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HomeMy WebLinkAbout04/19/1988, 2 - ARC 87-124 - REVIEW OF A REVISED STREET ELEVATION ENDORSED BY THE ARCHITECTURAL SIDE OF BUCHON STREET BETWEEN NIPOMO AND BEACH STREETS. THIS ITEM WAS REFERRED TO THE COMMISSION BY THE COUNCIL IN CONJUNCTION WITH CONSIDERATION OF AN APPEAL �����IIIIIIIII�IIIIIIIIIIAI�IIII city f MEETING DATE: �pl�llll I Cl O Sdt'11uIS OB1Sp0 4-' 9-$e COUNCIL AGENDA REPOMT ITEM NUMBER: FROM Terry Sanville, Acting Community Development Dire ctoi Prepared By: Pam Ricci SUBJECT: ARC 87-124 - Review of a revised street elevation endorsed by the Architectural Review Commission (ARC) for a 6-unit residential condominium on the northwest side of Buchon Street between Nipomo and Beach Streets. This item was referred to the commission by the council in conjunction with consideration of an appeal of a decision by the ARC of an earlier design. CAO RECOMMENDATION: After considering the staff report, the recommendation of the ARC regarding the revised elevation, hearing minutes, appellant's testimony and any public testimony, -and adopt resolution to uphold or deny the appeal as appropriate. Indicate a preference for an integral sidewalk with street tree wells or 4-foot wide detached sidewalk with parkway. BACKGROUND Discussion Since the project was first submitted to the city for processing on July 17, 1987, the main design issue with it has been the treatment of the Buchon Street elevation. The concern with this elevation has been that it be more oriented to the street to allow the project to better visually blend in with the surrounding neighborhood. The project was first reviewed by the commission on August 31, 1987 and granted schematic approval. Direction was given to the applicant to revise the Buchon Street elevation to make the walls of the units facing the street appear more like the fronts, rather than the sides of buildings. On January 18, 1988, the project was granted final approval by the ARC. Approval of the project was granted despite final resolution of the treatment of the project's street elevation. A condition of project approval was that exterior details of the two end units facing the street return to the commission for approval. On January 28, 1988, an appeal of the ARC's decision to grant the project final approval was received. The appellant agreed to allow the appeal to be kept on hold until the ARC took a final action on the disputed street elevation. On February 16, 1988, a revised Buchon Street elevation was granted approval. The appellant was not present at the meeting and no other public testimony was received. After the meeting, the appellant informed staff that he intended to go forward with his appeal because he felt that the revised elevation still did not adequately address his concerns with the project's streetscape appearance. The council considered the appeal of the ARC's decision on March 1, 1988. On the initial vote, the council was deadlocked (2-2, Pinard stepped down) on how to dispense with the appeal issue. After lengthy discussion, the council voted 3-1 (Reiss dissenting) to send the elevation back to the ARC for further study. 2-1 o+►►�►�tiilllllllllllll�i�1°uil���N city of San IL , OBIspo = COUNCIL AGENDA REPORT ARC 87-124 Page 2 On April 4, 1988, the ARC on a 6-1 (Bradford dissenting) vote recommended that the council approve the revised Buchon Street elevation. In making her dissenting vote, Commr. Bradford noted that she was satisfied with the appearance of the Buchon Street elevation, but was uncomfortable with the way the project as a whole related to the Biddle House on the adjacent property. The appellant was not present at the meeting. Significant Impacts Significant environmental or fiscal impacts are not expected from either approval or denial of the appeal. Consequences 4L Not Taking t�Recommended Action If the council upholds the appeal, then the council based on input from the appellant should specify how the elevation needs to be modified to address concerns. Any necessary changes to the elevation should be directed to be resolved with staff. With specific enough direction, staff can adequately review changes in light of council concerns and the applicant would not be further delayed. If the council denies the appeal, then they should take an action to approve the Buchon street elevation as recommended by the ARC. This would allow the applicant to proceed with the project. Data Summary Address: 550 Buchon Street Appellant: Leo W. Pinard Applicant: Vance Harris, Iron Eagle Developments Representative: Barry Williams & Associates EVALUATION The Biddle House was constructed in the 1890's and is one of the city's most prominent old Victorian homes. The house which is included on the city's master list of historic resources has a ranking which makes it eligible for the National Register. A copy of the historic resources inventory was attached to the previous tract report. The proposed