CITY OF VACAVILLE PLANNING COMMISSION Agenda Item No. G.3 STAFF REPORT July 19, 2011 Staff Contact: Peyman Behvand (707)

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1 CITY OF VACAVILLE PLANNING COMMISSION Agenda Item No. G.3 STAFF REPORT July 19, 2011 Staff Contact: Peyman Behvand (707) TITLE: BURGER KING RESTAURANT REQUEST: CONVERT A FORMER OFFICE BUILDING AT 1939 PEABODY ROAD, TO A BURGER KING RESTAURANT AND TWO TENANT SPACES. RECOMMENDED ACTION: APPROVE THE CONDITIONAL USE PERMIT REQUEST, SUBJECT TO THE CONDITIONS OF APPROVAL. APPLICATION INFORMATION APPLICATIONS: Categorical Exemption and Conditional Use Permit FILE NO: File No APPLICANT: Sacca Corp. PROPERTY OWNER: Blue Bell Enterprises, LLC PROPERTY INFORMATION LOCATION: SITE AREA: ZONING DISTRICT: GENERAL PLAN DESIGNATION: CURRENT LAND USE: ADJACENT ZONING & USE: 1939 Peabody Road (shopping center at the NE corner of Peabody Road and Alamo Drive) 40,598 square feet CN (Neighborhood Commercial) General Commercial CN Vacant building within shopping center North CN (retail and office uses) South Alamo Drive and CO (Office Commercial, service station and restaurant) East CN (retail and restaurant uses) West Peabody Road and CN (retail and restaurant) PROJECT SUMMARY SITE AREA: BUILDING FLOOR AREA: FLOOR AREA RATIO (FAR): PARKING: 40,598 square feet Total: Approximately 5,323 sq. ft. Burger King: 3,699 sq. ft. Lease Space: 824 sq. ft. Lease Space: 800 sq. ft..14 (.30 allowed) Existing Shopping Center Required: 441 Provided: 531

2 PARKING: EXTERIOR BUILDING MATERIALS: HOURS OF OPERATION: ACCESS: UTILITIES: Burger King Required: 39, including 2 accessible spaces Provided: 39, including 2 accessible spaces Tenant Spaces Parking provided within shopping center parking lot. Tile roofing, stucco siding with metal panel elements and brick veneer wainscoting. Main Restaurant Sunday - Thursday 6 am to 11 pm; Friday and Saturday 6 am to 12 am Drive-Through Same as main restaurant Via existing shopping center driveways on Peabody Road and Alamo Drive City utilities serve the site PROJECT DESCRIPTION The project proposal is to convert an existing, approximately 5,323 sq. ft. building at 1939 Peabody Road, to a Burger King restaurant, and two tenant lease spaces. The applicant is requesting a Conditional Use Permit approval to convert a 3,700 portion of the building to a restaurant, and the remaining 1,624 sq. ft. portion to two lease spaces for future tenants. Section (8) (Neighborhood Commercial Conditional Uses) requires a Conditional Use Permit for drive-in business such as the proposed restaurant, which includes a drive-through element, therefore a Conditional Use Permit approval by the Planning Commission is required. The proposed restaurant will include approximately 3,700 square feet of floor area, a drive-through lane, 94 indoor seats and 24 outdoor seats. The applicant is not proposing specific tenants for the two tenant spaces. The project includes exterior and interior renovations of the existing structure. The proposed exterior building materials consist of tile roofing, with stucco siding and metal panel and brick veneer elements. The proposed hours of operation are Sunday through Thursday 6 am to 11 pm, and Friday and Saturday 6 am to 12 am. The hours of operation for drive-through business will be the same. Access to the restaurant will be provided via existing shopping center driveways on Peabody Road and Alamo Drive. PREVIOUS ACTIONS TAKEN 1983 The City of Vacaville Planning Commission approved an Environmental Assessment and Conditional Use Permit for a 112,357 sq. ft. shopping center. The project was not constructed The City of Vacaville Planning Commission approved an Environmental Assessment and Conditional Use Permit for the 109,216 sq. ft. Alamo/Peabody Shopping Center. The proposal consisted of an Albertson s food store, Thrifty Drugs store, and other office and financial pad buildings. 2

