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The location and height of the canopy compounds this problem. 8. The project as proposed includes 163,530 square feet (3.75 acres) of impervious coverage, including 47,080 square feet of buildings and 116,450 square feet of pavement (driveways and parking). With a site area of 8.24 acres, this results in an impervious lot coverage percentage of 45%. 9. The amount of parking provided on site should be the minimum needed at this time. Based on a seating capacity of 500 (sanctuary and gathering space - simultaneous services), a minimum of 143 parking spaces are required for the church use (1 space per 3.5 seats). The 56 underground parking spaces combined with the 28 spaces between the senior housing building and the church meet the 1.5 space per unit requirement for senior housing, with the joint use of the church lot providing any required overflow parking. Rather than including all 191 spaces at this time, the size ofthe parking lot should be reduced to 143. The parking lot could then be expanded to provide additional parking as the church grows. The Parks and Recreation Commission expressed a strong interest in having a joint parking arrangement between the parking area on the south side of the property and the park parking lot to the south. At a minimum, direct pedestrian access should be provided between these two parking lots. 10. Traffic generated from the senior housing project is estimated at less than three trips per day per unit, or 170 trips per day total. Both Victoria and County Road C have capacity for this small number of trips. 11. As an alternative to the current proposal, owners of the Huberty property could subdivide the R-l site into five or six single family lots with a new road serving both the church and the Huberty site. Single family lots on this side slope would require substantial regrading, new utility excavation and road work to each site. Such a proposal would put residential backyards, decks, sheds, and other exterior improvements adjacent to the park with no shared public parking or access. In summary, the amount of soil and vegetation disturbance may be similar to the proposed construction of the parking lot, but the amount of surface to be replanted in residential yards would significantly exceed the proposed parking lot. 12. The Comprehensive Plan and City housing policies support the location of a senior housing facility in this location; however, the proximity of the building to Central 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 Centrai Park and additional screening of the parking lot to soften the view from Victoria Street. PF3049 - RPCA (01/13/99) - Page 60f8