CITY OF VACAVILLE PLANNING COMMISSION Agenda Item No. G.2 STAFF REPORT November 6, Staff Contact: Ward Stewart

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1 CITY OF VACAVILLE PLANNING COMMISSION Agenda Item No. G.2 STAFF REPORT November 6, 2007 Staff Contact: Ward Stewart TITLE: REQUEST: RECOMMENDED ACTION: ALAMO PLAZA RENOVATION AND EXPANSION REZONING, PLANNED DEVELOPMENT AND VARIANCE TO RENOVATE THE EXISTING SHOPPING CENTER, CONSTRUCT A NEW 24,000 SQUARE FOOT OFFICE/COMMERCIAL BUILDING AND CONSTRUCT A 78-FOOT TALL TOWER FEATURE WITHIN THE EXISTING PARKING LOT RECOMMEND TO THE CITY COUNCIL ADOPTION OF A MITIGATED NEGATIVE DECLARATION AND APPROVAL OF A REZONING, AND THE PLANNING COMMISSION APPROVE A PLANNED DEVELOPMENT AND DENY A VARIANCE FOR THE ALAMO PLAZA RENOVATION AND EXPANSION, SUBJECT TO THE CONDITIONS OF APPROVAL APPLICATION INFORMATION APPLICATIONS AND FILE NO. APPLICANT AND PROPERTY OWNER: Environmental Assessment, Rezoning, Planned Development and Variance File No F.H. One Inc. PROPERTY INFORMATION LOCATION: CURRENT GENERAL PLAN DESIGNATION: CURRENT ZONING: PROPOSED ZONING: CURRENT LAND USE: ADJACENT ZONING & USE: Alamo Drive, northwest corner of Alamo Drive and Merchant Street, Assessor s Parcel Number General Commercial (CG) General Commercial (CG SS-9 ) General Commercial Special Standards Overlay District 9 Existing Shopping Center (165,100 sq.ft.) North: General Commercial, Gas Station South: Residential Medium Density, Town Houses East: Interstate 80

2 West: Residential High Density, Apartments PROJECT SUMMARY SITE AREA: acres TOWER HEIGHT: 78 feet PARKING REQUIREMENT: 758 spaces PROPOSED PARKING REQUIREMENT: 657 spaces FLOOR AREA RATIO: 30% maximum permitted PROPOSED FLOOR AREA RATIO: 32% ACCESS: Driveways off of Merchant Street and Alamo Drive BUILDING MATERIALS: cement plaster walls, cornice and accents, decorative brick and metal columns, aluminum storefronts and metal roofs UTILITIES: All services available PROJECT DESCRIPTION The applicant is proposing to renovate the existing Alamo Plaza Shopping Center located at the southwest corner of Alamo Drive and Merchant Street. The proposal includes new exterior features for all existing building elevations, a new 78 foot tall centrally located tower feature, construction of a new 24,000 square foot office/retail space building within the existing parking lot area, removal of one driveway along Alamo Drive, and re-striping of the existing parking lot and drive aisles. New parking lot shade trees will be installed with the re-striping of the parking lot. The new exterior materials will include cement plaster walls, cornice and accents. Decorative brick and metal columns will be included with aluminum storefronts and metal roofs. The new 78 foot tower feature will have the cement plaster facing with an aluminum storefront. The new 24,000 square foot office/retail building will use similar materials as the redesigned shopping center. The applicant for this project is proposing exceptions to the City of Vacaville Land Use and Development Code. Based on retail parking requirements, this project will be approximately 100 parking spaces short and with the addition of retail/office space, will exceed the allowable Floor Area Ratio (FAR) by 2% to 32% where 30% is the maximum allowed. The applicant has provided parking and traffic studies to support the request for these exceptions to code requirements. The applicant has also requested a rezoning of the project site to incorporate a Special Standards Overlay District to this site to approve of these code exceptions for this type of medium sized neighborhood shopping center. The overlay zone proposal would allow Land Use and Development Code exceptions to parking and FAR standards in order to revitalize an existing shopping center that has numerous vacancies. This type of overlay zone would also be considered on the merits of being applied to a shopping center which is located at a gateway into the City of Vacaville. 2

