and enhance the appearance of the lot, the property owners will be using pavers for the driveway and patio areas of the three units. The appearance of the site will be enhanced with various landscaping shrubs and ground cover along the front and side of unit 1 with smaller landscaping areas provided along the border of the patio areas of units 2 and 3. Staff has added a condition of approval that the property owners will be required to create a maintenance association that will maintain the landscaping and driveway. There is a relatively new 6-foot tall redwood fence that borders the majority of the property. The property owners are not proposing to remove the small portion of chain link fence located along the eastern property line at this time. It is a shared fence and it would require the adjacent property owners consent if it were to be replaced. Noise Study Given the sites close proximity to the Union Pacific Railroad tracks (approximately 280 feet) a noise study was prepared. 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 50dBA. The study indicates that the DNL standard can be met by using high-performance dual-pane 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. Floor Area Ratio (FAR) The current FAR for the site is 15%. The construction of the two new units and the 868 square-foot addition to the existing unit on the 7,500 square-foot parcel would increase the FAR to 55.7%; which is 5.7% higher than what is allowed with the current zoning Page 8 of 10