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PC y�+N Q SAN JOAQUIN COUNTY COMMUNITY DEVELOPMENT DEPARTMENT �.0 P 1810 E.HAZELTON AVE.,STOCKTON,CA 95205-6232 PHONE:209/468-3121 FAX:209/468-3163 June 2, 2005 To: PLANNING COMMISSION From: KERRY SULLIVAN, DIRECTOR Re: SITE APPROVAL APPLICATION NO. PA-0400400 OF GREG & KAREN WRIGHT & JULIE MORIN On May 5, 2005, the Planning Commission directed the Community Development Department to review the option of constructing a six-foot to seven-foot masonry wall along North Sierra Drive and eliminating vehicular access off of North Sierra Drive to the proposed project site. The Community Development Department has reviewed the Development Title requirements regarding installation of a wall and offers the following comments. Development Title Section 9-1022.2(c) and Table 9-410.3 require that any solid fence or wall over three feet in height along the street side of a property line in a C-C Zone (Community Commercial) be set back a minimum of twenty feet from the property line. If a wall is placed twenty feet off the property line along North Sierra Drive, the design of the project would be impacted, and the following issues would require further review: • The reduction of two driveways along North Sierra Drive with a single point of access off of State Route 88 would require an amended traffic study. • The number of parking spaces would be reduced from sixty-two to fifty-eight, and on-site traffic circulation would have to be redesigned. A minimum of 60 parking spaces are required for the project as currently proposed. • The proposed drive-through coffee house would have to be relocated to the western portion of the property because of the masonry wall setback. KS/JF/blm Attachment: Revised Site Plan DEVSVC/pereports/PA-0400400(PC MEMO)