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HomeMy WebLinkAbout03-20-2000 ARC Minutes SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES March 20, 2000 - 5:00 p.m. ROLL CALL: Present: Commissioners James Aiken, Lance Parker, Mark Rawson, Zeljka Howard, Jennifer Metz, Charles Stevenson and Jim Lopes Absent: None Staff: Peggy Mandeville PROJECTS: 1. 10 Santa Rosa Street. ARC 152-99; Review of a new office building and parking lot improvements; request for creek setback exception; and reduced street yard from 15 feet to 7.5 feet; O zone; Pilch Family Trust, applicant. Peggy Mandeville, presented the staff report recommending the Commission grant final approval to the project, based on findings, and subject to conditions and code requirements, which she outlined. The public hearing was opened. Brian Starr, project designer, described the changes to date. The public hearing was closed. COMMISSION COMMENTS There was no discussion. Commr. Rawson, seconded by Commr. Metz, the ARC determined that it is not fair or equitable to impose the two new creek setback exception findings which became effective February 18, 2000, given the unique facts and specific project circumstances as outlined in the staff report, and granted approval of the project, based on findings and subject to conditions and code requirements, as follows: Findings 1. The design is consistent with the City’s Architectural Guidelines and will be an attractive addition to the site. 2. As conditioned, the proposed project complies with the property development standards in the Office zone. ARC Minutes March 20, 2000 Page 2 3. As conditioned, the creek setback exception will minimize impacts to scenic resources, water quality, and riparian habitat, including opportunities for wildlife habitation, rest and movement because the riparian habitat value will be enhanced as a part of the project within a timely manner, a portion of the existing parking lot will be replaced with planting, and the building design will allow retention of significant riparian trees. 4. The creek setback exception will not limit the City’s design options for providing flood control measures that are needed to achieve adopted City flood policies nor will it prevent the implementation of City adopted plans nor increase the adverse environmental effects of implementing such plans. 5. The exception will not prevent the implementation of City-adopted plans, nor increase the adverse environmental effects of implementing plans. 6. There are circumstances applying to the site, including the narrow triangular shape and the existence of the creek and significant vegetation over much of the lot, which do not generally apply to land in the vicinity with the same zoning, that would deprive the property of privileges enjoyed by other property in the vicinity with the same zoning. 7. The creek and street yard setback exceptions will not constitute a grant of special privilege: an entitlement inconsistent with the limitations upon other properties in the vicinity with the same zoning, because property with similar characteristics would be evaluated in a similar manner. 8. The creek and street yard setback exceptions will not be detrimental to the public welfare or injurious to other property in the area of the project or downstream because the creek habitat will be enriched within a specified time period, the design will not increase flooding downstream and adequate parking lot screening will be provided. Conditions 1. Although this property is shown in flood zones “A” and “B” on the Flood Insurance Rate Map (FIRM), the existing site is elevated well above the 100-yr storm water surface elevation. The attached topo shows elevation contours around the 245’ elevation, in the area of the proposed structure. The 100-yr storm water surface elevation is approximately 7’ lower at the 238’ elevation. The Public Works Department recommends that the property owner pursue a Letter of Map Amendment (LOMA) through the Federal Emergency Management Agency (FEMA). This would eliminate any mandate for flood insurance (if any) and also substantially reduce the cost of flood insurance. 2. A tree protection plan (which includes the placement of snow fencing around tree driplines) shall be submitted to the City Arborist for review and approval, prior to ARC Minutes March 20, 2000 Page 3 the issuance of a building permit. Said plan shall be implemented and approved in the field by the City Arborist prior to the start of any work. A certified arborist shall perform any pruning of trees. 3. Long and short term bicycle parking shall be provided per City regulations. Short term bicycle parking shall be located near the building entrance. 4. All mitigation measures of ER 103-97 shall apply to this project. 