3 The project also proposes a variance for the 78 foot high tower feature which is eight feet taller than Land Use and Development Code standards allow. The project is proposed to be constructed in three (3) phases. The first phase would include revising the location of the eastern driveway off of Alamo Drive, revising the internal drive aisle and parking layout in front of Building A, renovation of the major tenant elevations of Building A and Building B, and construction of the tower feature. Phase two would re-stripe the remainder of the parking lot and renovate the remaining existing elevations of the shopping center. Phase Three would construct the two-story 24,000 square foot office commercial building. EXISTING CONDITIONS The existing shopping center was built in the 1970 s and has a current Gross Leasable Area of 165,100 square feet. The center has experienced a significant decline in occupied tenant spaces over the years and it currently does not have an anchor store. According to the applicant s representative, the overall vacancy rate for the center is approximately 50%. The largest current tenant is Big Lots and there are a mixture of smaller tenants ranging from restaurants, retail stores and offices. The site has a mix of mature trees species and older landscaping. The rear of the site is gated off as it has been subject to dumping and graffiti. PROJECT ANALYSIS COMPLIANCE WITH ADOPTED PLANS AND ORDINANCES 1. Zoning Change The applicant is proposing to revise the current zoning designation from General Commercial to General Commercial Special Standards Overlay District 9. This Overlay Zone would be intended to address this site s unique issues. A primary consideration before applying a zone change is to ensure compatibility with the surrounding area. With respect to this specific project, the applicant is proposing a zoning amendment to consider new standards for maximum Floor Area Ratio (FAR) and new parking standards for a shopping center of this nature. Alamo Plaza is a center in decline with no anchor tenant, multiple vacancies, and tenant space sizes that are not currently a draw for major tenants who prefer larger square foot leaseable store space. As a medium sized shopping center, the applicant proposes that the City of Vacaville parking standard should be adjusted to better reflect the trip generation of the center. With less overall tenants in the center than many larger shopping centers in town there is less possibility for longer duration trips and therefore less overall parking demand. Based upon a parking study performed by Prism Engineering to examine the current and future parking needs of the center the study showed that existing parking lot is filled to 30% of capacity during peak 3

4 hour trips. It should be noted that the 30% capacity number does not reflect the amount of vacant spaces that existed at the time of the study. Although the project proposal is requesting a large deficit in off-street parking, provisions within the Special Standards Overlay should help insure that a fully leased center does not impact the surrounding streets (See provisions in Attachment 14). The rezoning also proposes an adjustment to Floor Area Ratio standards to allow a new 24,000 square foot commercial office building to be constructed in the existing parking lot where existing parking is under-utilized due to the high vacancy rate in the center. An exception to the floor area ratio standards may be approved by the decision-maker for uses of a lower intensity than uses generally permitted within the applicable zoning district. In this case, the peak hours for the commercial retail uses and commercial office uses will be different with retail peak during the weekend and office peak between 9am and 4pm during weekdays. Since the Parking and Traffic Studies were based on the new 2-story building being an office building, it is being recommended that the entire building be limited to office related uses. The decision-maker shall consider the intensity of the proposed use, the availability of public facilities and infrastructure to serve the use, and the projected traffic levels of service. Staff believes that a zone change to allow these adjustments to Land Use and Development Code standards should be approved based upon the intent to improve the current conditions of this shopping center, revising the aesthetics, layout and access of the center to be more appealing, safer, and not creating negative impacts on surrounding uses. Approval of the Zoning Amendment by the City Council must meet the required findings as stated in the Land Use and Development Code Section , Zoning Map Amendments. 2. Planned Development The Planned Development permit process encompasses other approvals, such as Design Review or Conditional Use Permits, into one comprehensive review, eliminating the need for separate applications and submittals. The Planned Development addresses design of the proposed project. A Planned Development permit is applicable in this case to address: (1) an exception to allowable Floor Area Ratio standards from 30% to 32% and (2) an exception to required off-street parking from 758 to 657. The Floor Area Ratio for this project is proposed to be exceeded Land Use and Development Code standards by 2% with the construction of a 24,000 square foot office commercial building. Staff believes with the adoption of the zoning amendment for Special Standards Overlay District 9, the proposed Floor Area Ratio of 32% will not have a negative impact due to anticipated different peak hours for traffic generation than the rest of the centers retail uses, the existence of public facilities to serve the addition, and the compatibility of the proposed building with surrounding development. Though the applicant has requested 4

