3A Public Hearing 2007 0507 - Laserfiche WebLink

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The net increase in traffic generation by the project, taking into account that there is an existing social service use (Stepping Stones) on the site at this time, has been deemed by the Engineering Department to be insignificant. The Trip Generation Manual of the Institute of Transportation Engineers does not include a specific land use category for the existing social service use. The trip generation rates of the General Office category are applied in this case. The existing 15,000 square foot social service office generates 50 trips per day and 12 trips in the afternoon peak hour. The proposed twenty-three townhomes will generate 134 trips per day and 12 trips in the afternoon peak hour. Although about 84 additional trips will be expected from the land use change, the increase in trips will be spread out through the day. Therefore, the traffic impact resulting from the project should be insignificant. The driveway design satisfies the Engineering and Transportation Department's requirements for circulation. Staff notes that a portion of the interior driveway is noted on the plans as 22 feet in width. Engineering and Transportation conditions of approval for the Tentative Map stipulate that the driveway be maintained with a minimum of 24 feet in width. The parking spaces in the guest parking area have adequate back up area and stall width. To mitigate concerns over the impact on street parking in the neighborhood, staff recommends that the proposed Conditions, Covenants and Restrictions include a requirement that garages must be used for parking for residents. Staff also notes that additional street parking will be available on MacArthur Boulevard with development with this site, as two abandoned driveways will be replaced with standard curb and gutter and the parallel parking will be reconfigured to diagonal parking on the MacArthur Boulevard frontage. The orientation of the access drive and streetscape was developed by the architect for the project, based on plans proposed for the MacArthur Streetscape project being carried out by the City Engineering and Transportation Department. The proposed site plan shows bulb-outs and crosswalks per the City's streetscape detailed plans. Townhouse Elevations and Building Height The design for the project has been strongly developed with fine detailing and building articulation in a modern Craftsman style. The plans for rear, front and side elevations show building plane variations that provide visual shadow and relief. In addition, the architecture includes a variety of details, including roof and cantilever brackets, stepping back of the second floor and projection of the third floor, and wood shake wainscoting and wall panels. The details provide architectural consistency while also providing variations in texture and color across the project frontage. These aspects of the design contribute to breaking the long street frontage into a series of vertical and horizontal plane changes, terminating in a large circular patio structure for the larger Al townhouse unit that fits into the circular end of the MacArthur and Broadmoor Boulevards' angled intersection. The end unit incorporates all of the same details of the Craftsman style, such as wood shake top portion of walls, substantial wood posts and stone wainscoting. Planning Commission Staff Report PLN2006-00 1 04 April12, 2007 Page 10 of 16