Loading...
HomeMy WebLinkAboutREGENCY LAKEVIEW - PDP & APU - PDP120013 - CORRESPONDENCE - CORRESPONDENCE-HEARING (19)TRAFFIC FLOW Principle? 25: Transportation infrastructure will ensure the provision of high quality facilities for the movement of goods, people, and information. Policy T 25.1 — Level of Service Standards The City will have current Level of Service standards positioned in alignment with transportation and land use goals. Policy T 25.3 — New and Existing Roadways New roadways will be designed and constructed to ensure an acceptable Level of Service and design standards. Existing roadways will be enhanced as necessary to meet current and future needs and design standards. The Traffic Impact Study prepared by Delich and Associates indicates that: • Operation at all key intersections will meet City Level of Service (LOS) standards after full build -out of the project. • No new traffic signals or signal modifications will be required with the construction of the project. • Multi -modal LOS standards can be achieved with the project. Policy T 29.1 — Bicycle Safety The City and community will partner to develop educational and enforcement programs that promote safety and encourage respect by and for bicyclists and by bicyclists for traffic laws. Policy T 29.2 — Pedestrian, Safety The City and community will partner to develop educational and enforcement programs that promote safety and encourage respect for pedestrians and by pedestrians for traffic laws. Principle T 30: Programs that establish awareness of the environmental and energy use impacts of transportation choices and affect travel choices and behavior will be promoted. Policy T 30.1 — Energy Efficient and Environmentally Sensitive Transportation Develop a program to promote energy efficient and environmentally sensitive transportation choices. Regency Lakeview is located in an area where residents can easily walk or ride bikes to the CSU campus, to grocery stores, employment and community service retail. Regency Lakeview will encourage the use of bicycles by providing convenient and bike parking spaces and a bicycle repair station. Promoting energy efficient and environmentally sensitive transportation choices is the applicant's goal for the project. The management will be providing reusable shopping bags. Where the established street pattern and design may not conform to current street standards, allow for alternative contextual design. Regency Lakeview will provide an attractive environment designed to be safe for pedestrians, bicyclists, and drivers. It will provide detached sidewalks, connective pathways, and well-defined crosswalks. The project is located in an "infill" and "underdeveloped" location in the City and adjacent to a Neighborhood Activity Center. Principle T11: Bicycling will be a safe, easy, and convenient mobility option for all ages and abilities. Policy T 11.1 — Bicycle Facilities Ensure safe and convenient access by bicycle in neighborhoods and other pedestrian and bicyclist - oriented districts. Policy T 11.3 — All Ages and Skill Levels Design a bicycle network that maximizes safety, convenience, and comfort for bicyclists of all ages and skill levels. Principle T 12: The pedestrian network will provide a safe, easy, and convenient mobility option for all ages and abilities. Policy T 12.1 — Connections Direct pedestrian connections will be provided from places of residence to transit, schools, activity centers, work, and public facilities. Policy T 12.2 — Pedestrian Network Develop a complete pedestrian network in ETCs and Activity Centers. Policy T 12.3 — Pedestrian Plan The adopted pedestrian plan will be considered in the development of all transportation projects. Policy T 12.4 — ADA Compliance Pedestrian facilities will comply with Americans with Disabilities Act (ADA) standards. Policy T 12.5 — Safe and Secure Develop safe and secure pedestrian settings by developing and maintaining a well -lit, inhabited pedestrian network and by mitigating the impacts of vehicles. Connections will be clearly visible and accessible, incorporating markings, signage, lighting, and paving materials. Policy T 12.6 — Street Crossings Design street crossings at intersections consistent with Fort Collins Traffic Code, Land Use Code, the Manual on Uniform Traffic Control Devices, and the Larimer County Urban Area Street Standards with regard to crosswalks, lighting, median refuges, corner sidewalk widening, ramps, signs, signals, and landscaping. Policy T 12.8 — Safety The City will promote development of educational programs and appropriate utilization of traffic enforcement. Principle T 14: The City will be a responsible steward of transportation resources for multiple modes of travel, making it easy to choose transportation options that support a healthy lifestyle. By providing detached sidewalks and enhanced pathways through the property, the project will improve the overall quality, safety and convenience for pedestrians of all ages. Street crossings and building entries will be ADA accessible. Transportation, Stormwater, etc.) and other organizations to provide multi -purpose parks and open lands to maximize and leverage available resources. Regency Lakeview will be improving the appearance and updating to current guidelines the existing storm water detention located at the south end of the Project. The new storm water detention facility will provide storm water functions including detention and water quality treatment. In addition the area will be an open space turf area suitable for a variety of recreational