CITY OF VACAVILLE PLANNING COMMISSION Agenda Item No. H.4 STAFF REPORT August 21, Staff Contact: Peyman Behvand (707)

Size: px

Start display at page:

Download "CITY OF VACAVILLE PLANNING COMMISSION Agenda Item No. H.4 STAFF REPORT August 21, Staff Contact: Peyman Behvand (707)"

Harriet Richard
5 years ago
Views:

1 CITY OF VACAVILLE PLANNING COMMISSION Agenda Item No. H.4 STAFF REPORT August 21, 2007 Staff Contact: Peyman Behvand (707) TITLE: REQUEST: RECOMMENDED ACTION: NUT TREE PROFESSIONAL OFFICE BUILDING C APPROVE A DESIGN REVIEW FOR A 5,400 SQ. FT. ONE- STORY OFFICE BUILDING AT 2601 NUT TREE ROAD. APPROVE THE DESIGN REVIEW FOR THE NUT TREE PROFESSIONAL OFFICE BUILDING C SUBJECT TO THE CONDITIONS OF APPROVAL. APPLICATION INFORMATION: APPLICATION AND FILE NO. Design Review; File No APPLICANT: Dave Dailey Construction PROPERTY OWNER: Seturam Pandurangi PROJECT SUMMARY: LOCATION: SITE AREA: ZONING: GENERAL PLAN DESIGNATION: CURRENT LAND USE: ADJACENT ZONING & USE: PROPOSED BUILDING AREA: OFF-STREET PARKING REQUIRED: OFF-STREET PARKING PROVIDED: BUILDING MATERIALS: ACCESS: UTILITIES: 2601 Nut Tree Road 0.57 acre (25,050 sq. ft.) CO (PO) - Office Commercial (Professional Office Overlay) Professional Office Vacant land South and West RL-6; single-family residential (Village East development) East CO (PO); Nut Tree Professional Plaza Buildings A and B, Nut Tree Road North CO (PO); Creekside Office Complex, JKLM Office Building 5,400-sq. ft. (one-story) General Office: 22 (1 space per 250 sq. ft.), or Medical Office: 27 (1 space per 200 sq. ft.) 28 parking spaces, including 2 accessible spaces Stucco, ceramic tile accents, and concrete tile shake roof. Nut Tree Road and Alamo Drive (shared access with office complex to the north). All City utilities are available to the site. PROJECT DESCRIPTION The proposed project is a one-story, 5,400 sq. ft. office building located approximately 450 feet southwest of the Alamo/Nut Tree Road intersection at 2601 Nut Tree Road. This building (labeled Building C) is the third of three buildings in the Nut Tree Professional Center, with Buildings A and B already developed and occupied. The design review for all three buildings was approved in August of The project site is the remaining parcel in the complex which has not been developed.

2 Previously a design review was approved for an office building (Building C), however permits were not obtained prior to the expiration date. Therefore, a new Design Review application approval is required for the project. The project site is zoned Office Commercial with a Professional Office overlay CO (PO). Uses surrounding the site include single-family homes to the west and south, Nut Tree Professional Office Buildings A and B to the east, and the Creekside Office Complex and JKLM Office Building to the north. Access to the site is available through several shared access easements, including a driveway from Alamo Drive through the Creekside Office Complex and a shared driveway from Nut Tree Road just south of the JKLM Office Building. A total of 28 parking spaces is being provided for this building, including two accessible stalls. This meets the demand for both the general office parking ratio (for a total demand of 22 spaces) and the more restrictive medical office parking ratio (total demand of 27 spaces). PREVIOUS ACTIONS November 1991 The Planning Commission approved by consent the Environmental Assessment (EA-18-91) for the Nut Tree Professional Plaza. November 1991 The Design Review Committee approved the Design Review (DR-30-91) for the Nut Tree Professional Plaza, which included three office buildings of approximately 5,400 square feet each. The approval for this action was valid for one year. June 1992 The Land Division Committee approved the subdivision of the 1.78 acre site into three parcels consisting of 0.63, 0.58, and 0.58 acres. A condition of the approval included establishing reciprocal access, parking, landscaping, utility, and maintenance easements across all three parcels. August 1993 The Planning Commission approved the design review for the Nut Tree Professional Center, with one building proposed on each of the three subject parcels created in June of Buildings A and B of the complex were constructed, which extended the design review approval for the remaining building until August of 2003 (per Land Use and Development Code Section ). December 2003 The Planning Commission approved the design review for the last remaining building in the Nut Tree Professional Center which consisted of a one-story, 5400 sq. ft. office building (Building C). Building Permits for the project were pursued but not obtained and the project approval expired on December 16, PROJECT ANALYSIS COMPLIANCE WITH ADOPTED PLANS AND ORDINANCES 1. Design Review Design review is the part of the project review process that addresses the aesthetic character of lands and buildings and the overall layout of a development on a site, as well as its compatibility with surrounding land uses. In addition, the Land Use and Development requires that permitted uses which exceed 5,000 sq. ft. of floor area be reviewed and approved by the Planning Commission. A Planning Commission review of the Design Review permit is applicable in this case because the proposed building is 5,400 sq. ft. in size.