5. Any drainage that is approved to be conveyed into the creek shall be designed to avoid excessive erosion and water quality contamination. 6. Final tree removals shall be reviewed and approved by the Community Development Director, Natural Resources Manager and City Arborist with the intent of reducing the number of removals (specifically trees # 7, 17 and 36) through the use of compact parking spaces and/or turf block pavers without sacrificing the project’s overall design. 7. The building architecture shall be revised to include a pre-cast concrete base and further articulation of the building elevations. 8. Any landscaping that is damaged during construction or that has fallen into disrepair shall be replaced prior to building occupancy. 9. Prior to the issuance of a building permit or within 180 days of the ARC approval (whichever occurs first), a riparian management, protection and enhancement plan shall be designed and implemented to the approval of the Community Development Director and Natural Resources Manager. This plan will include the protection of specified on-site trees, vegetation and creek setback area, placement of split rail fencing within the creek setback to discourage persons from entering the setback area, removal of ivy from the trees, keeping it out of the trees, and controlling its spread on the ground. It is probable that semi-annual cutting will be needed as well as minor pruning of the trees. Consultation with a biologist may be required in the development of the plan. Prior to the start of any work, all protective measures identified in the preservation plan shall be installed, inspected and approved by the Natural Resources Manager. 10. Prior to the issuance of a building permit, the City’s Natural Resources Manager shall review and approve the placement of snow fencing demarking the limit of construction activities on site. Site grading and building contractors shall be notified at a pre-construction meeting that no site development activities shall take place beyond the snow fencing without prior approval by the Natural Resources Manager. 11. Walkways at the rear of the building shall be limited to the minimum necessary for access and shall be constructed of a pervious surface such as decomposed granite. ARC Minutes March 20, 2000 Page 4 12. To reduce potential negative impacts to the creek and associated riparian habitat, no activities or storage shall take place between the decomposed walkways and the creek. 13. To ensure that the storage suite is not converted to office use, the applicant shall record a Conditions of Use Agreement which acknowledges that the storage areas cannot be converted to office use without the provision of required parking. 14. To ensure that the required parking is provided, the property owner shall be responsible for providing a running total of the site’s parking requirements and allocations with the submittal of any business tax certificate or application for City permit. 15. Site lighting shall be consistent with City standards which includes shielded lighting to a maximum of 20 feet in height(including base and light fixture) from grade with a maximum illumination level of 10 footcandles (max. 3 footcandles in the vicinity of the creek). 16. Project signage including locations shall comply with City standards. 17. The Transportation Division recommends the applicant use the inverted “U” bike rack at 30 inches on center in lieu of the proposed wave rack. 18. Doors and windows at building wall adjacent to the east property line shall be ¾ hour fire-resistive assemblies. For windows, assemblies will most likely be wired glass in steel frames. 19. On site walkways shall be reduced in width where possible to allow additional parking lot landscaping especially in front of the new building. 20. All mechanical equipment shall be screened from the public right of way through the use of parapet walls, screen wall and/or landscape materials complimentary to the building design. No mechanical equipment shall be located behind the building in the creek setback. 21. The use of exterior speakers or similar devices shall be prohibited due to the site’s proximity to the creek. 22. The parking lot curbing along the rear property line shall be angled in a saw-tooth manner to create additional landscape area. 23. Where possible, earth mounding in the landscape areas shall be incorporated into the landscape plan to provide visual interest. 24. Additional plant materials shall be provided along the Santa Rosa Street frontage to adequately screen the parking lot and provide an aesthetically pleasing ARC Minutes March 20, 2000 Page 5 foreground for the new building. Code Requirements 1. The developer shall submit a FEMA Elevation Certificate to the Director of Public Works, completed by a registered civil engineer or land surveyor, prior to the final inspection and issuance of occupancy release. 