13 - Laserfiche WebLink

location of the street trees in the Option 1 image on page 11 are for illustrative purposes only. Staff has added a condition of approval requiring the applicant to install street trees. Option 2 If the currently-proposed driveway location is retained, thinner pavement sections should be used under the dripline of the trees, and the site's grade elevation should be raised to limit impact to the roots. In addition, a certified arborist should be on-site during site excavation activities, similar to Option 1. Either option would require a bond, or other financial security acceptable to the City, for the full appraised value of the two heritage trees proposed to be retained. The bond, or other financial security, would be retained for no less than two years, as determined by the City's Landscape Architect, after project completion to ensure the survival of the two heritage trees to be preserved. A condition of approval has been added to reflect these requirements. Staffs preferred option is Option 1, as that option would also yield an additional parking space and enhanced tree protection. However, Option 2 would also allow for preservation of the two heritage trees on the site. Growth Management Agreement The City's Growth Management Ordinance (GMO) regulates the number of residential building permits that can be issued each year in order to assure a predictable growth rate while providing housing and currently allows a total of 235 Growth Management Unit Allocations (GMUAs) per year. To date in 2016, a total of 100 GMUAs have been issued. The proposed development would require six GMUAs. If the Council approves the requested GMUAs, a total of 106 GMUAs would be issued to-date this calendar year, below the allocation limit. The Growth Management Agreement for the project is included as Attachment 2. PLANNING COMMISSION ACTION The Planning Commission held a public hearing on July 13, 2016, to review the proposed project and received public testimony. The staff report and excerpt of the draft minutes from this meeting are provided in Attachments 4 and Attachment 6. The three Commissioners who voted in favor of the project recommended that the conditions of approval be revised to: (1) remove the words "unless otherwise approved by the City Engineer" from Condition No. 83 (pertaining to the provision of a water meter on each lot); (2) add a condition to substitute the metal siding accents with siding of a different material at the discretion of the Director of Community Development; (3) add a condition to relocate the curb cut on Augustine Street to accommodate one additional on-site parking space while preserving the two on-site heritage- sized trees; and (4) add a condition to change the bathroom of the mixed-use space in Residence 1 to remove the proposed bathtub and install a two-piece or shower configuration (to discourage the mixed-use space from being used as a living space). The Planning Commission also strongly recommended the applicant install story poles prior to the City Council hearing. Exhibit A in Attachment 1 reflects the recommended modification to Condition No. 83, and the incorporation of a new condition requiring the applicant to relocate the curb cut on Augustine Page 12 of 14