condominiums have been designed to function as an independent project from the Biddle House. Since the house and the proposed condominiums are oriented to two different streets, this independent, rather than integrated design concept is appropriate. However, it remains important that the new development complement, rather than detract from the existing house. The architect has incorporated massing, building forms, materials ,and roof pitches reminiscent of the Biddle House to achieve this compatibility. Another important design consideration is the project's relationship to other structures on the same block of Buchon Street. The structures on the same block of Buchon Street are generally more modern, single-story buildings that do not display the same architectural significance as the Biddle House and other buildings a block away on Pismo Street. Because these buildings are not particularly significant architecturally, there n are not compelling reasons for their styles to be emulated in the condominium proiect. �C.• ���H�►�►�I�IIIIII�IIp�����q��pl city of San lugs OBISpo = COUNCIL AGENDA REPORT ARC 87-124 Page 3 What is more critical with new development on this block is that it recall the regular streetscape massing that is typical of the Old Town neighborhood that the project site is located in. Sites within this neighborhood have generally been developed with buildings centered on 50-foot wide lots with minimum street and side yard setbacks creating a fairly regular streetscape pattern. The architect's proposed building siting in the condominium project has respected this established development pattern by orienting buildings deep into the lot so that their bulk is not visible from the street. Two main buildings are proposed with units stepped behind one another to achieve the desired massing. The main issue that staff and the commission have had with the project is the same one as the appellant's which is to have the project more oriented to the street. The rationale behind this opinion being that if the side elevations of Units 1 & 6 read more like the fronts, rather than sides of buildings, then the project would better reinforce the existing streetscape pattern and visually blend in with the surrounding neighborhood. The streetscape elevation has been modified several times since initially submitted. Reduced copies of previously reviewed elevations are attached. Staff and the ARC concluded that the most current rendition did the best job yet at opening the project up to the street. The principle changes to the elevation since the council last reviewed it are: 1. The gable end of Unit 1's garage was turned to face the street. This one change was the most dramatic and had the greatest impact on helping the project better recall the streetscape pattern of the neighborhood. 2. The trellises located over the walkways leading from from the sidewalk to unit entries have been replaced with gabled entry porticos. The porticos are a more traditional-looking design element than the previously proposed trellises and add to the project's compatibility with the neighborhood. 3. Window shapes, sizes and locations have been modified as a direct response to council direction. The multi-paned rectangular windows, French doors and window boxes all give the elevation a more traditional flavor than the more contemporary fenestration previously proposed. The changes to the elevations allow the two units to visually address the street as well as the interior of the project. Short of wholesale changes to the footprints of the units by revolving them to have the front doors face the street, staff feels the architect's solution is the best response to direction to have these elevations appear like fronts, rather than sides of buildings. 2-3 ����►�►�iiiullllllllll i ���lll city of San IU.,t OBISPO COUNCIL AGENDA REPORT ARC 87-124 Page 4 Proiect Sidewalk Preference One of the conditions of the project's tentative map approval dealt with the installation of frontage improvements including sidewalk. The condition was modified from stipulating integral improvements to allow more flexibility in determining an ultimate project sidewalk design. Public Works has provided drawings depicting two alternative designs for the project's sidewalk. Alternative A shows a 8-foot integral sidewalk with tree wells and is the alternative preferred by Public Works, mainly for maintenance considerations. Alternative B illustrates a 4-foot detached sidewalk with parkway which allows for planting some groundcover or turf in addition to street trees. Staff is asking the council to indicate a preference for either of the two alternatives if they have one. ALTERNATIVES At its March 1, 1988 meeting, the council referred the Buchon Street elevation back to the ARC for further study, but did not take a formal action on the appeal. The appellant was not present at the April 4, 1988 ARC meeting where the revised elevation was reviewed. Therefore, staff does not have a clear indication as to whether or not the elevation addresses the appellant's previous concerns. In spite of this unknown, the council technically needs to dispense with the appeal. The following paragraphs outline possible council actions that could be taken on the appeal: 1. The council may uphold the appeal requiring the Buchon Street elevation of the project to be resolved with the staff based on very specific council direction. 