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P21-1173, PUD-146 and Tract 8631: 475 & 493 St. John Street Planning Commission 29 of 32 requested that additional parking be provided on -site. As proposed, the project includes 10 guest parking spaces along the new private street for the 14 residences. In the MU district, a ratio of one parking space per 250 square feet is required for office; and one parking space per 300 square feet is required for other commercial uses. With approximately 3,125 total square feet of commercial space, 12 parking spaces would be required for a ratio of one space per 250 square feet and 10 parking spaces would be required for a ratio of one space per 300 square feet. The project’s 13 -stall commercial parking lot would exceed the minimum parking requirements. Noise and Vibration External Noise: External noise sources that could affect the site include noise from the railroad to the west. The City’s General Plan requires private yard areas, excluding front yards, not exceed 60 day/night average decibels (dB Ldn) and indoor noise levels not exceed 45 dB Ldn. In addition, if the noise source is a railroad, an exterior noise level up to 70 dB Ldn is allowed and indoor noise levels cannot exceed a maximum instantaneous noise level (Lmax) of 50 dB in bedrooms and 55 dB in other rooms. A noise study was prepared, and can be provided upon request, to ensure the project meets General Plan noise standards. The noise study indicates noise reduction measures would need to be incorporated into the project. This includes installing windows and exterior doors with specific STC ratings. A condition of approval has been added to reflect the requirements. Staff notes the above measures would address train engine/wheel noise but exclude mitigation for train horns, which may require mitigation that is infeasible and/or unacceptable from a design and neighborhood impact standpoint (e.g., tall sound walls). The General Plan indicates the City Council will evaluate the requirement to achieve the General Plan noise standards in the Downtown on a case-by-case basis. Staff believes a condition of approval requiring disclosure of frequent train whistle noise is sufficient, which is what has been required for other approved and/or constructed projects. The existing restaurant, with its outdoor events that extending throughout the project site and featured live and/or amplified music, has been a source of noise and activity during evenings, weekends, and special events. The nature of the noise and activity on -site will differ with the two new commercial buildings and outdoor plaza area as the commercial development is more suited from small retail/office and/or smaller eateries, which is expected to generate less intense noise and activity overall. The uses will primarily involve daytime a ctivities with lower-impact sounds, such as casual conversations, light foot traffic, and typical business operations, leading to a more subdued and manageable environment overall. Downtown Specific Plan Policy LD.P.3 (Right to Do Business) states: Downtown operations shall not be considered a nuisance under this chapter unless such operations are deemed to be a nuisance under California Civil Code Section 3479. Downtown operations shall comply with all state, federal and local laws and regulations a pplicable to the operations, including applicable noise and other operational standards contained in the general plan and/or downtown specific plan. New residential projects in the downtown shall include Conditions of Approval requiring disclosure of potential impacts due to proximity to downtown business operations and activities. A condition of approval has been added disclosing the impacts of business operations .