3 2. Office Commercial (CO) Zoning District The proposed project complies with all applicable Office Commercial District development standards for building setbacks, height, landscaping, and floor area ratio (FAR). The project meets the 10 landscaping requirement along the southern and western perimeters of the site that adjoin the RL-6 Residential District. Section of the Land Use and Development Code states that a solid, decorative, masonry wall at least six feet in height shall be provided on property lines that are adjacent to residential uses. A wood fence is currently in place along the southern and western property lines of this site. A masonry wall was installed along the southern property lines of the neighboring parcels when Buildings A and B of the complex were constructed. Condition of Approval No. 6 requires that the wood fence be replaced with a masonry wall that matches the height and materials of the masonry wall for the rest of the complex. 3. Off-street Parking According to the Land Use and Development Code off-street parking requirements, the project would generate the following parking demand based on 5,400 square feet of office space: 22 spaces for general office uses (1 space/250 square feet), 27 spaces for medical office uses (1 space/200 square feet) The site plan includes 28 parking spaces, including 2 accessible spaces on the subject parcel which meets the City s Code requirements. 4. Building Architecture and Design The proposed project includes materials, architectural style, and colors that compliment the existing Nut Tree Professional Office Buildings A and B. Materials shown for the project include a stucco base, gable roof features, ceramic tile accents, and a concrete tile shake roof. The proposed elevations have been revised from its previous approval and no longer includes tile accents around the doors and windows or the glass bay windows. Staff believes that the materials and design of Building C should match that of the two existing buildings in the Center (A and B). Therefore, Condition of Approval No. 2 requires that additional tile accents be included around all doors and windows to match Buildings A and B. In addition the proposed building will be required to include glass bay windows to match Buildings A and B as well. ENVIRONMENTAL: ANALYSIS Environmental Assessment completed for the project. Based on the California Environmental Quality Act (CEQA) Guidelines, staff determined that the project is Categorically Exempt under Section 15332, Class 32, In-Fill Development Projects. The project meets the criteria of this exemption, including: (a) the project is consistent with the applicable general plan and zoning designations, guidelines, and regulations; (b) the project occurs within city limits on a site smaller than five acres and is substantially surrounded by urban uses; (c) the project site has no value as habitat for endangered, rare or threatened species; (d) approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality; and (e) the site can be adequately served by all required utilities and public services. RECOMMENDATION That the Planning Commission adopt Resolution No approving the Design Review for the new office building at 2601 Nut Tree Road (Nut Tree Professional Office Building C).

4 ATTACHMENTS: Exhibit A Conditions of Approval Exhibit B Location Map Exhibit C Site, Landscape and Elevation Plans

5 RESOLUTION NO RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF VACAVILLE APPROVING THE DESIGN REVIEW FOR THE NUT TREE PROFESSIONAL OFFICE BUILDING C WHEREAS, the Planning Commission of the City of Vacaville conducted a hearing on August 21, 2007, to consider a request for a Design Review for the project proposed on the following property: 2601 Nut Tree Road APN 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 interested persons regarding the proposed project; and WHEREAS, the Planning Commission has determined that the project is categorically exempt under Section 15332, Class 32, (In-fill Development Projects) of the California Environmental Quality Act (CEQA) and finds: 1. That the project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. 2. That the proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. 3. That the project site has no value as habitat for endangered, rare or threatened species. 4. That the approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. 5. That the site can be adequately served by all required utilities and public services. WHEREAS, The Planning Commission has reviewed the request for the Nut Tree Professional Office Building C Design Review and finds: 1. The project is consistent with the goals, objectives, and policies of the General Plan, the Zoning Ordinance, and the Development Code; 2. 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; 3. 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; 4. The proposed uses will not be detrimental to the public health, safety, or welfare of the community; 5. Adequate public facilities and services are available to serve the site or will be made available concurrent with the proposed development;