2. The council may deny the appeal. In this case, the council should approve the revised elevation as recommended by the ARC and the applicant could proceed with working drawings. 3. The council could continue consideration of the appeal. Specific direction should be given to the applicant and staff as to what additional information the council desires return to them. Staff does not recommend this alternative because of concerns with delaying the applicant further after the many times the elevation has been reviewed. RECOMMENDATION After considering appellant and public testimony, minutes and the staff report and, the revised elevation, the council should deny or uphold the appeal as deemed appropriate. Indicate a preference for one of the two alternative sidewalk designs. Attachments: Vicinity Map Enclosure: Revised Elevation Draft Resolutions Endorsed by the ARC (large size Previous Streetscape Elevations print) Appeal Request ARC Minutes Memo from Jerry Kenny with sidewalk design alternatives �I� pr/data:arc87-12b RESOLUTION NO. (1988 SERIES) RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO DENYING AN APPEAL OF THE ARCHITECTURAL REVIEW COMMISSION'S ACTION TO APPROVE THE BUCHON STREET ELEVATION OF A CONDOMINIUM PROJECT AT 550 BUCHON STREET (ARC 87-124) - WHEREAS, the Architectural Review Commission and City Council have held public hearings on this request for architectural approvals of the condominium project's street elevation in accordance with Chapter 2.48 of the San Luis Obispo Municipal Code; and WHEREAS, the item came to the council on appeal from an individual who lives in the neighborhood the proposed project is located in and the council considered the staff report, commission minutes, applicant, appellant, and public testimony, and project plans; and WHEREAS, the council continued consideration of the appeal and referred the design of the project's Buchon Street elevation to the ARC for further study; and WHEREAS, the ARC recommends that the revised elevation be approved by the council. NOW, THEREFORE, the council of the City of San Luis Obispo resolves to deny the appeal and approve the project's Buchon Street elevation (ARC 87-124) based on the following findings: Fin in 1. The proposed street elevation is architecturally compatible with the surrounding structures and is appropriate at the proposed location. 2. The proposed project will not adversely affect the health, safety, or welfare of persons living or working at the site or in the vicinity. On motion of . seconded by and on the following roll call vote: AYES: NOES: ABSENT: 2-5 Resolution No. (1988 Series) Page 2 the foregoing resolution was passed and adopted this _ day of 1988. Mayor ATTEST: City Clerk APPROVED: qEitv5Aministrative Officer City Atto ey Acting Comm n y Development Director RESOLUTION NO. (1988 SERIES) RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO UPHOLDING AN APPEAL OF THE ARCHITECTURAL REVIEW COMMISSION'S ACTION TO APPROVE THE BUCHON STREET ELEVATION OF A CONDOMINIUM PROJECT AT 550 BUCHON STREET (ARC 87-124) WHEREAS, the Architectural Review Commission and City Council have held public hearings on this request for architectural approvals of the condominium project's street elevation in accordance with Chapter 2.48 of the San Luis Obispo Municipal Code; and WHEREAS, the item has come to the council on appeal from an individual who lives in the neighborhood the proposed project is located in and the council has considered the staff report, commission minutes, applicant, appellant, and public testimony, and project plans. WHEREAS, the council continued consideration of the appeal and referred the design of the project's Buchon Street elevation to the ARC for further study; and WHEREAS, the ARC recommends that the revised elevation be approved by the council. NOW, THEREFORE, the Council of the City of San Luis Obispo resolves to uphold the appeal of the Architectural Review Commission's action to grant final approval to the Buchon Street elevation of ARC 87-124 based on the following findings: Findinxs: 1. The proposed street elevation is architecturally incompatible with the surrounding structures and is not apprgpriate at the proposed location. 2. The proposed street elevation conflicts with the established and distinctive , historical character of the Old Town Neighborhood. On motion of seconded by and on the following roll call vote: AYES: NOES: ABSENT: 2 Resolution No. (1988 Series) Page 2 the foregoing resolution was passed and adopted this _ day of 1988. Mayor ATTEST: City Clerk APPROVED: City A ministrative fficer 72� City Atto ey Acting Comm u ty Development Director 2-g UA IWO 'oe G,•+' , ' �+'''` - •Q ,'gyp 0 Q o O Q � Tt �� MH OOH O O 'ice , g PF- H H - �� Q Q♦e r �h o ,� O� �p�V r-+v -� lo- �? 