CITY OF VACAVILLE PLANNING COMMISSION Agenda Item No. G.2 STAFF REPORT June 21, Staff Contact: Peyman Behvand (707)

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1 CITY OF VACAVILLE PLANNING COMMISSION Agenda Item No. G.2 STAFF REPORT June 21, 2011 Staff Contact: Peyman Behvand (707) TITLE: REQUEST: TARE TRAP RETAIL CENTRE CONDITIONAL USE PERMIT, DESIGN REVIEW AND LOT LINE ADJUSTMENT REQUESTS TO CONSTRUCT A RETAIL CENTER AT 167 BELLA VISTA ROAD. RECOMMENDED ACTION: APPROVE THE CONDITIONAL USE PERMIT, DESIGN REVIEW AND LOT LINE ADJUSTMENT REQUESTS, SUBJECT TO THE CONDITIONS OF APPROVAL. APPLICATION INFORMATION APPLICATIONS: Categorical Exemption, Conditional Use Permit, Design Review, and Lot Line Adjustment FILE NO: File No APPLICANTS: Robert Sesar, RSA Architecture PROPERTY OWNER: Richard Quinn PROPERTY INFORMATION LOCATION: 167 Bella Vista Road SITE AREA: 1.9 Acres (81,742) square feet ZONE: CG General Commercial GENERAL PLAN DESIGNATION: Highway Commercial CURRENT LAND USE: Vacant Site ADJACENT ZONING & USE: North: Interstate 80 South: CG (SS-2) Commercial East: CG (SS-7) Sonic Restaurant West: Interstate 80 PROJECT SUMMARY: SITE AREA: 81,742 square feet BUILDING FLOOR AREA: 13,800 square feet, Building 1 (2,200) and Building 2 (11,600) FLOOR AREA RATIO:.17 BUILDING HEIGHT: 25.5 (one-story) BUILDING MATERIALS: Stucco siding with heavy timber framing, stone veneer, and metal trellis elements, and metal roof 1

2 PARKING PROVIDED: BUILDING SETBACKS: Required: 87, including 4 accessible spaces Provided: 87, including 4 accessible spaces Required: 20 feet minimum Provided: Approximately 25 feet minimum LANDSCAPE SETBACKS: Required: 10 feet along street frontage, 12 feet along freeway frontage Provided: 12 feet along the perimeter of site ACCESS: UTILITIES: PROJECT DESCRIPTION Via two driveways on Bella Vista Road City utilities will serve the site The project proposal is to construct a 13,800 square foot commercial retail center consisting of an 11,600 square foot main building and a 2,200 square foot pad building, both buildings include drive-through lanes. The applicant is requesting approval of Conditional Use Permit, Design Review and Lot Line Adjustment permits. The proposed exterior building materials consist of cement plaster siding, with heavy timber framing and stone veneer elements, metal trellis and roofing, and aluminum storefront framing. The site plan identifies driveways on Bella Vista Road, 87 on-site parking spaces and site landscaping. PREVIOUS ACTIONS 1988 A Unocal Service Station is constructed at 167 Bella Vista Road. Mid-1990 s The service station building and fuel pumps were demolished and removed from the site. PROJECT ANALYSIS COMPLIANCE WITH ADOPTED PLANS AND ORDINANCES 1. Conditional Use Permit Chapter (Downtown Commercial) of the City of Vacaville Land Use and Development Code identifies Drive-in business as a conditional use. Drive-in Businesses are establishments where business or service is directed to an automobile or its occupants, including fast food service restaurants and similar uses. No specific businesses are proposed at this time. However, the proposed site layout includes two drive-thru lanes for future tenants. Therefore, the Code requires that the applicant obtain a Conditional Use Permit to operate drive-in businesses at this site. 2. Design Review Section (Design Review) of the Land Use and Development Code states: Design Review is the part of the project review process that addresses the 2

