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one covered space would be provided for, and assigned to, each apartment unit. A 41-space <br /> parking lot would serve the retail buildings. <br /> • Office Parking: In order to accommodate the residential and retail development, 1,242 of the <br /> 3,916 existing office parking spaces would be removed and replaced with 1,459 new parking <br /> spaces comprised of 518 surface and 941 garage parking spaces. Most o 1 the new surface <br /> parking spaces would be created by replacing two lawn areas adjacent to the office buildings. <br /> The 941-space, five-level parking garage would be located between the southernmost office <br /> buildings and the podium apartment building. The surface parking spaces around the parking <br /> structure would also be reconfigured. <br /> Fi ure 7,Office Parkin Structure Pers'ective from Northeast <br /> e <br /> .- op; <br /> mmisom <br /> I II. • • r "m'lg. <br /> wog <br /> �' I - �I 11 I L. <br /> • Tree Removal: A total of 319 existing trees on the subject property could be removed to <br /> accommodate the proposed development, including 48 heritage-sized trees (as defined by the <br /> Municipal Code). All of the trees to be removed are ornamental species planted in 1987-88 <br /> with the construction of the AT&T center. Preliminary landscape plans have been provided <br /> for the site, including enlargements of the plazas, podium open space, and community <br /> buildings. <br /> • Development Agreement: The applicants have proposed a development agreement to vest <br /> the entitlements for the project. The term of the development agreement would expire in 10 <br /> years. <br /> IV. ANALYSIS <br /> Land Use <br /> Conformance with the General Plan <br /> The subject parcel has a General Plan Land Use Designation of"Mixed Use/Business Park" <br /> which permits land uses such as office, retail, hotel and other commercial uses, community <br /> PUD-85-08-1D-4M Page - 9- March 27, 2013 <br />