0� O V n � � o � o ♦ • 3 O • . o�' p0 g � mg '" O . o O Q po 0 - o . [ p o © �0► o .�'� g o \' `�+ � � P� Ili I .: •• �•�� ^ 1 I W OD I� I a �- 10 r ��Hifi/ ■ ;y�� • n � '�.• I'll I I� :,,,r,i. `-�-.i; ' _- tzi ,'lllfl f co co �-r . i :� i i • tzj rzj tzj. � � I Ji 11Jill •di' 00 on:; PI' : co t` I , s i A r _ Cl ty Of AN, SM WIS nor, a 990 Palm Street/Post Office Box 8100 •San Luis ObleM CA 93403-81110 APPEAL TO CITY COUNCIL In accordance with the appeals procedure as authorized by Title •I. Chapter 1.20 of the San Luis Obispo Municipal Code, the undersigned hereby appeals from the decision of 1 �`t RC rendered on which decision consisted of the following (i.e. set forth factual situation and the grounds for submitting this appeal. Use additional sheets as needed): A -�cr,Q A ��a ��F:$ A dl•� l kt � �e ,[,�et�6cea-�itp,_. /��e. l�_,�.,�Le-r•� ALIL�14 L-b-C CIV-14 f 4A4e.A 42 The undersigned discussed the decision being appealed from with: on Appellant: e-6 R It CEI V E © Name/Title JAN 2 8 1988 Representative CITYCLERK / SAN I IS OSiSPO.« ZA /•i y/�� l Address Phone Original for City Clerk Copy to City Attorney end red or. 8 Copy to City Administrative Officer Copy to the following department(s): ` City Clerk .2- 13 DRAFT ARC Minutes February 16, 1988 4. ARC 87-124: 550 Buchan Street; new 6-unit residential condominium; R-2 zone; plan detail review. Jeff Hook, Associate Planner, presented the staff report, and recommended approval of the revised Buchan Street elevation. Barry Williams, architect, responded to the staff report and explained the design considerations. Commr. Starr wanted to see a gabled entry element on Buchan Street maintained. Commr. Jones felt the approach looked acceptable but felt refinements were still needed. Commr. Rademaker felt the trellis needed to tie in with the buildings across the frontage to emphasize the project's horizontality. Commr. Baur felt the project was acceptable even though he did not care for the design solution. He supported the approval on principle. Commr. Rademaker moved to approve the revised Buchan Street building elevations with direction to increase the width of the overhead trellises at the project entries on Buchan Street by two modules. Commr. Baur seconded the motion. AYES: Rademaker, Baur, Jones, Starr, Cooper NOES: None ABSENT: Morris The motion passes. DRAFT ARC Minutes January 18, 1988 4. ARC 87-124: 550 Buchon Street; new 6-unit residential condominium; R-2 zone; final review. Dave Moran, Assistant Planner, presented the staff report, and recommended final approval with revised floor plans and elevations for Units 1 and 6 to return to staff. Barry Williams, architect, responded to the staff report and noted changes to the Buchon Street orientation. The structures would orient inward rather than onto Buchon Street, creating an isolated community. He noted that landscaping would be maintained and the pepper tree would be replaced. Commr. Starr felt the project was acceptable but preferred that the original entry be retained. Commr. Cooper preferred the Buchon orientation and suggested carrying the garage gable to over the porch on Unit 1. He suggested integrating the canopy for the porch with the building. He wanted the "For Sale" sign relocated to a better location. Commr. Jones thought the colors were good. He felt the recreation area should be retained and that a gate to the courtyard area should be provided. Commr. Morris felt the colors and proposed landscaping were good. He questioned the use of loquat trees on the street. He.felt the Buchon orientation was preferable if the entries were redesigned. Commr. Baur liked the proposed open space and suggested keeping the entrances. Commr. Rademaker wanted the end units to respond to both frontages. He thought the entries were badly designed and did not want them turned back to the street. Commr. Rademaker moved to grant final approval to the project with exterior details of the two end units facing Buchon Street to return to the commission. Commr. Morris seconded the motion. AYES. Rademaker, Morris, Baur, Jones, Starr, Cooper NOES. None ABSENT: None The motion passes. 