3 aesthetic character of lands and buildings and the overall layout of a development site, as well as its compatibility with surrounding land uses. The project site is located between Interstate 80 and Bella Vista Road. A highly visible site such as this requires that building and site designs are carefully reviewed to ensure high quality project. BUILDING DESIGN The applicant is proposing an exterior building design theme which makes use of pitched roof elements, cement plaster siding, with wood and masonry elements. Colors being used in the project are green, tan, red, and brown shades as shown on the proposed color board attached as Exhibit D. Staff is supportive of the proposed exterior building design as it provides a new aesthetic design not currently seen in Vacaville. As part of Condition No. 4, staff is recommending minor exterior enhancements related to stone wainscoting, decorative light fixtures, and additional trim elements. Building 1 Building 1 is a single-story, 2,200 sq. ft. foot pad building with a drive-through lane. It is primarily designed for an eating establishment use. The proposed exterior building materials consist of cement plaster siding, with heavy timber framing and stone veneer elements, metal trellis elements, metal roofing, and aluminum storefront framing. Building 2 Building 2 is a single-story, 11,600 sq. ft. structure with a drive-through lane designed for retail and potential restaurant uses. The proposed exterior building materials consist of cement plaster siding, with heavy timber framing and stone veneer elements, metal trellis and roofing, and aluminum storefront framing, consistent with Building 1. LANDSCAPING The proposed site landscaping includes a mix of shade and decorative trees such as Chinese Pistache, Hackberry, Crape Myrtles and Flowering Pears. The site also includes shrubs, ground covers, and bioswale plantings. The Code requires a minimum 10 ft. of landscaping along Bella Vista Road and a minimum 12 ft. along the freeway frontages. The proposed landscape plan meets these requirements. In addition, the Land Use and Development Code requires drive-through and stacking lanes to be screened. The applicant is proposing a painted decorative metal screen with flowering vines for the Building 1 drive-through lane. Condition No. 4(b) recommends that both drive-through lanes include a metal screen fence with evergreen vines. Along the site s I-80 frontage, the City s Gateway Master Plan requires a mix of small flowering pear trees, and large flowering and native shrubs, the proposed landscape plan meets this requirement. The proposed landscape plan is consistent with the requirements of the Gateways Design Master Plan. 3

4 PARKING Section (Supplemental Standards, Off-Street Parking and Loading) of the City of Vacaville Land Use and Development Code identifies the parking standard for retail and general merchandise stores at one space for each 250 square feet of gross floor area. The Code also states that restaurants and eating establishments shall provide one space for each three seats, but in no case less than one space per 100 square feet of gross floor area; except for take-out restaurants with less than 12 seats, which requires one space per 200 square feet of gross floor area. Based on the proposed eating establishment and retail uses for the site, a minimum 87 on-site parking spaces are required, which the site plan identifies. SIGNS Conceptual sign areas have been identified on the building elevations, however, specific building or directional signs for the commercial center are not proposed with this application. Section (Signs) of the Land Use and Development Code establishes specific sign guidelines for commercial uses. Condition of approval No. 5 requires any application for sign permits to conform with the standards of the Land Use and Development Code. Generally speaking, the Code allows one square foot of sign area for each lineal foot of building frontage on a public street. If a building has frontage on more than one public street, the sign area for the lesser length frontage shall be one half square foot of sign area per lineal foot of frontage. The Code also allows one freestanding sign for every 300 feet of frontage on a public street. Allowable freestanding sign areas are calculated based upon the street classification and frontage length. In this case, the project site would be allowed a freestanding sign 40 square feet in area and a maximum 15 feet in height. 3. Parcel Merger (Lot Line Adjustment) The existing site contains three separate parcels. Due to the fact that the proposed building would be constructed over the existing parcel boundaries, a parcel merger is necessary. For this reason, the applicant is proposing to merge the three parcels into one 81,742 square foot lot. A parcel merger is subject to staff-level approval, but in this case this action is incorporated into the comprehensive review of all actions needed for this project. LAND USE COMPATIBILITY 1. Adjoining Land Uses The project site previously included a service station, but is now vacant. The site is zoned General Commercial, similar to other adjoining land uses. There are other commercial, retail, service and eating establishment uses adjacent to the site. Staff believes the proposed retail center will be compatible with other surrounding commercial uses on Bella Vista Road and Davis Street. 4