uses. Low retaining walls also function as seatwalls. Finally, the new storm water detention facility will be in compliance with the updated City of Fort Collins requirements. HIGH PERFORMING COMMUNTIY PRINCIPLES AND POLICIES Policy HI 1.1 — Promote Community Service and Philanthropy Coordinate with organizations and groups that engage volunteers and promote community service, philanthropy, and positive change (e.g., United Way, CSUnity, and many other foundations and non-profit and grassroots organizations). The management team takes pride in building a sense of community for the residents of Regency Lakeview. On other projects, management has facilitated donation drives and other events. Residents enjoy the opportunity to meet their fellow neighbors and contribute to the larger community. Examples are: Soles for Souls, food drives, etc. TRANSPORTATION PRINCIPLES AND POLICIES Principle T 3: Land use planning decisions, management strategies, and incentives will support and be coordinated with the City's transportation vision. Policy T 3.1 — Pedestrian Mobility Promote a mix of land uses and activities that will maximize the potential for pedestrian mobility throughout the community and minimize the distance traveled. Policy T 3.2 — Bicycle Facilities Encourage bicycling for transportation through an urban development pattern that places major activity centers and neighborhood destinations within a comfortable bicycling distance. Policy T 3.3 — Transit Supportive Design Implement and integrate Transit Supportive Design strategies with respect to new and infill development opportunities along Enhanced Travel Corridors. Policy T 3.4 — Travel Demand Management Manage development in a manner that minimizes automobile dependence, maximizes choices among other modes of local and regional travel, and encourages the use of telecommunications. The Regency Lakeview project will help the City achieve the above land use planning objectives related to transportation. The Project is ideally located to encourage alternative modes of travel. The Project will be making sidewalk and pathway improvements that will make walking and biking in the neighborhood more convenient. Policy T 4.4 — Attractive and Safe Neighborhood Streets Neighborhood streets will provide an attractive environment and be safe for pedestrians, bicyclists, and drivers as well as having a well -designed streetscape, including detached sidewalks, parkways, and well- defined crosswalks. Policy T 4.5 — Infill and Redevelopment Areas The outdoor spaces at Regency Lakeview are oriented toward the multiple buildings to provide good visibility by residents. Both the courtyards and parking areas designed to eliminate hiding spaces and security lighting will be provided at night. In addition Regency Lakeview will have on -site personnel that will monitor the site on a regular basis. COMMUNITY WELLNESS Policy SW 2.3 - Support Active Transportation Support means of physically active transportation (e.g., bicycling, walking, wheelchairs, etc.) by continuing bike and pedestrian safety education and encouragement programs, providing law enforcement, and maintaining bike lanes, sidewalks, trails, lighting, and facilities for easy and safe use, as outlined in the Pedestrian Plan and Bicycle Plan Policy SW 2.4 — Design for Active Living Promote neighborhood and community design that encourages physical activity by establishing easy access to parks and trails, providing interesting routes that feature art and other visually interesting elements, and locating neighborhoods close to activity centers and services so that physically active modes of transportation are a desirable and convenient choice. Safety and Wellness policies are achieved by Regency Lakeview by locating multi- family housing in an area where residents can walk or ride bikes to a variety of destinations including the CSU campus, Poudre Valley Medical Center, Woodward Governor, and nearby parks, grocery stores and retail shopping and services. Regency Lakeview encourages the use of bicycles by providing convenient and secure bike parking spaces at various locations on the project site and a bicycle repair station. In addition the Project's improved pedestrian connectivity will encourage other neighborhood residents to use alternative modes as well. PARKS AND RECREATION Principle CPR 4: The City will maintain and provide a variety of high quality recreational opportunities to the community through an interconnected and diverse network of parks, trails, recreation facilities, public spaces, and natural areas. Policy CPR 4.2 — Interconnect the System Support an interconnected regional and local system of parks, trails and open lands, and promote community interaction. Where environmentally appropriate, line irrigation ditches and storm drainageways with trails to connect to destinations such as schools, open lands, and Neighborhood Centers. Special attention must be paid to environmentally sensitive trail design, location and construction. Regency Lakeview will be providing new sidewalks and pathways to facilitate pedestrian and bicycle movements from the surrounding neighborhood into and through the Project. The sidewalks and pathways move through the community both north/south and east/west. A pathway will access the pocket park and connect the already used concrete drainage way to the project and then provide connection along the southern property boundary to the public sidewalk along S. Lemay Avenue. Policy CPR 5.2 — Provide Multi -Purpose Lands Maintain and develop partnerships among City