5 that some retail uses be permitted on the first floor of the 2-story building, it is being recommended that it be limited to office only uses to help off-set the peak traffic flows in the AM and PM, and to make more parking available during the weekends when there is generally a higher parking demand for the retail uses. Also, by adding building space within the existing parking area, the off-street parking for this project is proposed to be 101 spaces less than the Land Use and Development Code standards. The applicant suggests that the current method for calculating the parking requirement does not reflect the conditions on site or the type of center based upon tenant space size, overall center size and location. The applicant further suggest that the parking requirement should reflect trip generation numbers currently at the center and that provisions could be included that would help mitigate any potential impacts in the future due to the exceptions to the Land Use and Development Code parking standards. According to the Parking Study submitted by Phillippi Engineering, this center has less total tenants than newer shopping centers in town of this size, therefore shorter duration trips to the site based on there being less likelihood for multiple tenant visits in this center. This center is also located on an edge of the City instead of a central location with a larger radius of residents to use the center. The proposed improvements to the aesthetics, safety, types of uses with a new office commercial building, and a limitation on higher parking demand uses (such as restaurants) the potential impacts of allowing a reduction in the required number of parking spaces can be minimized. 3. Variance A Variance is a reduction of certain standards which, because of the size or the nature of the reduction, does not qualify for an administrative clearance and the whole of the original project does not fall within the scope of a planned development approval. A Variance is requested for this project to include a 78- foot tall tower feature within the parking lot. The base of the tower would be 20 feet by 20 feet and include a storefront for a small tenant space. A Variance is necessary in this case because the Land Use and Development Code limits tower height to 70 feet. The tower will use similar building materials as the rest of the center and will serve as a recognizable monument for the neighborhood. Staff believes this tower s features are aesthetically pleasing in comparison to a radio tower for instance, but cannot support the proposed 78 foot height based upon the required findings for approval of a Variance: 1. That the strict or literal interpretation and enforcement of the specified regulation would result in practical difficulty or unnecessary physical hardship inconsistent with the objectives of this division. The lack of a tower feature at this site would not result in practical difficulty or unnecessary physical hardship. 2. That there are exceptional or extraordinary circumstances or conditions applicable to the property involved or the intended use of the property which do 5

6 not apply generally to other properties classified in the same zoning district. There are no exceptional circumstances or conditions applicable to the property which do not apply to other properties. 3. That the strict literal interpretation and enforcement of the specified regulation would deprive the property owner of privileges enjoyed by the owners of other properties classified in the same zoning district. The strict literal interpretation of the regulation will not deprive the property owner of privileges enjoyed by other owners. 4. That the granting of the variance would not constitute a grant of special privilege inconsistent with the limitations on other properties classified in the same zoning district. The granting of the variance would constitute a grant of special privilege. 5. That the granting of the variance would not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. The granting of the variance would not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. 6. That the granting of the variance would not be inconsistent with the purposes, objectives, and policies of the General Plan and the Zoning Ordinance. The granting of the variance would be inconsistent with the purposes, objective, and policies of the General Plan and the Zoning Ordinance. 7. That the project requiring a variance has been designed to reasonably minimize any negative impacts on the site or adjacent properties. The project has been designed to reasonably minimize any negative impacts on the site or adjacent properties. Staff recommends the height of the tower be limited to 70 feet tall, approvable with the proposed Planned Development application. 4. Environmental Assessment A Mitigated Negative Declaration was prepared for the Alamo Plaza project, and analyzed the impacts this renovation and expansion would have on the surrounding area. The review period for this document is from October 29, 2007 through November 24, The areas of concern in the review were potential impacts to aesthetics, air quality, onsite trees, land use planning, noise, traffic, and public safety. Mitigation for any loss of potential nests of migratory birds will be done with pre-construction nesting surveys in trees planned to be removed. There are 50 trees within the existing parking lot that are proposed to be removed and 116 new trees proposed to replace them throughout the restriped parking lot area. 6