2'r I� ARC MINUTES August 31, 1.987 Page 10 Commr. Jones seconded the mot n. AYES: Pinard, Jones, Co er, Starr, Rademaker NOES: None ABSENT: Baur, Morris The motion passes. _ 5. ARC 87-124: 550 Buchon Street; new 7-unit residential condominium; R-2 and R-3 zone; schematic review. Pamela Ricci, Associate Planner, presented the staff report, recommending schematic approval. Garth Kornreich, representative, responded to the staff report, and discussed the roposed lot line adjustment and the various alternatives explored. The applicant intended to keep the Biddle House as a single-family residence. Lots of private yard were incorporated into the project to create a village atmosphere. The architectural design of the condos was intended not to copy that of the Biddle House, but use elements from it. Commr. Pinard noted that the internal courtyard layout was good. She felt that the building elevations facing Buchon Street needed to read as the fronts of the houses to recall the neighborhood. She indicated that the Old Town neighborhood plan called for parkway plantings. She wantyed to see wider window trim. She felt the sign details needed refinement. She suggested the use of a stamped or brick concrete as the project paving material. Commr. Starr also supported the project, feeling the massing and scale was appropriate. He approved of not mimicking the Biddle House. He suggested adding entries to the. Buchon Street elevation. Commr. Morris felt the scale, lines and colors of the buildings were nice. He was concerned that the rear open space conflicted with the Biddle House. He wanted the pepper tree adjacent to unit 3 saved and was concerned with the potential messiness and safety problems of retaining the existing palm trees. He recommended the use of a flowering plum which would tie in with the building colors. He also suggested the use of alternative paving materials. Commr. Jones liked the idea of the dual entrances for units 1 and 7. He felt the project had nice amenities, liked the colors, and felt the architect had done a good job. 2� I W ARC MINUTES August 31, 1987 Page 11 ommr. Rademaker's only issue was with the street side elevations. He suggested playing up the front yard areas. Commr. Cooper hoped the applicant wouldn't use the forms and details of an adjacent project as an example, which he felt were too repetitive. He suggested using prickly pear cactus and saving the pepper trees. He wanted the shiplap siding carried to the top of the fences rather than using lattice. Commr. Rademaker moved to grant schematic approval. Commr. Jones seconded the motion. AYES: Rademaker, Jones, Cooper, Starr, Morris, Pinard NOES: None ABSENT: Baur The motion passes. 6. ARC 87-137: 4035 Poinsettia .Street; new 20-unit apartmnt complex; R-2-SP zone; schematic review. Pamela Ricci, Associate Planner, presented the staff report, recommending schematic approval with direction. Mitch Dubbers, representative, responded to the staff report. Charles French, applicant, discussed the buffer treatment employed in the condos on the north. John French, applicant, noted thw. same architectural details of the nearby condos would be repeatedfn this project. Rich Crutchfield, Housing Authority, noted the materials were chosen because of the transitional location of the project between R-1 and R-2 developments. Allen Fillmore, Homeowners' Association, wanted neighborhood residents to participate in the .master association. He thanked the Housing Authority for keeping tthomeowners informed on the progress of the project. Greg Wilhelm, architect, noted large open space would provide ( better security for tenants. O sAn luiscity oBispo 990 Palm Street/Post Office Box 8100 •San Luis Obispo, CA 93403-8100 March 28, 1988 14EMORANDUM TO: Pam Ricci, Planning Department FROM: Jerry Kenny, Supervising Civil Engineer SUBJECT: Tract 1545 550-560 Buchon St. The attached exhibits show the alternative frontage improvement and street tree configurations developed by Public Yorks to respond to Condition 8. It was not clear in the tape of the City Council meeting if detached or integral sidewalk was required, although consideration for "parkway" trees was apparent, depending on what was appropriate for the neighborhood. This department recommends Alternative A which provides for the parkway trees--but also matches the existing adjacent sidewalk width of 8 feet. Typically, parkway areas are not well maintained, although in a condo- minium situation this may not be a problem. There could also be a "trip hazard" associated with the landscaped, irrigated strip with parking on street. It is my understanding that the City Council will review this issue along with final approval of the streetscape (Precise Development Plan). Attchments: 2 exhibits 'Cat.;, s L4_1�, 5 C� (/4b i j.k5/t1545 by r V.. o P�otb�o B iNP. SioEl.0a14 I 6t/EGG S or 4ex 9. Y O ' 4 EX/5T/AvG 8'1AAr, sIRWA 0 l� l G EX195 . f�"Alo .�v of sAn tuis oaswall Cl mmmn�A 990 Palm Street/Post Office Box 8100 • San Luis Obispo,CA 93403-8100 March 22. 1988 MEMORANDUM TO: Jerry Kenny, Engineering Department FROM: Jack Brazeal, City Arborist U SUBJECT: Compensatory planting and street trees at 550-560 Buchan <//-1.