2. Street trees shall be planted per City Standards (the number of trees is determined by one tree per 35 linear feet of street frontage). 3. Traffic impact fees shall be paid prior to the issuance of a building permit. 4. The project shall comply with the City’s inclusionary housing requirements. The applicant has indicated he will be paying the in-lieu fee equal to 2% of the building valuation as determined by the Chief Building Official. 5. All work within the Santa Rosa Street right of way (State Hwy 1) shall be approved and permitted by Caltrans. 6. The new driveway ramp proposed on Foothill Blvd. requires a Public Works Department encroachment permit. 7. A water allocation is required, due to the expansion of use on the site. Currently, a water allocation can only be obtained through the water retrofit program. The City’s Water Conservation division can help in determining the needed allocation and the necessary number of retrofits. Water Conservation can be reached by calling 781-7258. The cost of retrofitting is directly credited against the project’s Water Impact Fees, at a rate of $150 per bathroom retrofitted. 8. Water and wastewater impact fees shall be paid at the time building permits are issued. Both the water and wastewater impact fees are based on the size of the water meter serving the property. AYES: Commrs. Rawson, Stevenson, Aiken, Metz and Howard NOES: Commrs. Lopes ABSENT: Commr. Parker The motion passed. 2. 3440 South Higuera Street. ARC 176-99; Review of a one-story, 12,700 square foot commercial service building next to a creek, and request for a creek setback exception; C-S-S zone; San Luis Creek Associates, applicant. Peggy Mandeville, Associate Planner, presented the staff report recommending the Commission grant final approval to the project, based on findings, and subject to ARC Minutes March 20, 2000 Page 6 conditions which she outlined. The Public Hearing was opened. Terry Orton, applicant, described the project. Jeff Dillon, project architect, described the architecture and site design. The Public Hearing was closed. COMMISSION COMMENTS Commr. Howard stated that she had mixed feelings but felt that the building up front would look good. She noted her concern with the second parking lot at the street corner. Commr. Metz stated that she would like a feature at the corner instead of parking. She said the building appears long and monotonous. The felt the colors were light and would prefer some brighter, bolder accents. Commr. Lopes discussed the creek setback exception. He asked if the project could be redesigned to meet the current requirements. He would like to see the corner parking lot eliminated, parking reduced to eliminate the encroachment, and a shortening of the building mass. He noted that the site is listed in the scenic roadway section of the Circulation Element. He passed out a handout on scenic roadways. Commr. Rawson stated that he liked the project when he looked at it and was concerned that the Architectural Review Commission was becoming the Architectural “Design” Committee. He said that the property owner should have the choice between 1-story vs. 2-story building and that the 6 parking spaces could be considered extra. Commr. Stevenson suggested the possibility of a 2-story structure, with parking on the south and a flower stand at the corner. If this design is selected, he would like a different roof façade with elements that would break up the long look. Commr. Aiken felt the architecture was good. He has difficulty with the length of the building and the peek-a-boo view that looks toward the creek. He agreed that the building is too long and would like to see another attempt with more pleasing proportions. He also has difficulty with the token parking at the corner. The Public Hearing was reopened. Terry Orton, applicant, reported that he did not want parking along the back of the building and that he does not want a second-story. Carolyn Larson, owner of the property to the south (Tenwise), felt that parking in the front is important. She stated that a second-story would block the view, but she has no objections to the project. ARC Minutes March 20, 2000 Page 7 Jack Dewar, owner of the property to the west, stated that this is a good project for that corner. Irving Hogan, retired engineer, said that he is sensitive to safety issues and dosen’t want passing motorists stopping at the corner. He stated that safety issues are not considered a purpose for a creek setback. Commr. Lopes indicated that he would like to look at a 5-foot parkway between the curb and the sidewalk. On motion by Commr. Stevenson, seconded by Commr. Howard, the ARC continued this item to a date uncertain, to consider redesign to eliminate the creek setback issue, eliminate 6 parking spaces at the corner and a non-traffic generating feature at corner, as well as exploring an alternative to the existing linear design with a 5-foot pathway between the curb and walkway. AYES: Commrs. Stevenson, Aiken, Metz, Lopes, Howard NOES: Commr. Rawson ABSENT: Commr. Parker The motion passed. 