7 The Alamo Plaza shopping center has been in a state of decline for several years as evidenced by the current vacancy rate of over 50%. The revitalization of the older shopping centers in town is one of the work plan items on the City Council s 2-Year Strategic Plan which is schedule for action in mid However, instead of waiting for that study to happen, the applicant would like to proceed with the renovation of the center now. Staff believes that with the combination of the provisions in the Planned Development and Special Standards Overlay, will allow for the revitalization of the center while minimizing any potential impacts that might occur from the deviations in the parking and FAR standards. RECOMMENDATION That the Planning Commission adopt Resolution No , recommending to the City Council adoption of a Mitigated Negative Declaration, Rezoning to apply a Special Standards Overlay District (SS#9), approval of a Planned Development, and denial of a Variance for the Alamo Plaza Renovation and Expansion, subject to the conditions of approval. ATTACHMENTS: Resolution Attachment 1 Conditions of Approval Attachment 2 Location and Existing Zoning Map Attachment 3 Proposed Zoning Map Attachment 4 Proposed Site Layout Attachment 5 Proposed Utility Plan Attachment 6 Proposed Grading Plan Attachment 7 Proposed Topo/Boundary Plan Attachment 8 Interim Improvements Plan Attachment 9 Aerial Photo of Existing Site Attachment 10 Tree Preservation Plan Attachment 11 Preliminary Landscape Plan Attachment 12 Proposed Elevations Attachment 13 Color Board Attachment 14 Zone Change / Special Standards Overlay Attachment 15 Mitigated Negative Declaration Attachment 16 Prism Engineering Parking Study Attachment 17 Prism Engineering Traffic Study Attachment 18 Phillippi Engineering Parking Exception Request 7

8 RESOLUTION NO RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF VACAVILLE RECOMMENDING TO THE CITY COUNCIL ADOPTION OF A MITIGATED NEGATIVE DECLARATION AND APPROVAL OF A REZONING AND A PLANNED DEVELOPMENT AND DENIAL OF A VARIANCE FOR THE ALAMO PLAZA RENOVATION AND EXPANSION WHEREAS, the Planning Commission of the City of Vacaville conducted a hearing on November 6, 2007, to consider a request for the Alamo Plaza Environmental Assessment, Variance, Zoning Amendment, and Planned Development relating to the following described property: 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 all interested persons regarding the proposed project; and WHEREAS, the Planning Commission has received and considered a Mitigated Negative Declaration for this project in accordance with the California Environmental Quality Act and finds: 1. The project does not have the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal, or eliminate important examples of the major periods of California history or prehistory; and 2. The project does not have the potential to achieve short term environmental goals to the disadvantage of long term environmental goals; and 3. The project does not have environmental effects which are individually limited but cumulatively considerable; and 4. The project will not have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly; and 5. This negative declaration reflects the independent judgment of the City of Vacaville Planning Commission, acting as the Lead Agency for this project, pursuant to Section of the Public Resources Code (CEQA); and 8

9 6. The project does not involve any environmental impacts that cannot be mitigated to a level of less than significant. WHEREAS, The Planning Commission has reviewed the requested Variance for the proposed 78-foot tall tower feature and finds: 1. That the strict or literal interpretation and enforcement of the specified regulation would not result in practical difficulty or unnecessary physical hardship inconsistent with the objectives of this division. 2. That there are no exceptional or extraordinary circumstances or conditions applicable to the property involved or the intended use of the property which do not apply generally to other properties classified in the same zoning district. 3. That the strict literal interpretation and enforcement of the specified regulation would not deprive the property owner of privileges enjoyed by the owners of other properties classified in the same zoning district. 4. That the granting of the variance would constitute a grant of special privilege inconsistent with the limitations on other properties classified in the same zoning district. 5. That the granting of the variance would not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. 6. That the granting of the variance would be inconsistent with the purposes, objectives, and policies of the General Plan and the Zoning Ordinance. 7. That the project requiring a variance has been designed to reasonably minimize any negative impacts on the site or adjacent properties. finds: WHEREAS, The Planning Commission has reviewed the requested Rezoning and 1. That the proposed amendment is internally consistent with the goals, objectives, and policies of the General Plan, the Zoning Ordinance, and the Development Code; 2. That the proposed amendment would not be detrimental to the public health, safety, or welfare of the community; 9

