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Landscaping Plan A tree report has been prepared by HortScience in June 2006. The report surveyed 33 trees on the subject site. The majority of the trees were recently planted; 22 of the 33 survey trees are 11 inches or more in diameter. The survey showed that one tree is in a poor condition, with 25 trees in good condition. Due to the scope of the project, 22 of the 33 trees would need to be removed, which includes three heritage-sized trees (two Shamel ash trees and one Yellow willow tree). The proposed landscaping plan includes a variety of trees, shrubs and groundcover. London plane would be planted along the north property side (Golden Road) to replace the existing coast redwoods and hackberry. A heritage-size Yellow willow, an Almond tree and a Blue atlas cedar are located at where it was to be part of the expanded parking lot. The arborist recommended that they be removed. Since the current site plan shows a 25-foot open space buffer would be located along the side adjoining the swim club, staff recommends as a condition of approval that these three trees be retained. For other trees that are in a good condition but are required to be removed to accommodate the proposed development, staff recommends that the applicant pay the differences between the mitigation of planting additional trees and the appraised vales for the loss. The City would use the money to plant trees elsewhere in the City where needed. Thus, in addition to requiring the installation of the landscaping plan as proposed, staff has also added a condition of approval (Condition No. 18) requiring monetary compensation for the loss of the trees prior to the issuance of a building permit. The specific monetary amount would be determined by the Planning Director based on the appraised value. Other Site Improvements Parking lot lights would be included to provide for security and safety. Considering the adjoining residential uses, staff has added a condition of approval (Condition No. 24) requiring light details, include a light fixture details and a lighting cut-sheet, be submitted a part of the construction drawings, and are subject to the approval by the Planning Director. Traffic A traffic study was not required for the proposed project because the uses are not being expanded or the hours of operation. The Traffic Engineer indicated, however, that a traffic study would be required if the preschool program should expand. Staff has added a condition of approval (Condition No. 5) addressing this issue. Case No. PCLiP-L55/PDR-513 Plariizing Commissio~~ Page - 13 -