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<br />l_.->- _ <br /> <br />2) Increase in traffic from the development would cause a negative effect on the <br />neighborhood. <br /> <br />Staff - Approve <br />Staff recommends approval of the Site Plan subject to the conditions enclosed in the <br />memorandum. Staff contends the landscaping proposed meets site plan requirements and <br />provides greater tree planting sizes (3" caliper, instead of 1.5") The applicant has also <br />designated native planting areas consisting of shrub and understory vegetation. The <br />increased landscaping was required in lieu of berming. Because the site is higher in <br />elevation than surrounding areas, berming would have a minimal effect on screening. The <br />2003 traffic study for the area was revised to include High School traffic; all streets and <br />intersections operated at an acceptable level of service during am peak, pm peak and <br />average daily traffic (operating at Level B or better). The proposed 72 units is less than the <br />90 units approved for the property. <br /> <br />ATTACHMENTS <br /> <br />· Resolution for Denial <br />. Location Map <br />. Plan Set <br />· Updated Traffic Study Memo - Benshoof and Associates. <br />· Traffic Count Reports - 4th Streetand Comparable Roads <br />· Letter from Foster & Brever, Attorneys - June 28, 2004 <br />· Property Value Comparison - Whispering Lane Area - submitted by Larry Christianson <br />275 Whispering Lane <br />· Letter from Jan Hanson - Neighboring Resident <br />· "Objections to Proposed Project on Whispering Lane" - Larry Christianson 275 <br />Whispering Lane <br />. Application <br /> <br />MEETING HISTORY <br /> <br />The following meetings have taken place since application submittal: <br /> <br />May 19, 2004 - Neighborhood Meeting <br />On May 19, 2004 a neighborhood meeting was held to present the plan to the public. <br />Approximately 20 people attended the meeting. <br /> <br />June 14, 2004 - Planning Commission Meeting <br />The Planning Commission discussed the request at the June 14, 2004 meeting, however <br />no formal action was taken by the Commission at that time. Several residents spoke in <br />opposition to the request. Commissioners directed staff to provide further information on <br />the following: <br />