10 3. That the proposed amendment would maintain the appropriate balance of land uses within the City; 4. That the anticipated land uses on the subject site would be compatible with existing and future surrounding uses; 5. That the potential impacts to the City s inventory of residential lands has been considered; 6. That the proposed amendment is consistent with any development related application that is processed and approved concurrently with the amendment application. WHEREAS, The Planning Commission has reviewed the requested Planned Development and finds: 1. That the proposed location of the planned development is in accordance with the goals, objectives, and policies of the General Plan, the Zoning Ordinance, and the Development Code because it will further the development of a new housing type in this particular area, consistent with the previously approved residential project in this area; 2. That the proposed location of the planned development and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety, or welfare because the development standards for this project are designed to match or be complementary to those in the adjacent neighborhood; 3. That the combination of different dwelling types or the variety of land uses in the development will complement each other and will be compatible with surrounding uses; 4. That the standards of density, site area and dimensions, site coverage, yard area, setbacks, height of structures, distances between structures, offstreet parking, off-street loading facilities, and landscaping are generally compatible with surrounding neighborhoods consistent with the adopted standards for the existing neighborhood; 5. That adequate public facilities, including water, sewer, parks, schools, and other facilities are available to serve the site or will be made available as a condition of approval to serve the proposed development, without adversely affecting the existing public facilities serving surrounding neighborhoods; 6. 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; 10

11 7. That the potential impacts to the City s inventory of residential lands has been considered and this project will add additional small-lot single family homes to the City s inventory of housing units. NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission of the City Vacaville does hereby recommend to the City Council adoption by the of a Mitigated Negative Declaration and approval of a Rezoning and a Planned Development and Denial of a Variance for the Alamo Plaza Renovation and Expansion in accordance with the findings above and subject to the conditions of approval set forth in Attachment 1, 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 6th day of November 2007 by the following vote: AYES: NOES: ABSENT: ATTEST: Scott D. Sexton, Community Development Director 11

12 ATTACHMENT 1 CONDITIONS OF APPROVAL ALAMO PLAZA RENOVATION AND EXPANSION File No I. Standard Conditions of Approval: The applicant shall comply with the applicable Standard Conditions of Approval for Residential Development. II. III. Standard Conditions of Approval for Tentative Maps The applicant shall comply with the applicable standard conditions of approval for Tentative Maps. Project-Specific Conditions: The applicant shall comply with the following Project-Specific Conditions: PLANNING DIVISION 1. Plans submitted for building permits shall be in substantial compliance with the plans approved by this action dated February 20, 2007, except as modified by these conditions of approval. In the event the applicant proposes any deviations from the approved plan or the Conditions of Approval, the Director of Community Development or his designee may require the project to be resubmitted to the Planning Commission for consideration at a duly noticed public hearing. The applicant will be responsible for paying a new application fee for any such reconsideration. 2. The project approval is granted for a period of one year from the effective date of approval. A one-year time extension may be considered and approved by the Planning Commission, provided that prior to the expiration date an application for an extension of time is filed with the Community Development Director. Per State Law, the City may grant one or more time extensions not exceeding a total of three years. 3. In the event of a conflict between the representations on the Site Plan and these Conditions of Approval, the Conditions of Approval shall prevail. 4. Prior to the issuance of any grading and/or building permit, the development shall comply with all applicable provisions of the Vacaville Municipal Code (Land Use and Development Code, Building Codes, etc.), the Vacaville General Plan, any applicable policy or specific plan, and these Conditions of Approval. 5. Failure of the project applicant to comply with all applicable provisions of the Vacaville Municipal Code (Land Use and Development Code, Building Codes, etc.), the Vacaville General Plan, any applicable policy or specific plan, and these conditions of approval may result in revocation of the project approval. 6. Prior to construction, the applicant/developer shall create and submit a grading and construction staging plan for review and approval by the City Planner, to 12

13 ensure that the adjoining property owners will not be significantly impacted during the development of the project site. 7. A final landscape plan shall be submitted for review and approval by the City Planner and City Landscape Plan Checker prior to issuance of building permits. The plan shall address the renovation and placement of new plant material in the interior planters as well as the perimeter landscaping planters. 8. The developer shall provide landscaping in accordance with the City's Water Efficient Landscaping Regulations and the Water Conservation Ordinance. 9. Prior to the issuance of building permits, a final tree preservation plan shall be submitted for review and approval by the City Planner and City Landscape Plan Checker. All trees proposed to be preserved shall be protected during construction. 10. Prior to and during any construction, the applicant shall show proof of any required permits and shall comply with the mitigation measures of the attached Alamo Plaza Mitigated Negative Declaration. 11. Building materials shall be cement plaster walls, cornice and accents, decorative brick and metal columns, aluminum storefronts and metal roofs as detailed in the plans referenced in Condition #1 of these conditions. 12. Building colors shall be consistent with the proposed colors on the project plan elevations. 13. The roof-mounted mechanical units and exhaust hoods shall be screened by parapet wall with no equipment exceeding the height of the parapet, subject to review and approval by the City Planner. 14. Prior to obtaining building permits, the applicant shall submit a photometric plan for parking lot and site lighting. This plan shall comply with the Performance Standards of the Land Use and Development Code. 15. The final design of all signage including the monument signs shall be submitted for review and approval by the City Planner. 16. The tower feature shall be allowed at a height of 70 feet, a base 20 feet by 20 feet, and shall use building materials consistent with the renovation of the shopping center. 17. All side and rear elevations shall incorporate decorative features and accent materials included on the front elevations of the buildings within the center. Prior to submittal of the plans for building permits, the applicant shall submit side and rear elevations of the buildings that incorporate these features and accent materials for review and approval by the City Planner. 13

