AgdaPkt 2003-08-11 - Laserfiche WebLink

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project three times. At their last review on August 28, 2001, the ARC voted to 'conceptually approve' the building design. However, the ARC has had on -going concerns about the site plan (Attachment #5). Since the site plan is ultimately a function of the Planned Development Permit review, the ARC voted to refer the project to the Planning Commission at this time, prior to completing their design revie of the project details. If the Planning Commission approves the project, then staff will refer it back to the ARC with the revised site plan. USE PERMIT A Use Permit is required for all office developments larger that 10,000 square feet in the General Commercial — Combined Residential ('CG -R') Zoning District. Use Permits are also required for all mixed -use developments within the City. Use Permits are established to ensure that proposed land uses will be compatible to the Zoning District and to the adjacent neighborhood. The proposed project includes two different land uses on the site, office and residential. Both of these uses are compatible to the General Commercial — Combined Residential Zoning District and are appropriate for the project site location on El Camino Real. Compatibility between the proposed project and the adjacent low- density residential land uses is also very important. Issues include noise, privacy, traffic, shadowing, and architectural design. The proposal includes a 7.5 -foot high masonry wall along the rear property line as a noise and visual buffer between the project and the adjacent single family home. The landscape plan also includes a row of evergreen trees along this wall line to provide further visual buffering from the second floor office space and the third floor residential units. Also, trees are proposed in the rear corner of the site to provide additional visual screening for the two nearest neighbor's backyards. These features plus the rear yard setback should minimize potential nuisances. Traffic concerns are being addressed based on the location of the driveway entrance and physical traffic controls such as the new landscaped median on El Camino Real. The proposed land use, mixed -use office with residential, has a lower trip generation rate than other types of land uses that could be permitted in the CG- R Zoning District, such as fast food restaurants, gas stations, and convenience stores. The building is located about fifty feet away from the adjacent residential properties. This setback is slightly larger than the building height. As shown in the attached shadow study, this design in combination with the orientation of the project will not result in a significant shadow impact on the adjoining properties. The new landscape screening may provide some shading. However, it is believed that due to site orientation and with cooperation regarding pruning preference, the new landscaping will be deemed desirable by all proximate property owners. So far, the Architectural Review Committee has reviewed the building design three times. In their reviews, the committee has considered the adjacent residential neighborhood and has required that the building design have a residential character.