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Park will have an impact on the park. The plans for the private property submitted with the application include steep slopes, extensive use of retaining walls, and removal of existing vegetation on the project site. The trees removed during grading will need to be replaced and the grading plan should be modified to include gentler slopes and fewer retaining walls. In addition, the applicant should be required to preserve quality trees and vegetation wherever possible during site development. The landscape plan should also be modified to include additional screening of the building and retaining walls to soften the view from Central Park and additional screening of the parking lot to soften the view from Victoria Street. It was clear from 'Planning Commission and public comment that more detail must be paid to building architecture. The building materials and design, and massing should be updated to ensure compatibility with the church, other surrounding uses, and minimize the visual impact of the larger structure through the use of natural materials (masonry materials, stucco, and brick are preferred) and/or color which are similar to and consistent with those of the Church. The developer may voluntarily provide more detail or the details could be specified in the Planned Unit Development agreement. 13, The pathway in front of the Church on Victoria Street will need to be extended across the Huberty property to provide a connection to Central Park in this location. In addition, pathway easements and connections will be needed to provide resident and public access to the park pathway system currently located on the Church property. (The "high" path was built on the Prince of Peace Church property without a recorded easement.) 14. The parcels will need to be combined and re-platted in conjunction with the planned unit development and financing of the project. A joint parking easement between Prince of Peace Lutheran Church and the owners of the senior housing building will also be required. 15. At the Planning Commission meeting on December 9th, the developers noted that financing for the project would include the use of tax exempt bonds, which requires a City Council resolution. Such bonds do not obligate the taxpayers in case of mortgage default. No other fonn of financial assistance has been requested for this $5.5 to $6.0 million project. 4.0 Staff Recommendation 4.1 Based on the findings outlined in Section 3 staff recommends approval of the request for an amendment to the City's Comprehensive Plan to change the future land use designation of both parcels to High Density Residential and approval of the concept development plan for a mixed use planned unit development including the existing Prince of Peace Lutheran Church, a 56-unit three-story senior housing building, and an off-street parking area. From a building design and materials basis, it is clear that more compatible building and site designs and masonry materials (see 3.12 above) are the preferred altematives and can be PF3049 - RCA (01/25/99) - Page 7 of9