14 18. All access routes and walkways within the parking lot shall use a decorative paving material approved by City Planner. All walkways shall be a minimum of 4 feet wide and free of any obstruction. Sidewalks adjoining parking spaces shall be a minimum of 6 feet wide to provide for 2 feet of vehicle overhang. 19. Landscape planter adjacent to driveway entrances shall have a minimum width of 10 feet. 20. Decorative benches, plant pots, bike racks, trash receptacles and other features, subject to review and approval by the City Planner, shall be added to the site plans prior to the issuance of building permits. 21. All trash containers shall be kept within an approved enclosure and screened from view, subject to review and approval by the City Planner. Enclosures shall be located at the rear of the building and shall be screened by landscaping. Materials, design, and location of the trash enclosure are subject to review and approval by the City Planner. This condition will require new enclosures to be provided for Buildings C & D, as well as replacement enclosures for Buildings A & B. 22. 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. 23. A parking lot shade plan shall be submitted and implemented which demonstrates that 50 percent of the parking lot will be shaded in 10 years. This may require the addition of more tree wells within the parking lot area. 24. Trees shall be added to the parking and walkway area between the tower feature and Building A. 25. The design of the proposed trellis features shall have evergreen vines planted at the base and included on final landscape plans for review and approval by the City Planner. 26. A floor plan for the tenant space within the tower building and description for internal access to the top of the tower feature shall be submitted for review and approval by the City Planner prior to the submittal of plans for building permits. REZONING 27. The General Commercial Special Standards Overlay District 9 shall be applied to the Alamo Plaza shopping center to allow new standards for Floor Area Ratio and off-street parking requirements. 14

15 PLANNED DEVELOPMENT 28. The Planned Development application shall allow the Floor Area Ratio for the Alamo Plaza shopping center to be 32% and the off-street parking requirement to be 657 spaces. 29. The operation of the shopping center shall incorporate the provisions of the Special Standards Overlay District (SS#9), especially the mechanisms regarding the efficient utilization of all the on-site parking spaces. 30. The new two-story building in Phase 3 shall be limited to only office uses. DEVELOPMENT ENGINEERING 31. The Applicant shall comply with all applicable City of Vacaville Standard Conditions of Approval (Attachment 1). In the event of a conflict between the Standard Conditions of Approval and these conditions, these conditions shall prevail. 32. The Applicant shall obtain an encroachment permit for any work to be constructed in the public right of way, and shall pay all City fees and post the necessary bonds for obtaining such permit. 33. Prior to occupancy, the Applicant shall repair all damaged curb, gutter and sidewalk along the project frontage to the satisfaction of the Director of Public Works. 34. In order to offset the project s impact, the applicant shall modify the existing traffic signal at the intersection of Alamo and Merchant Street as follows. Remove the crosswalk, pedestrian push buttons and pedestrian signal heads for the south leg crossing of Alamo Drive. Install R9-3A (symbolic No Pedestrian Crossing) signs to prevent pedestrians from crossing where the crosswalk is to be removed. Modify the traffic signal to provide a southeast bound right turn overlap from Alamo onto Merchant, and a northeast bound right turn overlap from Merchant onto Alamo. 33. The Applicant shall modify the Off-Site Layout Plan and perform the following work along the project's Alamo frontage: Re-stripe Alamo Drive as four (4) lane arterial with a Two Way Left Turn Lane (TWLTL) from Merchant Street to El Camino Avenue (15ft curb lanes, 11ft inside lane, and 12ft TWLTL). Provide a striped median within 135ft of signalized intersection crosswalk at Merchant Street and striped median transition from a TWLTL to 15