5 ENVIRONMENTAL REVIEW Pursuant to Section (In-fill Development) of the California Environmental Quality Act (CEQA), the proposed commercial center is Categorically Exempt from the requirements of CEQA, based on the following: (a) The proposed project is consistent with the General Plan and Zoning; (b) The proposed project will occur within City limits on a parcel no more than 5 acres; (c) The proposed project site has no value, as habitat for endangered, rare or threatened species; (d) Approval of the project will not result in any significant effects relating to traffic, noise, air quality, or water quality; and (e) The proposed project site can be adequately served by all required utilities and public services. No additional environmental analysis is required. CONCLUSION The applicant is proposing to construct a 13,800 square foot commercial retail center consisting of an 11,600 square foot main building and a 2,200 square foot pad building. Staff is supportive of the project and believes it will be a benefit to the City, because: (1) the project proposes to develop an existing vacant site; (2) the proposed design of the project including landscaping and building design will enhance the aesthetics of the site and surrounding area, and (3) the proposed project will allow for new commercial tenants, which will provide a positive addition to the City s inventory of commercial uses. RECOMMENDATION By simple motion, that the Planning Commission approve the Resolution of the Planning Commission of the City of Vacaville approving the Tare Trap Retail Centre Conditional Use Permit, Design Review and Lot Line Adjustment. ATTACHMENTS: Exhibit A - Conditions of Approval Exhibit B - Location Map Exhibit C - Tare Trap Retail Centre Plan Set Exhibit D - Applicable Code Sections, Conditional Use Permit, Design Review, Lot Line Adjustment 5

6 RESOLUTION NO RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF VACAVILLE APPROVING THE TARE TRAP RETAIL CENTRE CONDITIONAL USE PERMIT, DESIGN REVIEW AND LOT LINE ADJUSTMENT WHEREAS, the Planning Commission of the City of Vacaville conducted a hearing on June 21, 2011 to consider Conditional Use Permit, Design review, and Lot Line Adjustment requests for the Tare Trap Retail Centre, relating to the following described property: 167 Bella Vista Road APNs: WHEREAS, the public hearing before the Planning Commission was duly noticed in accordance with applicable state law and the Vacaville Land Use and Development Code requirements; and WHEREAS, the Planning Commission received testimony from City staff, the applicant, and all interested persons regarding the proposed project; and WHEREAS, the Planning Commission has determined that the project is categorically exempt under Section (In-fill Development) of the California Environmental Quality Act (CEQA) Guidelines which exempts In-fill development, and finds: 1. The proposed project is consistent with the General Plan and Zoning; 2. The proposed project will occur within City limits on a parcel no more than 5 acres; 3. The proposed project site has no value, as habitat for endangered, rare or threatened species; 4. Approval of the project will not result in any significant effects relating to traffic, noise, air quality, or water quality; and 5. The proposed project site can be adequately served by all required utilities and public services. WHEREAS, The Planning Commission has reviewed the request for the Tare Trap Retail Centre Conditional Use Permit, and finds: 1. That the proposed use and location is consistent with the goals, objectives, and policies of the General Plan and of the Development Code. The Land Use and Development Code requires a Conditional Use Permit for this use, which the applicant is requesting in order to be in compliance with the General Plan and the Land Use and Development Code. The proposed project and conditions of approval are designed to ensure compatibility with adjacent uses, and approval of this Conditional Use Permit will allow for the occupancy of drive-thru uses at this site. 6

7 2. That the subject site is suitable for the type and intensity of use or development proposed, and the location, size, design, and operating characteristics of the proposed use are compatible with adjacent uses or with adjacent natural resources. As designed and conditioned, the project site is suitable for the type and intensity of use of the development. As proposed and conditioned, staff is not anticipating any land use impacts to adjoining uses, because this site is zoned specifically for this type of construction and the applicant is not proposing exceptions to the Land Use and Development Code. 3. That the proposed use and any exception or waiver to development or performance standards shall not result in conditions that would be detrimental to the public health, safety, or welfare of the community. The project proposal does not include any exceptions or waivers to development or performance standards which may result in conditions that would be detrimental to the public health, safety, or welfare of the community. 4. That adequate public facilities and services are available to serve the site or will be made available concurrent with the proposed development. All City utilities and services are available to serve the site. 5. That projected traffic levels and levels of service are, or as a result of conditions of approval will be, consistent with the policies of the Transportation Element of the General Plan. The proposed project will not create any impacts to traffic levels or levels of service on the City s circulation system and is consistent with the policies of the Transportation Element of the General Plan. 6. That the potential impacts to the City s inventory of residential lands have been considered. The proposed project is a commercial use located within a General Commercial (CG) land use zoning district. There will be no impacts to the City s inventory of residential lands. WHEREAS, the Planning Commission has reviewed the request for a Design Review for the Tare Trap Retail Centre, and finds: 1. That the project is consistent with the goals, objectives, and policies of the General Plan, the Zoning Ordinance, and the Development Code; This project is consistent with the goals, objectives, and policies of the General Plan, the Zoning Ordinance, and the Development Code. 7