6 6. 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; 7. 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. NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission of the City Vacaville does hereby approve the Design Review for the Nut Tree Professional Office Building C at 2601 Nut Tree Road (Nut Tree Professional Center) in accordance with the findings above and subject to the conditions of approval set forth in Exhibit A, attached hereto and incorporated 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 August 2007 by the following vote: AYES: NOES: ABSENT: ATTEST: Scott D. Sexton, Director of Community Development

7 I. Standard Conditions of Approval. EXHIBIT A CONDITIONS OF APPROVAL NUT TREE PROFESSIONAL OFFICE BUILDING C (NUT TREE PROFESSIONAL CENTER) DESIGN REVIEW (FILE NO ) The Developer shall comply with all applicable City of Vacaville Standard Conditions of Approval (Attachment A) for non residential projects. In the event of a conflict between the Standard Conditions of Approval and these Conditions, these conditions shall prevail. II. Project Specific Conditions: PLANNING 1. The plans submitted for building permits shall be in substantial compliance with site/elevation plans and materials approved by this action and dated August 21, 2007, except as modified by these conditions. 2. Plans submitted for Building Permits shall be revised to match the elevations, building materials, and design of the existing Buildings A and B located at the Nut Tree Professional Center. The revisions shall include: Ceramic tile accents around all windows and doors, Flat concrete tile shakes, and Reflective glass bay windows. 3. The colors for the building shall compliment the existing Nut Tree Professional Buildings. Final colors shall be submitted for review and approval by the City Planner. 4. Plans submitted for Building Permits shall include a final landscape plan for review and approval by the Director of Community Development. The landscape plan shall include details on the number and types of trees and other vegetation to be planted around the building and along the western and southern perimeter of the site. 5. All signage requires a Sign Permit for the Building Division. All signs shall comply with the Land Use and Development Code Sign Ordinance. 6. A masonry wall shall be installed along the southern and western property lines to replace the existing wood fence. The wall shall match the height, color, and materials of the existing masonry wall along the southern property lines of the Nut Tree Professional Center on Nut Tree Road. Plans submitted for Building Permits shall include the location and details of the wall. 7. Roof-mounted mechanical equipment, not including solar equipment, shall be screened by a parapet wall of equal or greater height than the highest piece of roof-mounted equipment or vent. 8. If cultural resources are unearthed during construction, all work shall be temporarily halted or redirected. A qualified archaeologist shall be hired and shall monitor all ground-disturbing activities for the remainder of the construction activity on the site. Sufficient time shall be allowed to determine if the possible resource is significant under the California Register criteria. If the resource is significant, appropriate avoidance or mitigation measures shall be implemented. 9. Before beginning construction, obtain air quality permits from the Yolo-Solano Air Quality Management District for the operation of large stationary equipment (e.g. generators) if needed.

8 10. Parking stalls shall meet the minimum depth and width requirements of the Land Use and Development Code (9 x20 standard stalls and 9 x16 compact stalls). 11. Plans submitted for building permits shall include details for the trash enclosure. The materials of the enclosure shall match the stucco and brick on the retail building and metal gates to match the building, subject to review and approval by the City Planner. The access to the trash enclosure shall not be blocked by parking spaces. 12. Prior to obtaining building permits, the applicant shall submit a photometrics plan. This plan shall comply with the Performance Standards of the Land Use and Development Code. The design and illumination of the light poles shall match the existing parking lot lighting fixtures for Buildings A and B of the Nut Tree professional Center. 13. The Developer and 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, expect as otherwise provided by law (e.g. Government Code ) that the Developer 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 Developer of any such action, claim or proceeding and the City shall cooperate with Developer in the defense thereof without contributing to the cost of such defense. 14. The Applicant 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 Section DEVELOPMENT ENGINEERING 15. Pretreatment. The Developer shall comply with the following pretreatment conditions: Water Supply Silver recovery may be required, either by installation of equipment or collecting waste for recycling. Except for restrooms, kitchens and janitor mop sinks, the termination of floor or surface drains to the sanitary sewer shall required approval by the Director of Public Works. FIRE 16. An approved on-site water supply capable of supplying the required fire flow for on-site fire protection shall be provided to all premises upon which buildings are constructed. When any portion of a building is in excess of 150 feet from a water supply on a public street, as measured by an approved route around the exterior of the building, on-site fire hydrants and mains capable of supplying the required fire flow shall be provided when required by the Fire Marshal. 17. Private on-site fire hydrants and mains capable of supplying 2,000 gallons per 20 p.s.i. residual pressure shall be provided in approved locations. On-site fire hydrants shall be located so vehicle travel is no greater than 300 ft. between hydrants.