departments (e.g., Parks and Recreation, Open Lands, values, regardless of location. The Project's design includes quality materials and architectural details and varied architecture. The Project will also have professional onsite management and maintenance to ensure value retention. Policy LIV 26.5 — Retain Differences among Neighborhoods Retain the size and pattern of lots and blocks, building style, street design details, street and outdoor lighting, and landscape characteristics in ways unique to a given neighborhood as infill and redevelopment occur. The existing neighborhood was mostly constructed without typical block patterns. There are a number of cul-de-sacs, areas without consistent connectivity through the neighborhood and areas with only one entry and exit. The presence of both Parkwood Lake and Nelson Reservoir naturally contributed to a non -block pattern of development. To help mitigate the connectivity issues, the Project is proposing a number of walkway connections, both north -south through the project and east -west to facilitate movement of residents from the neighborhood through the community and then to the adjoining arterial street public sidewalks. Principle LIV 36: Neighborhood Commercial Districts will provide everyday goods and services for nearby residents, and will be pedestrian oriented places that serve as focal points for the surrounding neighborhoods. Policy LIV 36.2 — Location Locate Neighborhood Commercial Districts near Low Density and Medium Density Mixed -Use Neighborhoods. Access for pedestrians and bicyclists should be a priority. Regency Lakeview provides a mix of dwelling unit sizes and therefore, a range of rental rates to accommodate the needs of a variety of residents. Regency Lakeview provides the Medium Density housing options that help a Neighborhood Commercial District to survive and thrive. SAFETY AND WELLNESS PRINCIPLES AND POLICIES Policy SW 1.2 Maintain and Enhance Fire Protection Coordinate with Poudre Fire Authority (PFA) to foster fire and life safety as a priority within the city. Support the PFA Strategic Plan and its mission to protect citizens and their property by being prompt, skillful, and caring. Policy SW 1.5 - Maintain Public Safety through Design Provide a sense of security and safety within buildings, parking areas, walkways, alleys, bike lanes, public spaces, and streets through environmental design considerations, such as adequate lighting, visibility, maintained landscaping, and location of facilities. Regency Lakeview will be a fully fire sprinkler protected community and includes full fire protection alarm system and system monitoring. The Project offers two means of fire department vehicle access. All internal project roads provide the required 24' wide and 30' fire department travel and access lanes. Policy LIV 26.1 refers to creating flexibility for vacant and underutilized land. The project site is currently vacant and underutilized. Policy LIV 26.4 — Balance Resident Preferences with Communitywide Interests. In determining the acceptability of changes to parcels of land adjacent to existing residential developments, balance the adjacent residents' preferences with communitywide interests Three neighborhood meetings were held. Two meetings were in August 2011 and a third in February 2012. Approximately 15b people attended each meeting. Concerns raised by adjacent neighbors included increased traffic, density, parking, height, property values, and safety. The first meeting was informative for the neighborhood to understand the Addition of a Permitted Use process. The second meeting allowed the Applicant to present the project. The original project included 238 residential units located in nine three-story buildings plus a clubhouse building and outdoor amenity areas. The original.project included 381 parking spaces. Based upon the neighborhood feedback, the Applicant, the Church and the design team undertook a significant reevaluation and redesign of the project. The Applicant and design team returned for a third neighborhood meeting in February 2012. At the third meeting, the Applicant presented the revised project including: • 175 units in 8 residential buildings • Greater building and detached garage set back/buffer distances • Reduced the height of several buildings to include two-story sections • Rendered the neighborhood pocket park • Rendered a single family house with a minimum set back (15 feet) from the east property line to compare to a multi -family building set four times the distance from the property line. The Traffic Impact Analysis prepared by Delich and Associates, indicates that existing infrastructure is adequate to handle the expected increase in traffic volume. By positioning the project with easy walking and bicycle access to an Activity Center with grocery, shopping, employment and served by major bus routes, the ease of alternate modes of transportation increases the use of such modes. The project site and residential buildings have areas for bicycle storage as well as repair, in excess of the 5% requirement. While property values are not considered a design criterion in the Land Use Code, the development team did inquire with the City of Fort Collins Tax Assessor. The Applicant looked at single family housing sales that occurred around another recently constructed multi -family apartment community. The sales transactions sampled were all equal or higher than the transactions that occurred prior to the apartment community's construction. This also took into consideration the past several years