3. 910 Aero Drive. ARC 215-99; Review of the second phase of office/industrial development; C-S-S zone; Craig Cowan, applicant. Peggy Mandeville, Associate Planner, presented the staff report, recommending that the Commission grant final approval, based on findings and subject to conditions which she outlined. The public hearing was opened. Steve Pults, project designer and representative for the applicant, spoke in support of the project. The public hearing was closed. COMMISSION COMMENTS Commr. Stevenson indicated that he liked the building design, but requested that the architect have a self-imposed moratorium for awhile for that design for any more locations in the City. Commr. Parker stated that he had nothing further to add. On motion by Commr. Stevenson, seconded by Commr. Parker, the ARC granted final ARC Minutes March 20, 2000 Page 8 approval, based on findings, and subject to conditions, as follows: Findings 1. The proposed project, with the recommended conditions and modifications, complies with property development standards for the C-S zone. 2. The proposed scale and design of the building will be compatible with surrounding commercial and industrial uses. 3. The Mitigated Negative Declaration (ER176-98) adequately addresses the potential significant environmental impacts of the proposed project, and reflects the independent judgment of the Architectural Review Commission. Planning Conditions 1. Final project design and construction drawing shall be in substantial compliance with the project plans as amended and approved by the ARC. 2. Building details including: site lighting, mechanical equipment, and signage shall return to Planning staff for review and approval at the time that working drawings are submitted for a building permit. 3. Final project design shall be modified to provide the required number of bicycle and motorcycle parking spaces as specified in the Zoning Regulations and the Bicycle Transportation Plan. 4. Final project design shall be modified to provide a more centrally located employee outdoors use area, or a separate outdoor area for Phase 2 development. 5. All applicable mitigation measures listed in Initial Environmental Study, ER-176-98 shall be made conditions of approval. Those are as follows: a) A detailed soils engineering report shall to be submitted as part of the grading and building permit applications. The soils report shall include: data regarding the nature, distribution and strength of the existing soils, conclusions and recommendations for grading procedures and design criteria for corrective measures, when necessary. Grading and building must be designed and performed in compliance with the soils engineering report and the City’s Grading Regulations. b) Future site development shall incorporate, as feasible:  Skylights to maximize natural day lighting.  Operable windows to maximize natural ventilation.  Energy-efficient lighting systems for both interior and exterior use. c) The new building shall incorporate facilities for interior and exterior on-site recycling. In addition, site development shall include a solid waste recycling plan ARC Minutes March 20, 2000 Page 9 for recycling discarded building materials, such as concrete, sheetrock, wood, and metals, from the construction site. The plan must be submitted for approval by the Community Development Director, prior to building permit issuance. d) The applicant shall be responsible for providing a running total of the site’s parking requirements with the submittal of any building permit for tenant improvements. e) All outdoor amenities including employee eating and recreation areas shall be located and designed so that the building placement itself and distance from noise sources attenuates noise levels. Public Works Conditions 6. The applicant shall coordinate with the City and the County on all frontage improvements. Aero Drive is a public street and Airport Drive is a private street owned by San Luis Obispo County. 7. Public facilities shall be extended to the property and along the property's frontage. The size of the water and sewer mains shall be determined by the Utilities Department, with the City paying for the difference in cost for any up-sizing of the line beyond that needed to serve the development. 8. The project does not appear to include the use of a well. If the project will utilize a groundwater well, additional requirements will apply. 