9 Hydrants 18. All fire hydrants shall be Clow 960 or Jones with two 2-1/2" and one 4-1/2" connections. Each hydrant shall have its own separate shut off valve located on the lateral adjacent to the hydrant. Curbs shall be painted red for a length of twelve (12) feet in front of each hydrant. Each hydrant shall have a blue reflective "Fire Light" hydrant spotter located in the street or driveway just off of the centerline towards the hydrant. 19. Fire hydrants shall be installed by the developer and made serviceable prior to any combustible building materials being delivered or stored on the site and during the time of construction. 20. There shall be no more than 300 feet between public fire hydrants located along the public street frontage in Hillside, Medium and High Density Residential, Industrial, and Commercial Districts. Access Roads 21. Access roads with a minimum unobstructed width of 20 feet shall be provided to the front and rear of structures. A minimum vertical clearance of 13 feet 6 inches shall be provided. Access roads shall be engineered to support the imposed load of the apparatus which is typically 25 tons and shall be designed per the City Public Work s Department Standards. An access road shall be provided to within 150 feet of all exterior walls of the first floor of the building/s. The route of the access road shall be approved by the Fire Marshal. Dead-end access roads in excess of 150 feet in length shall be provided with an approved means for turning around the apparatus. The final design of the turnaround shall be reviewed and approved by the Fire Marshal prior to installation. Every building shall be accessible to Fire Department apparatus by way of all-weather access roadways during the time of construction. These roads shall have a minimum unobstructed width of 20 and shall be required to have a minimum first lift of pavement applied which shall support the imposed load of a fire apparatus which is typically 25 tons. (no exceptions) The developer shall be required to provide the Fire Marshal with a site plan showing the location, width, grades, and cross section of the proposed access roads to be used during construction. Permits shall not be issued and combustible construction shall not be allowed on the site until this site plan is reviewed and approved and stamped by the Fire Department. Fire Protection and Detection 22. Subject to the review and approval of the Fire Marshal, an Automatic Fire Sprinkler System shall be installed in accordance with National Fire Protection Association (NFPA) 13. Any fire sprinkler system with over one-hundred (100) heads shall be monitored for water flow by a central station approved by the Fire Marshal. 23. The Fire Marshal shall approve the location, number, and sizes of all portable fire extinguishers prior to the issuance of any building permits. 24. All fire protection systems including, but not necessarily limited to, fire sprinkler systems, fire alarm systems, and fixed fire extinguishing systems must comply with the latest standards published by the National Fire Protection Association (NFPA), except where specifically amended modified by Fire Department policy or ordinance. Fire Protection and Detection System Plans 25. Plans and specifications for the installation of any new fire protection and/or detection systems or any modification to an existing system shall be submitted to the Vacaville Fire Department for review and approval prior to installation. This includes all underground civil plans pertaining to all on-site fire protection.

