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Staff Report to the Planning Commission Lands of Blackman 13815 Barton Court January 27, 2005 Page 3 of 11 code requirements. The new driveway would be a minimum of 14 feet in width for its entire length and a required fire truck turnaround has been incorporated into the proposed driveway plan. A garage will provide three (3) covered parking spaces with standard dimensions of 10' x 20'. Two (2) additional outdoor parking spaces are located directly east of the main entrance outside of the required setbacks. Outdoor Lightin The applicant is proposing two (2) driveway entry lights and two (2) recessed step lights within the east property line setback to provide safety fighting in the driveway backup area (Lighting Plan L3). Staff has included condition #6 for outdoor lighting, requiring that fixtures be down shielded, low wattage, and shall not encroach or reflect on adjacent properties. The applicant has submitted lighting specifications indicating that all proposed fixtures will be downshielded or have opaque glass covers to mitigate visibility. Trees & Landscaping Existing vegetation on the property includes a row of cypress trees which provides dense screening along the southwest property line. The rest of the property is sparsely planted with several oaks, a cypress, a pepper tree, and some ornamental plantings around the house and at the bottom of the driveway. Trees proposed to be removed as part of the site .development proposal include one (1) 12" pepper, one (1) 10" fig, and four (4) 8"-10" oak trees. The location and list of the trees to be removed are detailed on the preliminary site plan (Sheet C2). To ensure that all significant trees will be protected throughout the construction period, staff has included condition of approval #5 requiring that the trees within the vicinity of the construction be fenced for protection. A landscape screening and erosion control plan will be required after final framing of the new residence.. Furthermore, any landscaping required for screening or erosion control will be required to be planted prior to final inspection, and a maintenance deposit to ensure viability of plantings will be collected prior to final inspection. Drainage Water runoff generated from the new development will be collected and carried to an onsite storm water detention system consisting of four 24"D x 35'L solid storage pipes. The system slows down the incoming flow and meters the outflow to a 3" pipe. The water is then carried to a 8' x 10' rip -rap dissipater located west of the new driveway. In addition, a new earthen Swale will be constructed around the perimeter of the property to capture additional stormwater runoff from neighboring properties. The applicant's engineer has provided a hydrology study which included storm flow analysis and calculations showing that the proposed drainage improvements will mitigate impacts of