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39 <br /> <br /> Mr. Brandes asked if the landscaping, as shown, was in <br />compliance with an earlier condition put on the development by the <br />DRB. <br /> <br /> Mr. Etnire answered that it was in partial compliance; it <br />does not show the trees in the balcony and other changes that have <br />been made. <br /> <br /> Mr. Brandes inquired how much of the span of the house would <br />be visible from the valley without the simulated trees. <br /> <br /> Mr. Le Dean Garrison, project architect, indicated that the <br />existing trees would cover approximately 40% of the span of the <br />house and that 60-70 feet would be screened by the new trees. <br /> <br /> Mr. Brandes asked the staff if the City could put a condition <br />relating to the maintenance of the proposed landscaping, and, if <br />so, what control the City would have on the property to assure <br />that what is proposed would take place and be maintained in a <br />suitable manner. <br /> <br /> Mr. Swift replied that it was the intention on the DRB to <br />assure that the landscaping is maintained. If the trees should <br />die, the applicants could be required to plant new ones. These <br />conditions could be added to No. 3 of the Conditions of Approval. <br /> <br /> Mr. Butler noted that the Staff Report stated that the trees <br />to be planted are intentionally 15-gallon trees to give them a <br />chance to get established. He inquired if 15-gallon trees would <br />be the optimum size and if there would be any risks involved in <br />planting larger trees. <br /> <br /> Mr. Swift explained that the landscape architect of the DRB <br />indicated that 15-gallon trees would be the right size to plant in <br />the area for two reasons: 1) The site below the house is <br />extremely steep. Planting larger trees would require constructing <br />a graded road to carry the box trees and would damage the <br />hillside. 2) On a hillside site, a small tree that is able to <br />establish its own root system from scratch has a better chance of <br />surviving than a box tree that is in a completely different <br />environment. No tree can realistically screen the house from its <br />inception; a 15-gallon tree would be the size of a box tree in two <br />to four years. <br /> <br /> Mr. Tarver commented that the photographs show a 20-foot and <br />a 40-foot line, one on top of another. The house is on the base <br />of the 20-foot line and goes above the 40-foot line. The total <br />structure from top to bottom appears to be over 60 feet tall. <br /> <br /> Mr. Garrison stated that he did not see the photographs but <br />that the dimensions are not correct. He explained that since <br />these are pictures of the slope, they should be seen at an angle. <br />The trees would probably be 20 feet below the house. The house <br /> <br /> -5- <br /> 1-16-90 <br /> <br /> <br />