of declining home C The clubhouse and amenity area are located at the project entry off Drake Road. The placement activates the street frontage and draws the community residents toward Drake. The project has multiple areas for gathering and socializing spread throughout the community and with the pocket park. The pedestrian areas at the ground level offer a variety of seating opportunities.' All these amenities occur within the framework of detached pedestrian sidewalks. The visual impact of the 3-story buildings is mitigated by integrating two-story and two- story rising to three-story buildings into the project and maintaining the landscaped berms along Drake Road and the "Street Like Private Drive". From a perspective viewpoint, the project buildings have a substantially greater setback than a single family house would and will appear lower in height than a house constructed 15 feet off the property line. Enhanced landscaping will be installed along the east side of the detached parking. garages to visually buffer garage facades. The buildings are sited so that the attached garage parking of two buildings face each other and do not face toward a public street or the Street Like Private Drive. The detached garages have the facades with the doors facing each other as well and they do not face toward the neighborhood or the interior of the project site. Regency Lakeview will have onsite management and maintenance. The onsite attention and availability of staff 24/7/365 is there to continually maintain the appearance of the property and the grounds. All resident parking is assigned. The property staff walks the community daily to ensure parking compliance and property condition. Principle LIV 23: Neighborhoods will feature a wide range of open lands, such as small parks, squares, greens, play fields, natural areas, orchards and community gardens, greenways, and other outdoor spaces to provide linkages and recreational opportunities both for neighborhoods and the community as a whole. Policy LIV 23.1 — Provide Neighborhood Parks and Outdoor Spaces Policy LIV 23.2 — Integrate natural features Regency Lakeview is providing a professionally maintained neighborhood pocket park. This park will provide connectivity to the existing single family neighborhood via a walkway system that connects to the park and through the community and through the property to the west to the public sidewalk on S. Lemay. The neighborhood pocket park will have a wetlands area to handle normal water flows thereby leaving the playing surfaces dry and usable much of the year. Principle LIV 26: Neighborhood stability should be maintained and enhanced. Most existing residential developments will remain largely unaffected by these City Plan Principles and Policies. Policy LIV 26.1 — Maintain Existing Neighborhoods Policy LIV 26.3 — Promote Compatibility of Uses PRINCIPLE LIV 21: New neighborhoods will be integral parts of the broader community structure, connected through shared facilities such as streets, schools, parks, transit stops, trails, civic facilities, and a Neighborhood Commercial Center or Community Commercial District. Policy LIV 2'1.2 — Establish an Interconnected Street and Pedestrian Network Policy LIV 21.4 — Provide Access to Transit . The design characteristics of Regency Lakeview that contribute to this integration include: • Improvements to connectivity — Regency Lakeview will add a bicycle and pedestrian path from the pocket park and along the southern boundary of the Church property to facilitate movement from the surrounding neighborhood to S. Lemay and its public sidewalk. Neighborhood residents already access the property by passing through the City of Fort Collins storm water detention property. The new pathway will improve this connection. • Creation of a professionally maintained neighborhood pocket park — the southern end of the Project property will be transformed into a two acre neighborhood pocket park that is accessible and connected via pathways to and provides low wall seating. The lowest level of the pocket park will be designed to stay dry and useable for ball sports. The low walls will function as seating. The pocket park's pathway will be connected to the above mentioned pathway to S. Lemay and to a pathway moving through the Regency Lakeview community. • Regency Lakeview will provide bicycle parking and a bicycle repair station to promote increased bicycle movement through the neighborhood. Neighborhood Design and Character Principle LIV22: The design of residential neighborhoods should emphasize creativity, diversity, and individuality, be responsive to its context, and contribute to a comfortable, interesting community. Policy LIV 22.3 — Offer Multi -Family Building Variation Policy LIV 22.4 — Orient Buildings to Public Streets or Spaces Policy LIV 22.8 — Reduce Visual Prominence of Garages and Driveways Policy LIV 22.11 — Promote Neighborhood Upkeep and Property Maintenance The architecture of the building offers a variety of building materials including stone masonry, siding (both lap and panel), window sizing in a variety of color and textures that make the architecture attractive and appealing. The sizing of windows and doors as well as the articulation of other building design elements are careful to respect the human scale so that even though the buildings are larger than a single family house, they relate to the pedestrian and feel comfortable at the ground level. Buildings have multiple entry points and the primary entries are oriented to the "Street Like Private Drive" and