8 2. That the proposed project is consistent with the standards and regulations of the applicable zoning district, and is consistent with any other approvals for the site; This project is consistent with the standards and regulations of the General Commercial Zoning District. No prior approvals for the Tare Trap Retail Centre project have been proposed. 3. That the subject site is suitable for the type and intensity of use or development proposed, and that the design, size, and other physical characteristics of the proposed use are compatible with adjacent uses, or with adjacent natural resources; The project site will provide a suitable location for a commercial retail center and will be compatible with the surrounding general commercial uses. 4. That the proposed uses will not be detrimental to the public health, safety, or welfare of the community; The proposed services provided by the commercial tenants within this retail center will not be detrimental to the public health, safety, or welfare of the community. 5. That adequate public facilities and services are available to serve the site or will be made available concurrent with the proposed development; The project site is an existing vacant site with existing public facilities and services available to serve the new uses. 6. That projected traffic levels and levels of service are, or as result of conditions of approval, will be consistent with the policies of the Transportation Element of the General Plan; The project is consistent with the Transportation Element of the General Plan. 7. That the project is consistent with any design guidelines adopted pursuant to Section (C) of Division 14.01, Administration, of this Title, for the type of use or structure proposed. The project as designed and conditioned is consistent with all applicable design guidelines. WHEREAS, the Planning Commission has reviewed the request for a Lot Line Adjustment for the Tare Trap Retail Centre project, and finds: 1. The resulting lots are serviced by public rights-of-way and improvements and that either the existing development or future development of the parcels can be accommodated pursuant to the applicable provisions of the Development Code and Building Codes; 8

9 The resulting lot will have driveway access on Bella Vista Road, and the proposed development project will be consistent with applicable provisions of the Land Use and Development Code and the Building Code. 2. The resulting lots conform to the applicable provisions of the Development Code and Building Codes, such as minimum setbacks, lot area, and lot width and depth; The resulting lot will be consistent with the provisions of the General Commercial zoning district standards. 3. To facilitate the relocation of existing utilities, infrastructure, or easements as necessary, The resulting lot will be able to facilitate any necessary relocation of utilities, infrastructure or easements. 4. That taxes, bonds and assessments are readjusted as necessary. The County Assessors Office will readjust taxes, bonds and assessments as necessary. NOW, BE IT RESOLVED that the Planning Commission does hereby approve the Tare Trap Retail Centre Conditional Use Permit, Design Review, and Lot Line Adjustment requests for 167 Bella Vista Road, subject to the conditions of approval in EXHIBIT A, attached hereto and incorporated herein by reference. I HEREBY CERTIFY that the foregoing resolution was introduced and passed at a regular meeting of the Planning Commission of the City of Vacaville, held on the 21 st day of June, 2011, by the following vote: AYES: NOES: ABSENT: ATTEST: Maureen T. Carson, Director of Community Development 9

