3A Public Hearing 2008 0122 - Laserfiche WebLink

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New Landscaped Improvements To mitigate the reduction of the landscaped setback to accommodate an increase in parking spaces the landscape plan includes the various improvements within the reduced landscape setback along the Haas Avenue street frontage. The improvements include a composition of architectural enhancements such as low screen walls and arbors/trellises supplemented with new trees, shrubs, ground covers and vine plantings. A new center island within the parking area would be landscaped with a similar palette of trees, shrubs and ground cover. Laundry Facilities The Condominium Conversion Ordinance (Section 5-2412 F.) requires that a laundry area shall be provided for each unit, or, if common laundry areas are provided, such facilities shall consist of not less than one automatic washer and dryer for each five units or fraction thereof. The required number of washers and dryers for 96 units is 20 each. There are currently four washers and dryers located in each building, for a total of eight each. As recommended by the Planning Commission the applicant has investigated the use of stacked washers and dryers to satisfy the laundry facility requirements. The applicant has stated that the two existing laundry rooms will be equipped with a total of 20 washers and 20 dryers as required by the City's Ordinance for condominium conversions. STAFF ANALYSIS The proposed plans address the concerns discussed at the Planning Commission work session. New Improvements to Enhance the Reduced Landscaped Setback The increase in parking results in the reduction in the front landscaped setback and the landscaped. planters at the front of Building A. The existing setbacks of the parked vehicles at eight feet, 10 feet and 15 feet from the Haas Avenue right-of--way line would be reduced to five feet, and in effect two and one-half feet when the front of the vehicles overhang onto the setback. To mitigate the reduced front setback and the proximity of cars to the street, a combination of low screen wall with decorative pilasters, arbor/trellises and new planting are proposed. The composition also enhances the appearance of the frontage of the property. The new tree planting would replace the existing root-invasive liquidambar trees that line the Haas Avenue frontage. Redwood Trees Although the applicant wanted to comply with the Commission's and staff's recommendation to retain all of the redwood trees (eight of them) in front of Building A, an arborist has conducted an evaluation of the redwoods that recommends the removal of three of the trees. The redwood trees aesthetically soften and buffer the four- story mass of Building A from the front on Haas Avenue. However, as indicated by the arborist in the tree report there are other factors to consider, other than their appearance form Haas Avenue, that make it necessary to remove three of the redwoods in front of Building A. First, the row of five redwoods in front of Building A have grown so large that that their close spacing to one another and close spacing to the building Planning Commission Staff Report November 8, 2007 Woodside Apartments Conversion to Condominium Page 4 of 10