AgdaPkt 2007-11-19 - Laserfiche WebLink

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ATTACHMENT 5 7 A southern side yard setback (near Horgan Avenue) has increased and now ranges froJ?age 46 12 to 64 feet. A nine-foot wide sidewalk including planter strip will also be installed along Horgan Avenue where a sidewalk currently does not exist. The project's eastern rear yard setback (near the single-family residences) has also changed since the Planning Commission last reviewed the project in November 2006. Previously, the project had a 15-foot first floor setback and a 20-foot setback for the second to fifth floors. The revised project is now tiered as follows: 36-foot setback along the at-grade patio area; 15-foot setback at the first-floor garage level; 20-foot setback at floors two to four (which contains 38 of the project's 43 units); and a 43-foot setback for the five units located at the fifth floor (where 15 feet is normally required). The rear yards of the adjacent single-family homes further separate the structures by an additional 12 to over 20 feet. Neiqhborhood Transition and Privacy: The project has also been redesigned such that no windows or balconies on the fifth floor face the rear yard single-family residential neighbors. Only nine rear yard balconies now face east and these balconies are now partially enclosed (vs. fully open) to further increase privacy. The developer has also agreed to provide alternate tree species, including deciduous trees (rather than the previously proposed redwood trees) along the rear (east) property line to enhance privacy in spring and summer seasons and to maximize sunlight in autumn and winter seasons. If the Precise Plan is approved, staff will facilitate discussion between the developer and individual property owners in consultation with the City Arborist to determine species that are most suitable for the site and the aesthetic desires of the existing homeowners. These improvements, combined with the project's reduced height and tiered rear yard setback approach, (which increases from 15 to 20 to 43 feet from the first floor to the top floor), are similar to the standards used for the west side of EI Camino Real within the Downtown Precise Plan and provide a more sensitive transition between neighboring properties. Although no adverse significant environmental impacts were identified in the Mitigated Negative Declaration with regard to shading, (Le. the previous project design does not significantly shade the residents to the east until later in the afternoon in all seasons), the project's redesign has improved solar access for the three to four affected existing single-family homes located along the project's rear yard property line. Refer to Addendum and project plan drawing, Sheet A1.2. previously provided under separate cover. Precise Plan: On November 28,2006, the Planning Commission recommended Council adoption of the project's Draft Precise Plan that outlines land use, urban design and capital improvement policies to promote an attractive 'boulevard residential' development that supports pedestrian circulation, transit use and provides a quality standard for similar development elsewhere along the corridor. The Precise Plan's policies are consistent with the intent of the Redwood City General Plan land use designation for the area and are intended to supersede the site's previous zoning requirements. The Precise Plan outlines policy direction for the following land use topics: