3A Public Hearing 2008 0303 - Laserfiche WebLink

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Increases in the ratio of compact spaces exceeding 35% versus the standard spaces are reviewed by the Engineering and Transportation Department and the Planning Division. Although the off- street parking is increased with a redesign which includes an increase to 44% compact spaces ~~ ~~ versus the existing 29%, the proposal improves the existing off-street parking ~ situation by creating additional parking spaces on the property. The additional spaces would help alleviate the on-going on-street parking shortage which is reported to the city periodically by the Haas Avenue neighbors. The redesign brings the property into compliance with the Condominium Conversion Ordinance in regards to off-street parking. The increase in parking results in the reduction in the front landscaped setback and the landscaped planters at the front of Building A. In addition parked vehicles would encroach closer into view of Haas Avenue. 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. As part of the redesign of the parking area staff recommends comprehensive landscape and improvements plans, and photo-simulations of the plans to be prepazed to mitigate the reduction of landscaped seatback and the encroachment of vehicle parking along the Haas Avenue frontage. As recommended by the City Council Business Development Sub-committee the redwood trees should be retained. It is not clear on the plans if the redwoods would not be affected by the modified parking and improvement plans. Staff recommends that the existing redwood trees be indicated on the landscape and improvement plans. In addition, the landscape and improvement plans can include but is not limited to low walls, arbor/trellis features, specimen -size tree planting, and new shrub and ground cover planting to mitigate loss of landscaped setback and the increase of paving and pazking area. The new tree planting would replace the existing root-invasive liquidambaz trees that line the Haas Avenue frontage. Design of any new structures (low walls, arbor, trellis) along the frontage would require precise and specific consideration since the plan would have to be respectful of the five-foot wide public utility easement (PUE) along the frontage of the property (shown on Exhibit A). Staff also recommends that the site plan/pazking plans be revised to indicate the 24 visitor pazking spaces. The spaces should be evenly distributed on the property for the guests' usage. Inclusionar~Housinu The project would be required to comply with the City's Inclusionary (Affordable Housing) Ordinance where 15 percent of the units, including condominium conversions, must be set aside for low/moderate income households (Zoning Code Article 30). In this case 14 units would be required to satisfy the inclusionary housing requirement. In addition the intent of the ordinance is to integrate the affordable units with the mazket rate ones where the inclusionary units aze mixed in the site. PUBLIC OUTREACH City Council Business Development Sub-committee On Thursday, November 9, 2006, the City Council Business Development Sub-committee reviewed the proposal. The following is a summary of the Committee's comments and recommendations about the proposal. Planning Commission Staff Report January 11, 2007