3A Public Hearing 2008 0303 - Laserfiche WebLink

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Excerpts from the Planning Commission Meeting Minutes December 13, 2447 Agenda No. 07-23 Page 2 of 8 two-bedroom units require 2.25 spaces per unit, for a total requirement of 179 spaces. Among the changes the Applicant proposes to create the additional parking needed is a reduction in the landscape setback in the front of the property. The proposal thus includes a total of 180 off-street parking spaces, one more than technically required. During a work session on the project on January 11, Commissioners had expressed concerns about the adequacy of laundry facilities, the reduction in landscaping, and preservation of a row of redwood trees in front of Building A. The applicant responded by upgrading the I ' washer/dryer ratio to 20 stacked units, and brought in a landscape architect to refine and enhance the front landscaping and parking lot improvement plans. Although parking lifts and parking at the Karol Way access were considered, neither option proved feasible. The Karol Way access is an emergency access, and parking lifts would not work aesthetically outside the building, and would not fit within the head clearance in the underground garages. As Planner Penaranda had indicated at the January session, an arborist was brought in to evaluate the redwood trees and complete a tree report. As a result of that evaluation, the new proposal calls for retention of three of the five trees on the property and the removal of two trees that the report indicates now exist in an overcrowded condition. Considering their proximity to the north side of Building A, the crowding of these trees also restricts light, air and ventilation in the units that face Haas Avenue. The adjacent parking spaces will use porous pavers to ensure that rainwater is available to the trees. Low screen walls, trellis features and pilasters for decorative treatment have been ' ~ added to enhance the landscaping and buffer the parking area, so vehicles parked near the street are less visible. The landscaping also includes trees to replace the row of root- invasive liquidambar (also known as sweet gum) trees along the property frontage. Staff recommends that the Planning Commission forward the use permit for a condominium conversion, modification to the planned development, and the vesting tentative map and condominium plan to the City Council with a recommendation for approval subject to the ' specified recommended conditions and fmdings. Commissioner Nardine asked who hired the arborist. Planner Penaranda said it was the Applicant. Commissioner Nardine asked whether the City obtained a second opinion. Planner Penaranda replied that staff evaluated the report. Commissioner Nardine asked who within the City staff has arborist certification. Planner Penaranda said there is no certified arborist on the staff. Secretary Livermore pointed out that Planner Penaranda has a background in landscape architecture, and a bachelor's degree in landscape architecture. Commissioner Nardine asked again whether a second opinion was obtained from another arborist not hired by the Applicant. Planner Penaranda said no. Commissioner Nardine asked whether the redwood trees, originally planted in 1985, had been reviewed since then. Planner Penaranda said this was the first time. Commissioner Nardine expressed concern that after all this time, all of a sudden there are issues of overcrowding, being planted too close together and causing problems with ventilation and so forth.