EC 9.8030(10)(c) Parking Area Standards. Adjustments may be made to the landscape <br />standards of EC 9.6420(3) upon finding that the proposed landscape is consistent with <br />the following applicable criteria: <br />1. Provides visual separation, as needed, between adjacent development. <br />2. Provides clearly defined parking area entrances and on -site pedestrian <br />circulation. <br />3. Enhances and softens the appearance of parking structures. <br />4. Breaks up large expanses of parking. <br />5. Protects or mitigates the loss of significant trees or other natural features on or <br />adjacent to the development. <br />1. Provides visual separation, as needed, between adjacent development. <br />As shown in the application materials, the proposed plant beds will feature a mix of high shrubs <br />and trees, including understory and columnar tree varieties, in the designated areas. These <br />plants will be well -suited to the environment, irrigated, and expected to thrive. The trees (even <br />the smaller understory varieties) will grow taller than the shrubs, creating a layered landscape. <br />This combination of vegetation, with varying heights and forms, will provide both visual and <br />physical separation between the parking structure and the sidewalk, as well as between the <br />parking structure and the existing private parking lot to the east. The adjacent development to <br />the north is set back over 100 feet from this site due to the presence of the railroad right-of- <br />way resulting in visual separation without a landscape buffer. Therefore, the proposed <br />landscaping will provide visual separation, as needed, between the proposed multi -unit <br />residential development and adjacent development. <br />2. Provides clearly defined parking area entrances and on -site pedestrian circulation. <br />There is one motor vehicle entrance to this property. This entrance is located along East <br />Broadway. The motor vehicle entrance will be clearly defined by curbs and perimeter landscape <br />beds. Pedestrians will access this site via the main entrance located at the entry plaza which will <br />help to clearly define the on -site pedestrian circulation. Therefore, the proposed parking area <br />entrance and on -site pedestrian circulation is clearly defined. <br />3. Enhances and softens the appearance of parking structures. <br />In those areas where landscaping is provided, the parking structure appearance will be <br />softened with the addition of understory trees and columnar trees. The landscaping will include <br />a mixture of shrubs/ornamental grasses and ground covers. The proposed plants will grow to <br />varying heights and widths, softening the appearance of the parking structure. Additional <br />canopy and understory trees are proposed as part of the landscaping in other areas where they <br />are not required. Canopy trees will be planted (a minimum of four) in the plant beds south of <br />the building along East Broadway. There is limited space on the north side of the parking <br />structure that is not already encumbered by a Southern Pacific Easement and the irregular <br />shape of the property. Given these limitations, the project will propose to plant additional trees <br />(one tree per 30 linear feet) along the southern portion of the parking structure that fronts the <br />November 22, 2024 Findings & Decision: ARB 24-1 Page 11 of 12 <br />