10 26. All detailed plans and specifications for private fire protection and or detection systems shall be submitted separately to the Fire Marshal for review and approval. Prior to the issuance of any grading or Building Permits, the applicant shall integrate the approved plans for fire protection and detection systems into the plans submitted to the Vacaville Community Development Department for all civil improvements. Trash Enclosures 27. All dumpsters or trash containers with an individual capacity of 1.5 cubic yards or more shall not be stored in buildings or placed within five (5) feet of combustible walls, openings, or combustible roof eave lines unless protected by an automatic sprinkler system approved by the Fire Marshal. Knox Boxes 28. An acceptable emergency access key box (Knox Model 3200) shall be located to the right side of the main entrance, no higher than six (6) feet from the ground. This key box shall be easily visible and accessible to the Fire Department. A Knox sticker shall be affixed on the door adjacent to the Knox Box. 29. Obtain a Knox application from the Fire Administration offices. Permits and Inspections 30. Prior to the issuance of any grading or building permits, all fees required by the Fire Prevention Bureau shall be paid in full and all plans and specifications approved by the Fire Marshal. 31. A special permit for use of fire hydrants for construction water shall be obtained from the Public Works Department prior to the issuance of any grading or building permits. 32. All shell buildings must have final Fire Department approval before any occupancy. 33. All buildings must have Fire Department approval before any tenants, employees, vendors, or patrons can be allowed in the building or before any stocking can be done. Premise Identification 34. Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Said numbers shall contrast with their background. Unless specifically exempted by the Fire Marshal, address numbers are also required on rear doors. BUILDING 35. Prior to use, occupancy or issuance of a building permit the applicant or current owner shall pay all City Impact Fees for the commercial occupancy related to this site. Contact the Building Division at A minimum charge of $200 is required for all Fee Estimates provided before the date of permit issuance. Estimates provided before the date of issuance may or may not reflect the fees at the time the permit is issued. Please do not assume the amount given as a fee estimate is the exact fee amount at the time of permit issuance. Please note that fee estimates do not include School District Fees. You are required to pay school district fees separately prior to the issuance of a building permit. Fire permit fees are charged and paid separately. Public Works encroachment permit fees are charged and paid separately. 36. Exterior site lighting for the commercial site shall be on automatic timer per current energy code regulations.

11 37. A commercial parking lot shade plan shall be submitted to show fifty (50) percent shading of the entire parking lot area will be attained in ten (10) years. 38. The exterior heat pumps shown on the plans shall be placed on a structural slab thick enough to incorporate anchor bolts for the equipment. 39. The applicant shall provide at permit issuance a listing of all acreage impact fee and if they were paid with previous approvals. 40. There shall be storm drain easements obtained from neighboring parcels allowing cross lot drainage across the parcels to the east. No cross lot drainage is allowed onto the neighboring residential properties. 41. No dual accessible parking stalls shall be allowed, spaces shall be spread out. Individual stalls with the access aisle on the passenger side shall be required. 42. If the trash enclosure is proposed to be covered then it shall be constructed of non-combustible material subject to review and approval by the Fire Department. 43. The water meter and service serving this building shall be a minimum 1 inch service. 44. The side walk ramp shown in the Planning application documents shall have a minimum 60 inch bottom landing not the 48 inches shown. 45. On site storm drain water run off shall incorporate vegetative swales and flow through planters (see attached) or pervious concrete (the area of the pervious concrete shall equal to or greater than the area of the roof. Inlet grates associated with the improved area shall be centered within a vegetative swale system and the storm water run-off system shall include a flow through planter. A detail for the flow through planter to address roof run off is provided with these conditions. The minimum size of the grassy swale is stated in another condition. All designs shall be submitted for review an approval by the Building Official. 46. The commercial buildings building shall meet the following new energy requirements: Submit Title 24 energy calculations as well as provide the following: Acceptance Requirements basic building commissioning (testing) for HVAC and lighting equipment and controls (mandatory) [ 122(h), 125, 131(f)] Demand Control Ventilation sensors vary ventilation depending on CO2 levels in spaces with varying occupancy like conference rooms, dining rooms, lounges, gyms (mandatory) [ 121(c)] Duct Efficiency R-8 duct insulation (mandatory) [ 124(a)]; duct sealing with field verification for ducts in unconditioned spaces in new buildings and when air conditioner is replaced (prescriptive) [ 144(k)] Indoor Lighting lower power limits to encourage new efficient equipment (mandatory) [ 130(c)] Efficient Space Conditioning Systems variable air volume, variable speed drives, electronically commutated motors, better controls, certified cooling towers, have to use efficient cooling towers not air-cooled equipment on large systems (prescriptive) [ 144] Unconditioned Buildings Energy efficient lighting requirements per SB 5X (e.g., warehouses, parking garages) (prescriptive and mandatory) [ 100(e)2C]