9. The owner’s engineer shall submit water demand and wastewater generation calculations so that the City can make a determination as to the adequacy of the supporting infrastructure. If it is discovered that an offsite deficiency exists, the owner will be required to mitigate the deficiency as a part of the overall project. This project is tributary to the Tank Farm/Rockview lift station system. This system is currently at capacity. The City is currently working on a series of projects that will correct this deficiency. If the proposed development is scheduled to occur prior to these improvements to the existing system, the developer may need to resolve this capacity issue or propose an acceptable interim solution for approval by the Utilities Department prior to the issuance of building permits. 10. Depending on the proposed use of the new buildings, certain industrial waste/wastewater pretreatment requirements may apply. City staff can help in determining these requirements. The City’s Industrial Waste Coordinator, Dale Karnes, can be reached at 781-7425. Code Requirements 1. Street trees shall be planted along all street frontages in accordance with City standards (the number of trees is determined by one tree per 35 linear feet of ARC Minutes March 20, 2000 Page 10 street frontage) and to the satisfaction of the City Arborist. 2. Water and Wastewater Impact Fees shall be paid at the time building permits are issued. Both the Water and Wastewater Impact Fees are based on the size of the water meter(s) being installed. 3. The development of a water allocation is required. Currently, a water allocation can only be obtained through the water retrofit program. The City’s Water Conservation division can help in determining the needed allocation and the necessary number of retrofits. Water Conservation can be reached by calling 781- 7258. Most, if not all, of the cost of developing an allocation through the retrofit program will be credited towards the required Water Impact Fee. 4. Traffic impact fees shall be paid prior to the issuance of a building permit. 5. EPA Requirement: General Construction Activity Storm Water Permits are required for all storm water discharges associated with a construction activity where clearing, grading and excavation result in land disturbance of five or more acres. Storm water discharges of less than five acres, but which is part of a larger common plan of development or sale, also require a permit. Permits are required until the construction is complete. To be covered by a General Construction Activity Permit, the owner(s) of land where construction activity occurs must submit a completed "Notice of Intent" (NOI) form, with the appropriate fee, to the State Water Board. 6. All new construction shall be protected throughout by a fire sprinkler system as required by the Uniform Building Code. Remodeled and altered portions of the existing buildings may require fire sprinklers if certain thresholds are exceeded. An automatic fire alarm system shall be installed per the appropriate standard. A U.L. listed Central Station shall monitor fire protection systems. Before the final inspection a fire protection systems maintenance agreement shall be in effect. 7. Access shall be in accordance with Article 9 of the California Fire Code. Access roads shall have an unobstructed width of not less than 20 feet. Access roads shall be designed and maintained to support the imposed loads of a 60,000 pound fire apparatus and shall be provided with a surface so as to provide all-weather driving capabilities. 8. Water supplies shall be in accordance with Sections 901 and 903 of the California Fire Code. An approved water supply connected to the City distribution system and capable of providing the required fire flow for fire protection is required. The fire flow shall be determining using Appendix III-A of the California Fire Code. A fire flow test shall be conducted to field verify the adequacy of the water supply prior to any combustible construction materials being stored at the site. 9. Fire hydrants shall be installed in accordance with Section 903.4 of the California Fire Code. The location, number and type of hydrants connected to the City ARC Minutes March 20, 2000 Page 11 system shall be determined using Appendix III-B of the California Fire Code and the approved City Engineering Standards. Applicant shall be responsible for installing the fire main to the northerly property line for future looping by the adjoining parcel. 