75B - 2823-2929 W EDINGER AVE JOHN LAING HOMES

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GPA No. 2005-01; TTM No. 2005-07; VA Nos. 2005-53 through 2005-56 November 14, 2005 Page 7 Public Outreach and Project Revisions A public hearing was held on September 12, 2005. At the conclusion of the public hearing, the item was continued in order to address issues raised by both the Planning Commission and the Windsor Village Neighborhood Association related to privacy, light impacts, density, parking, and amenities. Staff held multiple neighborhood meetings in order to clarify and address all outstanding issues. As a result of these discussions, the applicant has revised their plans to scale-back all units to two stories along the northerly property line to ensure privacy to existing neighbors. Further, the applicant has revised their landscape plan to provide a visual screen comprised of juniper trees spaced at four-foot intervals along the northern property line and the addition of light shields to prevent light intrusion onto the existing residential uses. Lastly, the applicant has added a total of 10 fireplaces to the project and will adhere to all conditions regarding interior amenity features (refer back to Exhibits 5, 6 and 7) . Although additional concerns relating to parking intrusion into the existing neighborhood to the north and perceived project density were brought up by various neighborhood representatives, staff's analysis did not find evidence sufficient to conclude that parking intrusion would occur as a result of the reduced parking ratio, nor that the density would be unsuitable for the parcel and its location along Edinger Avenue. The proposed subdivision contains adequate street frontage and lot size for the proposed development. Additionally, a survey conducted by staff revealed that the nature of this type of development requires less parking than is required by the current code. Lastly, a mitigated negative declaration was prepared that incorporates various mitigation measures to ensure that any project impacts are reduced to a level below significance. The applicant has been responsive to concerns brought forth by the neighborhood and has designed the architecture to contribute towards the positive appearance of the community. The proposed townhome development will enhance and provide a positive improvement to the west side of the City through the development of a previously underutilized property adj acent to Centennial Regional Park along Edinger Avenue. The development of this site with high quality design, materials and finishes, the inclusion of private open spaces, pedestrian paseos, and heavy use of landscaping will create a visual link along the Edinger Street arterial corridor and will help in 758-9