-gS—) Five 15 gallon street trees are required to meet city standards (one per 35 feet of linear street frontage) . The location of these five 15 gallon Pt trees are to be planted at the curb in a standard size tree well (4' x 5' with deep root planters and no tree lids if the sidewalk design is f ;`: integral) . C�5,6r'A!5-' &«-t0A-i -V �«�••_ CsN�1 �va.G« Sc✓� If the sidewalk is detached (five foot sidewalk and three foot parkway) , these five trees are to be planted in the parkway with deep root planters. The street tree species is to be compatible with the existing street scape. I an recommending that the European Hornbeam (Carpinus betulus "fastigiata") be used as sidewalk planting. I am requiring that five 24" box Liquidambar "Palo Alto" trees be planted 7.5 feet to 10 feet behind the sidewalk to compensate for several large trees being removed from this site. Retained trees on this site are to be safety pruned. dh b/brazeal/550-56OBuchon PKC j/•Z4'C1j�v"� (�� AebW 0 l � T SECTION 3 PUBLIC WORKS - STREETS AND SIDEWALKS CHAPTER 3.04 CALLING FOR BIDS 3.04.010 Excerpt from Council Meeting Minutes of 05/02/60 - Adopted by motion Administrative Officer Miller suggested to the Council that in the future, the City not call for bids for construction of any improvements until all the easements, right-of-way, etc. have been acquired. By common consent of the Council , Mr. Miller's suggestion was accepted as Council policy. �tsts CHAPTER 3.08 REPAIRS TO CITY STREETS 3.08.010 Resolution 1238 adopted 01/06/64 That, in addition to the existing conditions and permits required by the Department of Public Works for permits to make excavations within the City street rights-of-way, the City Engineer shall require the following: 1 . The permittee shall, with due diligence, complete all backfilling as soon as the permittee is able to do so and shall, within two (2) working days excluding Sundays. Saturdays and holidays, repave the trench with either a - temporary cold mix or a. permanent hot plant mix. 2. In the event the permittee installs the temporary cold mix, then the permittee must, within thirty (30) days thereafter, repave the trench with the permanent hot plant mix or deposit sufficient monies, as determined by the City Engineer, with the City to cover the cost thereof. 3. The City Engineer may grant exceptions to the above if he is satisfied that the requested exception will not unduly interfere with the use of the street area and will accomplish the purposes set forth above. ssss CHAPTER 3.12 CURB. GUTTER AND SIDEWALK IMPROVEMENT 3.12.010 Resolution 1317 adopted 07/13/64 A. That the curb. gutter and sidewalk improvement policy on City rights of way in the City of San Luis Obispo is hereby established as follows: 1. The width of sidewalks shall be not less than four feet if detached from the curb and not less than six feet including curb width if 3-2 x-22 attached to the curb. Sidewalks may be constructed Y greater than the minimum width upon approval by the City Engineer. —D 2. The width and location of new sidewalks shall correspond with existing sidewalks within the block, subject to the following: a. In the event one half or more of the block frontage has been Improved with sidewalks of greater than minimum width, then all new sidewalks in said block shall match the existing width and location when, in the opinion of the City Engineer, the existing pedestrian traffic warrants the increased width. b. In the event less than one half of the block frontage has been improved with sidewalks of greater than minimum width, the location of new sidewalks will conform to existing sidewalks, however, new construction will not be required in excess of the minimum width standards. c. In the event there are no sidewalks in the block, then the property owner may construct either a four foot detached sidewalk or a six foot integral sidewalk, whichever will better preserve desirable trees within the block. --- �- d. The installation of 'both six foot integral and detached sidewalks within the same block will be allowed only upon determination by the City Engineer that the change within the block is necessary to preserve a desirable tree that is at least four inches in diameter, a distance of two feet above ground level. e. Four foot integral sidewalks will be permitted where the average cross fall in the block is greater than fifteen per cent as determined by the City Engineer, or where approved four foot integral sidewalks have been constructed across at least one half of the block frontage. �--�f. If existing sidewalks in a block consist of part integral and part detached sidewalks, then the City Engineer shall determine the type and width of any new sidewalks. 3. In commercial districts, the width of sidewalk shall be equal to the distance between the curb and property line. A residential standard may be permitted in outlying commercial areas upon determination by the City Engineer that said width is sufficient to serve future pedestrian needs. 4. This sidewalk policy may be modified for a particular location by the City Engineer where, in his opinion, the change would be in the best Interest of the City. B. That any curb, gutter and sidewalk improvement policy heretofore established inconsistent herewith is hereby repealed. sass 3-3 2+23