10. Fire protection systems shall be in accordance with the California Fire Code and California Building Code as amended by the City. 11. Buildings undergoing construction, alteration or demolition shall be in accordance with Article 87 of the California Fire Code. 12. The subdivider shall meet the Inclusionary housing requirement consistent with the SLO Municipal Code Section 17.91. AYES: Commrs. Stevenson, Parker, Howard, Rawson, Aiken, Metz and Lopes NOES: None ABSENT: None The motion passed. 4. 1011 Railroad Avenue. ARC 22-00; Review of a sign on either side of Jennifer Street pedestrian bridge; C-S-S-H zone; City of San Luis Obispo Promotional Coordinating Committee, applicant. Peggy Mandeville, Associate Planner, presented the staff report, recommending the Commission grant final approval to the project, based on findings and subject to conditions which she outlined. The public hearing was opened. Craig Callstrom, applicant, described the project design and stated that there was no gap at the bottom. The public hearing was closed. COMMISSION COMMENTS Commr. Parker stated that it was a nice addition. ARC Minutes March 20, 2000 Page 12 Commr. Rawson said that he likes the sign and size. Commr. Lopes indicated that the sign could be at the base of the bridge structure. He felt It looks a little tall and the letters are too large, and raised the idea that the sign could block the bridge visibility and become a safety issue. Commr. Metz stated that she likes the font type. Commr. Howard said that she liked everything about it. Commr. Stevenson also said that he liked the sign. Commr. Aiken stated that he supports the sign. On motion by Commr. Rawson, seconded by Commr. Howard, to grant final approval to the project, based on findings and subject to conditions and code requirements, as follows: Findings 1. The proposed sign is architecturally compatible with the Jennifer Street Bridge and surrounding structures because it will be constructed with like materials and will have a classic railroad palette. 2. The proposed sign is consistent with the Railroad District Plan because it is simple, clearly legible, and reflects historical railroad graphic standards and colors. Condition 1. The applicant shall consider placing the bottom of the sign so that it lines up with the bottom line of the bridge. AYES: Commrs. Rawson, Stevenson, Aiken, Parker, Metz and Howard NOES: Commr. Lopes ABSENT: None The motion passed. 5. 1825 Sydney Street. ARC 25-00; Review of a 5-foot high, non-climb fence on dedicated open space; R-1 zone; Randall and Laurel Hickok, applicants. Peggy Mandeville, Associate Planner, presented the staff report, recommending approval of the project, based on findings which she outlined. The public hearing was opened. ARC Minutes March 20, 2000 Page 13 Randy Hickock, applicant, stated that he is not taking out any shrubs. The public hearing was closed. COMMISSION COMMENTS There was no discussion. On motion by Commr. Stevenson, seconded by Commr. Parker, the ARC approved the request, based on the following findings and subject to the following conditions: Findings 1. The proposed fence design is architecturally compatible with the site and structures on adjacent lots. 2. The proposed fence design is consistent with the limitations established by the Open Space Easement that governs use of the hillside area of the property. Condition 1. The proposed fence shall not extend beyond the applicant’s property without prior approval from the adjacent property owner. AYES: Commrs. Stevenson, Parker, Howard, Rawson, Metz and Lopes NOES: None ABSENT: None The motion passed. 6. 3045 Rockview Place. ARC 13-00; Review of plans to develop a new 4-unit residential development and removal of an 48-inch Eucalyptus tree; R-2-S zone; John Mitchell, applicant. Peggy Mandeville, Associate Planner, presented the staff report, recommending final approval to the project, based on findings and subject to conditions which she outlined. The public hearing was opened. John Mitchell, applicant, described the project. He stated that the carport parking surface could be a pervious surface. ARC Minutes March 20, 2000 Page 14 The public hearing was closed. COMMISSION COMMENTS Commr. Stevenson questioned if the street setback exception was really necessary. Commr. Parker stated that the carport could be used as storage. Commr. Lopes said that he liked the architecture. Commr. Metz questioned the retaining wall and if it would affect the existing hedge. Commr. Rawson indicated that it is a great project and felt it was appropriate for the neighborhood. He asked what the rational is for encroachment into the street yard, and noted that he likes the architecture. Commr. Lopes stated that the project needs refinement to comply with slope and setback requirements. He would like to see the Eucalyptus tree retained as a landmark. He would also like to see the private outdoor space larger and cannot support the project as submitted. Commr. Howard asked if the applicant had considered moving