SR 06:060 - Laserfiche WebLink

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 photo voltaic energy has met with some resistance by the developer due to cost and mechanism equipment complications. Staff 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 mnoff and bioswale details. Staff has concems and would like direction on whether a bioswale was the desired solution for stormwater treatment or ifthe applicant should be directed to explore other options. The initial envirornnent 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 can be mitigated through the conditions of approval. The applicant is cUlTently working with Zone 7 on appropriate creek setback, which will be incorporated into the initial study and review of the envirornnental impacts of the project. Staff believed that this project 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 complex 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 celiain rate, which would prohibit the accumulation of standing water. The project has the benefit of the natural grade sloping from the front (Vineyard Avenue) to the rear (where the creek is), so there should be positive flow. The developer is required to enter into a maintenance agreement, and the Homeowners Association would be required to maintain the bioswale. In response to an inquiry by Commissioner Roberts whether the hammerhead turn-aroUlld was within 100 feet of the top of the arroyo, Ms. Rondash replied that staff would work with Zone 7 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 parking, Ms. Soo confirmed it would provide onstreet parking. Commissioner Roberts advised that there was already parking there. Ms. Rondash advised that the applicant is proposing improvements to delineate the parking spaces more clearly. In response to an inquiry by Commissioner Blank parking, Ms. Soo confirmed that tlle guest parking exceeded the Code requirement of seven spaces. THE PUBLIC HEARING WAS OPENED. John McMorrow, Silverstone CommUllities, applicant, believed this process would result in 3 better project. He displayed the elevations on the easels and noted that an elevated section would enable more water to go into the bioswale. He requested the Commission's feedback on colors. EXCERPTS: PLANNING COMMISSION MEETING MINUTES, October 26, 2005 Page 2 of5