12 Outdoor Lighting - Nonresidential Buildings (prescriptive and mandatory) [ 132, 147] Covered Lighting Applications - hard-scape for automotive vehicles (e.g., parking lots), hardscape for pedestrian use (e.g., walkways, plazas), building entrances, outdoor sales lots (e.g., car lots), vehicle service stations, sales and non-sales areas under canopies, ornamental lighting Lighting Power Limits established by Lighting Zone depending on how much illumination is needed (national and state parks, rural areas, urban areas, highly lit areas) Shielding Cutoff fixtures to save energy by reducing glare Bi-level Controls Capability for lighting to be shut off to half level when not needed 47. Structural design calculations and structural drawings provided by a Structural engineer licensed in the State of California shall be provided with the Building permit application. 48. If an application is made for a Building permit shell only, the impact fee charges at the time of building permit issuance shall be based on the highest sewer rate charge for uses allowed by the City in the center. 49. Accessible ramps shall meet the dimension requirements founding Title 24 and shall have truncated domes full depth of inclined plane. 50. Site directional signage meeting the requirements of Title 24 California Building Code Chapter 11B and the Americans with Disabilities Act 28 CFR Part 36 shall be provided from the public way to the entrance of the building along an accessible route of travel. 51. All buildings shall be equipped with an automatic sprinkler system. 52. There shall be a Fire Department Connection and Post Indicator Valve installed as part of the site fire suppression system. The applicant is to submit all required drawings directly to the Fire Department and obtain Fire Department permits for onsite Fire underground work as well as the Building Fire suppression system prior to obtaining any site utility underground permits from the Building Department. 53. Where there are multiple Accessible entrances to the building the accessible parking shall be dispersed such that there is an accessible parking stall closest to each accessible building entrance. 54. The toilet grab bar that is parallel to the water closet bowl shall be at least 48 inches long not 42 inches. 55. No roof-mounted equipment or exhaust hoods shall exceed the height of the building parapet unless screened. 56. No security bars, accordion security barriers, or any other device shall be installed across the means of egress path. 57. All doors used for exiting a room or building shall have single action lever hardware or the equivalent. 58. All required exits shall provide an accessible path to the public way. Said paths shall meet all access requirements with respect to slope and signage. 59. Paving Section and Materials. All open required off-street parking areas shall meet the following: minimum two inches plant mix asphalt on six inches base rock with a prime coat and a seal coat, or a minimum five inches concrete with 10 by 10-wire mesh. Main drive aisles or loading areas expected

13 to carry more traffic or larger vehicles shall be improved with minimum three inches plant mix asphalt on eight inches base rock with a prime coat and a seal coat. 60. The main door threshold elevation shall be a maximum ½ inch. All doors opening hardware shall be lever or looped handles. Door effort to operate shall not be more than 5 pounds. Automatic doors shall meet all the requirements of UBC Standard The stucco shall terminate at least 2 inches above any concrete path or paved surface. 62. All grab bars Parallel to the long dimension of the toilet in accessible toilet areas shall be a minimum 48 inches long. 63. Single accommodation nonresidential toilets shall be a minimum 8 feet 1 inch by 8 feet 1 inch interior dimension finished face to finished face. 64. No parking shall be painted in the access aisle of all accessible parking stalls. 65. The Accessible stall parking enforcement sign shall have the word will not the word may in the sentence covering when a vehicle is towed. 66. A photometric plan for the parking lot shall be submitted with all applications for the new building. 67. In addition to meeting the energy standards the exterior wall framing shall accommodate a minimum R-19 batt insulation and the roof framing shall accommodate a minimum R-38 batt insulation. 68. Structural design calculations and structural drawings provided by a Structural engineer licensed in the State of California shall be provided with the Building permit application. 69. Accessible ramps shall have the least possible slope, meet the dimension requirements found in Title 24 and shall have truncated domes full depth of inclined plane. 70. No roof-mounted equipment or exhaust hoods shall exceed the height of the building parapet unless screened. 71. No security bars, accordion security barriers, or any other device shall be installed across the means of egress path. 72. All required exits shall provide an accessible path to the public way. Said paths shall meet all access requirements with respect to slope and signage. 73. The main door threshold elevation shall be a maximum ½ inch. All doors opening hardware shall be lever or looped handles. Door effort to operate shall not be more than 5 pounds. Automatic doors shall meet all the requirements of UBC Standard The applicant shall meet all the submittal requirements of the Building Division when a Building Permit Application and plans are submitted for review. Deferred submittals will not be accepted on this project.