project's sidewalks to create opportunities for social interaction. C urban design. Policy LIV 12.1 — Design for Crime Prevention and Security Policy LIV 12.2 — Utilize Security Lighting and Landscaping All of the buildings are oriented to look out to the community boundaries and to overlook the community interior. This orientation heightens visibility that not only helps with police surveillance, but will increase observation by residents who feel a sense of ownership in the community. The landscape is designed to avoid hidden areas near building entrances. LANDSCAPE DESIGN Principle LIV 14: Require quality and ecologically sound landscape design practices for all public and private development projects throughout the community. Policy LIV 14.1 — Encourage Unique Landscape Features Policy LIV 14.2 — Promote Functional Landscape Policy LIV 14.3 — Design Low Maintenance Landscapes Plant material will be selected based on water requirements, hardiness and ease of maintenance. Plants will consist of trees that the City forester approves, evergreen and deciduous shrubs and high performing grasses and perennials that require only seasonal maintenance. Turf areas are minimized. Xeriscape principles of utilizing soil amendments, mulches and efficient irrigation will be followed to ensure that the landscape is both attractive and sustainable. The improved pocket park will incorporate a storm water function in addition to being attractive landscape feature. A wetlands area within the pocket park will detain storm water before it drains out to the storm water outfall. This allows for water to be released at the historic rate, allows pollutants to settle out and enables plant material to take advantage of the storm water reducing the need for artificial irrigation. The remainder of the pocket park will be useable much of the year. NOISE POLLUTION MITIGATION Principle LIV 18: The City shall reduce noise disturbances and pollution through enforceable, measurable, and realistic noise standards, and careful consideration of potential noise impacts. The pool area is oriented to Drake Road and away from adjacent neighborhood residential projects. In addition, Regency Lakeview's management policies are designed to eliminate noise problems before they happen. Pool hours are limited and there are a restricted number of people that can be in the area at one time. The number of guests that residents can have at one time is also restricted. In addition to these policies, the project is patrolled on a regular basis. C C Principle LIV 6: Infill and redevelopment within residential areas will be compatible with the established character of the neighborhood. In areas where the desired character of the neighborhood is not established, or is not consistent with the vision of City Plan, infill and redevelopment projects will set an enhanced standard of quality. Regency Lakeview will utilize the vernacular of the materials and patterns of an established residential neighborhood and provide a stronger connection to a concentrated Activity Center and major employer at the intersection of two major arterial streets. HOUSING Principle LIV 7: A variety of housing types and densities for all income levels shall be available throughout the Growth Management Area. Policy LIV 7.1 — Encourage Variety in Housing Types and Locations Encourage a variety of housing types and densities, including mixed -used developments that are well - served by public transportation and close to employment centers, shopping, services, and amenities. Policy LIV 7.2 — Develop an Adequate Supply of Housing Encourage public and private for- profit and non-profit sectors to take actions to develop and maintain an adequate supply of single- and multiple -family housing, including mobile homes and manufactured housing. Policy LIV 7.4 - Maximize Land for Residential Development Permit residential development in most neighborhoods and districts in order to maximize the potential land available for development of housing and thereby positively influence housing affordability. Regency Lakeview will provide a medium density, luxury rental housing community designed to offer residents the ability to live in an urban environment with easy access to grocery, shopping, employment, medical and educational facilities while reducing the number of vehicle trips. There will be adequate parking facilities for bikes and cars as well as a centrally located bicycle repair station. The clubhouse facility will include an outdoor pool, conference room/meeting room; fitness center, and cafe/entertainment kitchen. Community Appearance and Design Policy LIV 10.2 — Incorporate Street Trees Utilize street trees to reinforce, define and connect the spaces and corridors created by buildings and other features along a street. Preserve existing trees to the maximum extent feasible. Use canopy shade trees for the majority of tree plantings, including a mixture of tree types, arranged to establish urban tree canopy cover. Street trees are used to reinforce, define and connect the spaces and corridors created by buildings and other features along the entry into and throughout the community. Existing trees will be preserved. Principle LIV12: Security and crime prevention will be important factors in approach, followed in order gy reuse, recycling/composting energy recovery using emerging pollution -free technology, and landfill disposal as a final resort. Regency Lakeview will help the City reach this goal through a synergistic large item donation program between the community and the Church. Many