16 accommodate a 60 foot No Parking Zone located north of El Camino Avenue. Install R26 (No Parking) signs along both sides of Alamo Drive to accommodate the new lane striping. Use Cal-Trans nomenclature for Detail 10 lane line, Detail 30 left turn pocket, and Detail 33 and arrow legends for TWLTL. Remove the crosswalk that crosses Alamo Drive at the Alamo Drive / Albacete Drive intersection and install a new crosswalk that extends across Albacete Drive (from the northeast corner to the southeast corner of the Albacete Dr. / Alamo Dr. intersection). Provide 2-Type IV arrows for left and right turn lanes. Show all existing driveways opposite Alamo project frontage on the Alamo striping plan. 34. The Applicant shall notify the surrounding Alamo Drive property owners regarding proposed Alamo Drive striping changes including: removal of loading zone, removal of two (2) hour parking signs and addition of new (R26) No Parking Signs as part of Project Striping. The applicant shall also install R26 signs at 200 ft o.c. maximum along both sides of Alamo prior to striping. 35. The Applicant shall update the on-site plan to include dimensions for all project driveways and comply with City Public Works Standards for Commercial Driveways. All driveways shall include a 35ft of double yellow centerline. Security gates shall be removed from all driveways except if provided with turn around for SU-30 design vehicle such that no vehicle backs out onto the public street. The Applicant shall show truck turning movement clearances and paths of travel to all loading and trash service points using software such as auto-turn CADD (WB-40 minimum). 36. The existing driveways on Alamo Drive that will no longer be utilized shall be replaced with new curb, gutter, and sidewalk. 37. If a Parking Study is required by any City approving body, the scope of work and final study shall be approved by the Public Works Traffic Engineering Division. 38. The applicant shall pay all Traffic Impact Fees associated with this project. PERMIT SERVICES 39. 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 Estimates provided before the date of permit 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 a paid separately. Public Works encroachment permit fees are charged and paid separately. 16

17 40. Exterior site lighting for the commercial site shall be on automatic timer per current energy code regulations. 41. The exit discharge system lighting system shall be provided with back up power source capable of lighting the exit discharge system within 10 seconds and lasting for 2 hours. 42. The location of the Accessible stall configurations as shown are not approved. 43. Dual Access stalls where there are multiple entrances or multiple buildings serving a single parking lot shall not be included in the design. All stalls shall be in separate locations with separate access aisles and shall be closest to accessible entrances to buildings or suites. Exiting stalls dual stalls shall be eliminated and individual single stalls distributed throughout the site. 44. In addition, to the minimum number of Accessible stalls required by Title III or Title 24 access regulations there shall be at least one accessible stall for each building shown on site. 45. For all new parking lot and building construction the runoff, from the new construction shall meet the following requirements: On site storm drain water run off shall incorporate vegetative swales and flow through planters per the attached designs. 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 gated Screen shown on the plans shall be removed on the building permit plans. 47. The grading plan as shown is not approved. The grading shall conform to condition shown above for storm water runoff. 48. A licensed architect shall show that the entire site conforms to all Building Code requirements for allowable area and allowable area ratios. If the site does not conform then Fire resistive upgrades are required of all buildings on the site. 49. 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) 17

18 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 Outdoor Lighting - Nonresidential Buildings (prescriptive and mandatory) [ 132, 147] Covered Lighting Applications - hard-scape for automotive vehicles (e.g., parking lots), hard- scape for pedestrian use (e.g., walkways, plazas), building entrances, outdoor sales lots (e.g., car lots), vehicle service stations, sales and nonsales 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. 50. 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. 51. 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. 52. Accessible ramps shall meet the dimension requirements founding Title 24 and shall have truncated domes full depth of inclined plane. 53. 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. 54. All buildings shall be equipped with and automatic sprinkler system. 55. 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. 56. 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. 18