10 EXHIBIT A CONDITIONS OF APPROVAL TARE TRAP RETAIL CENTRE CONDITIONAL USE PERMIT, DESIGN REVIEW, LOT LINE ADJUSTMENT 167 Bella Vista Road File No I. Standard Conditions of Approval: The applicant shall comply with the applicable Standard Conditions of Approval. In the event of a conflict between the Standard Conditions of Approval and these Conditions, these conditions shall prevail. II. Project-Specific Conditions: The applicant shall comply with the following Project-Specific Conditions: PLANNING 1. This action approves Conditional Use Permit, Design Review, and Lot Line Adjustment requests for the Tare Trap Retail Centre at 167 Bella Vista Road. The project consists of the construction of a 13,800 square foot commercial retail center consisting of an 11,600 square foot main building (Building 2) and a 2,200 square foot pad building (Building 1), both buildings include drive-through lanes. 2. Plans submitted for Building Permits shall be in substantial compliance with plans approved by this action and dated June 21, 2011, except as modified by these conditions. Any modifications to the approved plans or project description shall be subject to review and approval by the Director of Community Development and may require a separate Planning entitlement review process. 3. Plans submitted for Building permits shall include the following exterior enhancements, subject to review and approval by the City Planner: a. The stone veneer wainscoting shall be a minimum four (4) feet high. b. Building light fixtures shall be a decorative up/down lighting design. c. Parking lot light poles shall be a low-profile decorative design. d. Building cornices shall be painted a different color than the building wall. e. The proposed roll-up doors on the rear elevation of Building 2 shall be a clear glass design. f. Two (2) 8 ft. x 8 ft. metal trellis structures with evergreen vines shall be installed in the middle portion of the rear elevation of Building 2. g. The windows on the rear and side elevations of Building 2 shall include a foam pop-out trim to be painted a different color than the building wall. h. Building edges shall include heavy timber framing. i. All doors shall be painted to match the adjoining building colors which in some cases include two colors. 10

11 4. Plans submitted for Building Permits shall include a Final Landscape Plan subject to review and approval by the City Planner, which shall include the following: a. All proposed trees shall be a minimum 24 box size. b. There shall be a minimum one (1) ft. wide landscape planter with a minimum four (4) ft. high tubular fence with evergreen vines installed along the outer edge of the drive-through lanes for Buildings 1 and 2. c. Landscaping adjoining the masonry wall facing I-80 shall include, min. 24 inch box Chinese Pastiche trees and shrubs. d. Parking lot shading calculations which clearly show compliance with the City s Parking Shading requirement (50% shading in 10 years). e. Trees shall not be planted directly on top of any storm drain or sewer lines. In addition, trees planted in these areas shall include linear root barrier panels to protect the utility lines from root encroachment. f. All metal trellis fixtures shall include evergreen climbing plants. g. All areas within the site not used or specifically intended for structures, parking, or other necessary site improvements, shall be landscaped. h. All landscape planters shall contain appropriate soil amendments to ensure sustained growth of trees and shrubs. i. Parking lot shading calculations which clearly show compliance with the City s Parking Shading requirement (50% shading in 10 years). 5. All signage for the building shall be subject to a separate Sign Permit from the Building Division and shall comply with the standards of Land Use and Development Code Section No cabinet sign designs shall be permitted, all building and freestanding signs shall be an individual letter, internally illuminated or halo-lit design. Each tenant space may be permitted one square foot of sign area for every lineal foot of primary frontage, and are allowed one wall sign per street frontage. 6. Window coverings such as wood boards, spandrel glass, black glass, vinyl, etc. shall not be placed on any window or glass areas. 7. Drive-through menu boards shall be installed in locations which provide queuing for a minimum of four cars ahead of the menu board and four cars between the menu board and the pick-up window. 8. Site loading zones located at the rear of Building 2 shall only be utilized by shipping trucks during non-business hours. 9. All walkways shall be a minimum of four feet wide and free of any obstruction. Sidewalks adjoining parking spaces shall be a minimum of six feet wide to provide for two feet of vehicle overhang. 10. The exterior materials of the trash enclosures shall include materials similar to the on-site buildings. All trash containers shall be kept within an approved enclosure and screened from view, subject to review and approval by the City Planner. 11. A minimum 87 on-site parking spaces including four accessible spaces shall be provided. All parking spaces shall be constructed in accordance with the Land Use and Development Code Section (Off-street Parking and Loading). The property owner shall be responsible for ensuring that the types of uses operating or 11