times when residents move out, they leave items that they cannot take with them, often large items such as tvs, tables, couches. The community the Church serves often needs such items. The immediate proximity of Regency Lakeview and the Church will facilitate the easy reuse of these items. COMMUNITY AND NEIGHBORHOOD LIVABILITY PRINCIPLES AND POLICIES The principles and policies in this section carry forward the Cite Plan vision for a community with a compact land use pattern within a well-defined boundary, adequate public facilities, and development paying its share of costs of necessary public facilities and services. INFILL AND REDEVELOPMENT City Structure Plan Map Principles and Policies for Districts and Neighborhoods, as applicable. Principle LIV 5: The City will promote redevelopment and infill in areas identified on the Targeted Infill and Redevelopment Areas Map. Policy LIV 5.1 — Encourage Targeted Redevelopment and Infill Encourage redevelopment and infill in Activity Centers and Targeted Infill and Redevelopment Areas identified on the Targeted Infill and Redevelopment Areas Map (See Figure LIV 1). The purpose of these areas is to: • Promote the revitalization of existing, underutilized commercial and industrial areas. • Concentrate higher density housing and mixed -use development in locations that are currently or will be served by high frequency transit in the future and that can support higher levels of activity. • Channel development where it will be beneficial and can best improve access to jobs, housing, and services with fewer and shorter auto trips. • Promote reinvestment in areas where infrastructure already exists. • Increase economic activity in the area to benefit existing residents and businesses and, where necessary, provide the stimulus to redevelop. By locating in an underutilized location, Regency Lakeview will be achieving many of the City's specific objectives in regard to infill development. • Regency Lakeview will concentrate higher density housing in a location that can be served by high frequency transit and that can support higher levels of activity. • Regency Lakeview will enable residents to access jobs, shopping and services with fewer and shorter auto trips. • Regency Lakeview will provide reinvestment in an area where infrastructure already exists. • Regency Lakeview will increase economic activity in an area that will benefit existing businesses. C C ECONOMIC DEVELOPMENT Principle EH 4: The City will encourage the redevelopment of strategic areas within the community as defined in the Community and Neighborhood Livability and Neighborhood Principles and Policies. Policy EH 4.1 —Prioritize Targeted Redevelopment Areas Create and utilize strategies and plans, as described in the Community and Neighborhood Livability and Neighborhood chapter's Infill and Redevelopment section, to support redevelopment areas and prevent areas'from becoming blighted. The Targeted Infill and Redevelopment Areas (depicted on Figure LIV 1 in the Community and Neighborhood Livability chapter) shall be a priority for future development, capital investment, and public incentives. Policy EH 4.2 — Reduce Barriers to Infill Development and Redevelopment Develop new policies and modify current policies, procedures, and practices to reduce and resolve barriers to Infill development and redevelopment. Emphasize new policies and modifications to existing policies that support a sustainable, flexible, and predictable approach to infill development and redevelopment. Regency Lakeview will be located in an "Other Activity Center" pursuant to the Figure LIV 1 and an area of "Low Density Mixed Use" and across S. Lemay from a "Neighborhood Commercial Center" pursuant to Figure LIV 3. The concentration of housing in an Activity Center with direct access to a Neighborhood Commercial Center supports economic development and commercial health by increasing the number of . customers who can access the center by using an alternative mode of transport, other than a vehicle. The Activity Centers are linked by public transportation. Multi -family housing with easy access to public transportation increases the potential users. ENVIRONMENTAL HEALTH PRINCIPLES AND POLICIES Policy ENV 5.2 — Utilize Solar Access Protect unobstructed sunlight in planning and development processes to promote the use of solar energy. Policy ENV 8.3 — Employ a Citywide Approach Focus on improving air pollution by reducing total citywide emissions over the long-term and assuring the localized air pollution exposures conform to adopted health standards. Policy ENV 8.6 — Prevent Pollution Promote prevention of air pollution at its source as the highest priority approach in reducing air pollution emissions. Principle ENV 9: The City will reduce total mobile source emissions by focusing on both technology (e.g., tailpipe emissions) and behavior (e.g., driving patterns). Regency Lakeview will help the City reach their goals of encouraging alternative modes of travel. The community will have an Electronic Vehicle Plug In station, a bicycle repair station, and solar panels on the south facing clubhouse roof. The location of Regency Lakeview with easy access to shopping, grocery, employment, medical and educational centers will reduce total mobile source emissions due to ease of other modes of transit. Principle ENV 14: The City will apply the US Environmental Protection Agency's integrated "hierarchy" of waste management to help protect all environmental resources including air, soil, and water using source reduction as the primary