19 57. The toilet grab bar that is parallel to the water closet bowl shall be at least 48 inches long not 42 inches. 58. No security bars, accordion security barriers, or any other device shall be installed across the means of egress path. 59. All doors used for exiting a room or building shall have single action lever hardware or the equivalent. 60. 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. 61. 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 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 or an equivalent approved by the City Engineer. 62. 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. 64. All grab bars Parallel to the long dimension of the toilet in accessible toilet areas shall be a minimum 48 inches long. 65. Single accommodation nonresidential toilets shall be a minimum 8 feet 1 inch by 8 feet 1 inch interior dimension finished face to finished face. 66. No parking shall be painted in the access aisle of all accessible parking stalls. 67. The Accessible stall parking enforcement sign shall have the word will not the word may in the sentence covering when a vehicle is towed. 68. The applicant shall meet all the submittal requirements of the Building Division when a Building Permit Application and plans are submitted for review. 69. Simultaneous submittals of separate permits for grading, foundation are not allowed. Submittals may be split out under separate applications but must conform to the following: The minimum review time of 30 days shall be applied with each review period starting after the expired deadline of any other submittal. Revisions shall be 10 days but the ten days shall start after the deadline for any previous submittal has expired. All deadlines will begin or end on a Thursday. 19

20 FIRE Water Supply 70. 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. Hydrants 71. 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. 72. 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. 73. 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 74. 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 allweather 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 20

21 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. The Fire Marshal shall identify on the final site development plans where metal grates shall be provided for emergency fire apparatus cross V-ditches in the event of a fire or emergency. These grates shall be shall have a minimum width of 10 feet and be designed and engineered to accommodate a minimum load of 12 tons. Fire Lanes and No Parking Zones 75. The Fire Marshal shall identify on the final site development plans all Fire Lanes and areas where parking is to be restricted. The location of these lanes, signage, and curb painting shall be determined at the sole discretion of the Fire Marshal. Lighting recommendations: POLICE 76. Alamo Plaza: 4-7 candle power in the parking lot. 4-7 candle power in the back parking area. 21

22 ORDINANCE NO. ORDINANCE AMENDING THE MUNICIPAL CODE BY CHANGE OF ZONING MAP FOR THE ALAMO PLAZA SHOPPING CENTER THE CITY COUNCIL OF THE CITY OF VACAVILLE DOES ORDAIN AS FOLLOWS: SECTION ONE: The City Council approves the Negative Declaration for the rezoning in accordance with the findings in Planning Commission Resolution The District Zoning Map, a portion of the Zoning Ordinance of the City of Vacaville, being Ordinance No., is changed as follows: Those portions of the Districts shown on said Zoning Map more particularly described in Exhibit A, entitled Alamo Plaza, attached hereto and made a part hereof shall be zoned as noted in the Attachment. SECTION TWO: This change of Zoning Map is approved by the City Council as in accordance with Chapter , Effect of Zoning Map Amendment of the Zoning Ordinance, as follows: The change of Zoning Map for property from CG (Service Commercial) to CG (SS9) (Special Standards Overlay District 9) as described hereto in Exhibit A as supported by the following findings of fact: 1. The proposed zone change is internally consistent with the goals, objectives, and policies of the General Plan, the Zoning Ordinance, and the Land Use and Development; 2. The proposed zone change would not be detrimental to the public health, safety, or welfare of the community; 3. The proposed zone change would maintain the appropriate balance of land uses within the City; 4. The anticipated land uses on the subject site would be compatible with the existing and future surrounding uses; 5. The potential impacts to the City s inventory of residential lands has been considered; 6. The proposed zone change is consistent with the development related application that is being processed and approved concurrently with the amendment application. 22

23 SECTION THREE: The City Council of the City of Vacaville finds that the foregoing changes of zoning, as shown in Exhibit A, are necessary to ensure that said lands ultimately are used for the purposes which are most appropriate and most beneficial from the standpoint of the City as a whole. SECTION FOUR: Severability. If any section, subsection, phrase or clause of this ordinance is for any reason held to be unconstitutional, such decision shall not affect the validity of the remaining portions of this ordinance. The City Council hereby declares that it would have passed this ordinance and each section, subsection, phrase or clause thereof irrespective of the fact that any one or more section, subsection, phrases or clauses be declared unconstitutional. SECTION FIVE: Effective Date. This ordinance shall take effect thirty (30) days after passage thereof. SECTION SIX: Publication. This ordinance shall be published in accordance with the provisions of Government Code Section I HEREBY CERTIFY that this ordinance was introduced at a regular meeting of the City Council of the City of Vacaville, held on the th day of, 2008, and ADOPTED and PASSED at a regular meeting of the City Council of the City of Vacaville held on day of, 2008 by the following vote: AYES: NOES: ABSENT: ATTEST: APPROVED: Michelle Thornbrugh, City Clerk Mayor Leonard J. Augustine, 23

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