12 proposed for operation at the project site do not result in parking exceeding 87 spaces, per the Code. Eating establishments shall provide a minimum one space for every 100 sq. ft. of gross floor area, or one space for every three seats, whichever is more. Retail uses shall provide a minimum one space for every 250 sq. ft. of gross floor area. All standard sized parking spaces shall be a minimum width of 9 feet and a minimum length of 20 feet and compact spaces shall be a minimum width of 9 feet by 16 feet. 12. Stamped decorative concrete pavement shall be provided at the driveway entrances to the site. The length and width of the decorative concrete paving shall be minimum 30 feet x 20 feet. The final design shall be included in plans submitted for Building Permits, subject to review and approval by the City Planner. 13. The property owner shall obtain a Lot Line Adjustment approval prior to issuance of any Building Permits. 14. Roof-mounted equipment shall not exceed the height of any parapet or equipment well. Plans submitted for building permits shall include: (1) building cross-sections; (2) max. height of units; (3) max. height of equipment pads/curbs; (4) low and high parapet heights; and (5) a statement confirming that no roof units will exceed the height of the lowest parapet. A statement by the Mechanical Engineer shall be placed on the plans verifying that the roof units shall not exceed the height of low or high parapets. It shall be the responsibility of the property owner to ensure equipment curbing and final unit sizes do not result in visible roof units/equipment. Please note the final inspection approvals from Planning shall not be granted if the proposed project includes visible roof units/equipment. 15. The Applicant, (RSA Architecture) and the development shall comply with these conditions of approval and all applicable provisions of the Vacaville Municipal Code (Zoning, Subdivision, Building Codes, etc.), the Vacaville General Plan and any applicable policy plan or specific plan, as such provisions may be amended from time to time including, but not limited to, Vacaville Municipal Code Section , which requires, except as otherwise provided by law (e.g. Government Code ) that the Applicant shall defend, indemnify, and hold harmless the City and its officials and employees in any action, claim or proceeding brought by any person or entity to overturn, set aside, or void any permit, entitlement, or approval issued or granted by the City. The City shall promptly notify the Applicant of any such action, claim or proceeding and the City shall cooperate with Applicant in the defense thereof without contributing to the cost of such defense. 16. The Applicant, (RSA Architecture) shall indemnify, defend and hold the City of Vacaville and its officers and employees harmless against all claims, suits or actions made against them arising out of or in connection with the ownership, occupancy, use or development of the project site, or any portion thereof, including the installation or construction of improvements thereon; however, this duty to indemnify and defend shall not extend to any claim, suit or action arising solely from the City or its officers or employees' negligence or misconduct. In addition, the Applicant shall comply with the requirements of Vacaville Municipal Code Section

13 DEVELOPMENT ENGINEERING 17. Preliminary Title Report. Plans submitted for Building Permits shall include a current Preliminary Title Report. 18. Easements and Property Lines. Show current property lines and easements. It is the City s understanding that the Applicant shall submit either a Lot Line Adjustment or a Parcel Map to reduce the number of parcels down to two parcels. 19. Driveway Locations. The Applicant shall provide the City with a existing topographic information showing the locations of existing driveways on the opposite side of Bella Vista Road along with striping on Bella Vista Road. The western driveway shall line up with the existing driveways on the opposite side of Bella Vista Road. 20. Sidewalk. The Applicant shall provide a 7-foot wide sidewalk along Bella Vista Road. New sidewalk shall be dowelled into existing curb and gutter where existing curb and gutter is shown to remain. The new sidewalk shall extend east to a future pedestrian crossing at the Bella Vista / I80 Ramp / Davis Intersection. 21. Curb, Gutter and Asphalt Concrete. The Applicant shall install curb, gutter and asphalt pavement along Bella Vista Road where existing curb and gutter is not present. The Applicant shall saw cut a neat straight line a minimum 1-foot into the existing asphalt concrete and provide a minimum 40-foot wide road. 22. Undergrounding of Overhead Utilities. The Applicant shall underground the existing overhead utilities along the property frontage. 23. Street Lighting. The Applicant shall install the necessary street lighting to meet current City Standards along the project frontage. 24. Public Utilities Easement. The Applicant shall provide a minimum 10-foot Public Utilities Easement along the property frontage along Bella Vista Road. 25. Water Pressure for Fire Suppression. The existing public 8-inch water main traversing the project site is a dead-end line that will not supply the required water demand. Therefore, the Applicant shall connect the northern end of the existing public 8-inch water main to the 18-inch transmission main, also located on the project site Inch Water Transmission Main. The Applicant shall be aware of the 18-inch water transmission main located within existing easements on site. The Applicant shall maintain a minimum of 42-inches of cover over this waterline. 27. Water Service. The Applicant shall locate new water services and meters within public rights of way and shall either front the property that they serve or be located within a private utility easement. The Applicant shall calculate the size of the needed water service commensurate with the demand needed for the buildings. The water meter shall match the size of the water service. An existing 8-inch water service is stubbed to the site near the midpoint of the two proposed driveways. If the Applicant decides against utilizing this service, the Applicant shall abandon the service at the watermain. 13