the first building in from the street. Commr. Stevenson said that he agrees with the applicant’s slope calculation. He did not see a reason to support the setback exception and felt this was an opportunity for a privacy area. He also felt there is a wind tunnel in this area and there should be some protection for the carports. He liked the architecture but felt it needs some modifications. Commr. Rawson stated that he likes the architecture and the market the project will attract. He supports the front setback exception. Commr. Aiken indicated that he concurs with Commr. Rawson. On motion by Commr. Rawson, seconded by Commr. Howard, to grant final approval to the project, supporting the setback exception and compliance with application density, based on the findings and subject to the following conditions: Findings 1. The project is exempt from environmental review under CEQA Section 15322 (Infill Development). 2. As conditioned, the project’s design is appropriate for the R-2 zone and will be compatible with surrounding development. ARC Minutes March 20, 2000 Page 15 3. Condition 5 which requires replacement tree planting will adequately offset the removal of the 48” Eucalyptus tree. Conditions 1. The project shall comply with all conditions of use permit A 13-00. 2. Exterior lighting shall be directed downward and not spill onto adjoining properties. The maximum height of lighting equipment and supporting structures, including fixtures, standard and base, shall not be higher than 20 feet above the finished grade approved as part of this permit. Lighting levels measured at the finished grade directly beneath the fixture shall not exceed 10 foot-candles. 3. A final landscape and irrigation plan shall be submitted for review and approval by the Community Development Director prior to issuance of building permits. 4. Project development may not encroach into the C/OS-40 portion of the site. The property owner shall submit an open space easement to the Community Development Department for review, approval, and recordation prior to issuance of a building permit. Access shall be provided to the easement area via the developed portion of the site for purposes of landscape maintenance. 5. To offset the removal of the 48” Eucalyptus tree. 6 replacement trees shall be planted in the C/OS zone. Tree choice, size, irrigation, and planting method shall be to the satisfaction of the City Arborist. 6. Liquidambar trees shall be planted with “deep root barriers” when planted within 7 feet on any dwelling or hardscape to reduce root damage. 7. Drain pipes under the public sidewalk and through the curb must be contained within the property frontage; redirect pipes perpendicular (+/-) to the face of curb 8. The demolition of the existing building triggers the Utilities Department Sewer Lateral Abandonment Policy. This policy states that the sewer lateral must be abandoned at the main prior to demolition unless the lateral is intended for reuse and it passes a video inspection. If the sewer lateral is intended for reuse, the owner shall submit a VHS videotape documenting the internal condition of the pipe to the Utilities Department for approval. 9. The minimum back up dimension between the face of the garage and the curb to the rear shall be 24 feet. (The lowest unit does not appear to have a back up depth of 24 feet.) 10. A soils report will be required for this development when submitted for a building permit. ARC Minutes March 20, 2000 Page 16 11. Upslope drainage above the upper most retaining wall shall be accounted for in the design. A hydraulic analysis based upon a 10 year storm shall be completed for the entire site. 12. Front doors shall be covered with a small roof for weather protection. 13. Explore moving the front unit back as much as possible while keeping the carport. 14. Utilize construction techniques that will preserve the existing hedge along the northerly property line. Code Requirements 1. The driveway ramp and driveway must be at least 16 feet in accordance with City standards. 2. Two street trees are required to be planted at the time of property development. 3. Sewer and water impact fees are required, with credit due for the existing single- family residence. 4. Driveway slopes and garage access shall comply with City parking and driveway standards. AYES: Commrs. Rawson, Stevenson, Aiken Parker, Metz and Howard NOES: Commrs. Lopes ABSENT: None The motion passed. COMMENT & DISCUSSION Commr. Aiken noted a letter had been received from Mr. Duenow. The meeting adjourned at 8:30 p.m. to a regular meeting of the Architectural Review Commission, scheduled for Monday, April 3, 2000, at 5:00 p.m. in the Council Hearing Room at City Hall, 990 Palm Street. Respectfully Submitted, Peggy Mandeville Recording Secretary