14 28. Benefit Districts. The location of the project is within two benefit districts, Davis/Bella Vista/I-80 Benefit District and Bella Vista Watermain Extension Benefit District. The Applicant shall pay their fair share estimated as follows: a. Davis/Bella Vista/I-80 Benefit District - $90,281 b. Bella Vista Watermain Extension Benefit District - $5, Sanitary Sewer Manhole. The location of the proposed sanitary sewer service to Building 1 shall include a manhole located outside the driveway or sidewalk, in asphalt concrete pavement either in Bella Vista Road or the PUE behind the sidewalk 30. Two-Way Left Turn Lane. The Applicant shall revise the striping on Bella Vista Road to provide a two-way left turn lane consistent with CALTRANS Standards and Specification for thermoplastic marking and signing of a two way left turn lane. The new two-way left turn shall replace the existing left turn pocket at the easterly end of the Bella Vista Road frontage and continue west to a point that encompasses the eastern driveway. The Applicant shall provide R 26(S) No Stopping Anytime signs on both sides of Bella Vista the length of two way left turn lane, spaced ~ 250' on center and utilizing existing street light poles when possible. (It is noted that two-way left turn lane is being required to provide for left turn movements to driveways along Project Frontage instead of aligning the easterly driveway with the existing driveway on the opposite side of Bella Vista Road because of the relatively low traffic volumes on Bella Vista Road, and because aligning the eastern driveway would bring it closer to intersection with I-80 ramp where it would have greater potential to create friction for ramp volumes). 31. Pedestrian Access. As part of the City s Davis Street Widening project, the City shall include improvements for Pedestrian Access from the Southwest corner of the Bella Vista / I80 ramp / Davis Intersection to the northwest corner. The City shall develop improvement plans and secure an encroachment permit from Caltrans for the intersection modification. The Improvements shall include installing accessible ramps (3) at the west leg of the Bella Vista / I80 off ramp / Davis St. Intersection; installing pedestrian controls to the signalized intersection; striping 10-foot wide crosswalks; installing pedestrian barricades; removing median islands as necessary for the crosswalks; and any other improvements necessary to meet City and Caltrans requirements. The applicant shall provide The Applicant shall provide sidewalk and an access ramp (1) along the project frontage to the Bella Vista Rd / I80 ramp / Davis St intersection. Because this intersection is a Caltrans controlled intersection, the City must obtain Caltrans approval for these improvements. If Caltrans does not provide approval for these improvements, pedestrian access will not be provided across the west leg of the intersection and the Applicant s responsibility to install sidewalk east of the eastern driveway will not be required. FIRE 32. Approved address numbers shall be provided for each building. Such numbers shall contrast with their background and be readily visible from the street. Additional 14

15 numbers shall be indicated on each unit s rear door. CFC , NFPA 1, and Vacaville Fire Dept. Policy. 33. A Knox key box shall be located adjacent to the front door of each building. An application is available at the Fire Department Administration Office. You should submit the application promptly to avoid delays in occupancy. 34. Provide a minimum of one 2A-10:BC fire extinguisher per 1,500 square feet with a maximum of 75 feet travel distance from any location within the building. Verify the locations of extinguishers with the Fire Inspector prior to installation. (CFC and Vacaville Fire Dept. Policy). Signage and labels shall be provided. 35. All work shall be in conformance with California Fire Code Chapter 14, Fire Safety During Construction and Demolition and NFPA 241 Safeguarding Construction, Alteration, and Demolition Operations. 36. Automatic shutoff in the main supply-air duct for smoke control shall be provided for air-moving systems supplying air exceeding 2,000 CFM. The actuation of smoke detectors within the air ducts shall interrupt the power source of the air-moving equipment and shall activate the building fire alarm system. Such duct detectors shall be supervised by the fire alarm system. (609) CMC. Demonstration of this operation will be required prior to occupancy. 37. A fire flow of 2,500 gpm for 2 hours shall be required. 38. Fire sprinklers shall be required for Building Fire Alarm plans shall be submitted with Building Permits. 40. A fire hydrant shall be required if a City hydrant is more than 300 ft away from the buildings on a fire apparatus access road. 15

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