3 The City of Vacaville Planning Commission and Planning Division approved various uses and improvements to the center The building was vacated. PROJECT ANALYSIS COMPLIANCE WITH CITY ORDINANCES AND ADOPTED POLICIES: Conditional Use Permit Section A(8) (CN - Neighborhood Commercial) of the City of Vacaville Land Use and Development Code identifies Drive-in Businesses, such as the proposed Burger King restaurant as a conditionally permitted use in the CN zoning district, therefore approval of a Conditional Use Permit by the Planning Commission is required. A conditional use is a type of use that has the potential to generate certain types of impacts, depending on the location, design, and operation of the use. For these reasons, these uses require a higher level of review than permitted uses to ensure that they will be compatible with surrounding land uses. Although the previous use of the building included a drive-through element, Sections A(1) and A(2) of the Code state that a previously established conditional use permit shall become invalid if: There is a change in use, whether the change is to a permitted use or to another conditional use; or The use is discontinued (for a period of at least six months) In this case, the applicant is proposing a change of use to the building from a financial/office use to a drive-in eating establishment use, and the previous use has been discontinued for more than six months (approximately four years). Building Design The existing building is an approximately 5,323 sq. ft., one-story structure, with stucco siding and tile roofing, built in The proposed exterior building materials consist of tile roofing, with stucco siding and metal panel elements and brick veneer wainscoting. The tile roofing, which will remain, and the proposed stucco siding matches exterior materials for other buildings within the center. Exterior color schemes for existing buildings within the center provide a wainscoting element, this design feature is matched on the proposed building with a brick veneer. Staff believes the addition of brick wainscoting and metal panel elements enhance the design quality of the building. Landscaping The site currently includes some shrubs and mature trees along the perimeter of the site. However, parking lot trees have been neglected or removed. The applicant is proposing to refurbish on-site landscaping and plant new trees within the parking lot to comply with the City s parking lot shading requirements (50% in 10 years). Overall, the proposed landscape plan addresses the need to refurbish and improve existing on-site landscaping. Condition of approval No. 3 requires certain landscape improvements such as the planting of two trees within grates on the north and south elevations. Condition 3

4 No. 3 also requires the installation of a metal fence with evergreen vines to screen vehicles in the drive-through lane from traffic on Peabody Road. Parking Section (Supplemental Standards, Off-Street Parking and Loading) of the City of Vacaville Land Use and Development Code identifies the parking standard for restaurants and eating establishments at one space for each three seats, but in no case less than one space per 100 square feet of gross floor area. square feet of gross floor area. The Code also states that retail and general merchandise uses shall provide one space for each 250 square feet of gross floor area. Based on the proposed seating for Burger King (124 seats), a minimum 39 parking spaces is required. And, based on the floor area proposed for the two tenant spaces, 7 spaces would be required for retail or office uses. Restaurant uses for the two tenant spaces would require a parking based on the seating provided, but in no case less than 16 total spaces. The proposed site plan identifies 39 parking spaces around the building. Additional parking is provided throughout the shopping center, which would accommodate any remaining parking needs for the proposed project. Shopping centers such as the Alamo/Peabody center provide reciprocal parking and access to serve the different parcels and uses within the center. Staff believes sufficient parking is provided to meet the Code and to address the needs of the proposed project. Signs Signage has been identified on the proposed elevations. Staff is not recommending approval of specific signage 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. Based on signage allowed by the Code, the proposed project would be allowed 155 square feet of total building signage for all tenants within the building, and a freestanding sign 90 square feet in area and with a maximum 20 feet in height. LAND USE COMPATIBILITY The project site is located within a developed area of the City which previously housed an office use. The project site is located within a shopping center, which includes retail, office and restaurant uses. In addition, parcels located across the street from the site on Alamo Drive and Peabody Road also include restaurants and eating establishments. Staff believes the proposed project will be compatible with uses within the center and with uses within the vicinity of the project site, and will not create a negative impact on any adjoining uses. 4

5 ENVIRONMENTAL REVIEW Categorical Exemption Pursuant to Section 15301, Class 1 (Existing Facilities) of the California Environmental Quality Act (CEQA), the project is Categorically Exempt from the requirements of CEQA. Therefore, no additional environmental review is required for this project. CONCLUSION The applicant is proposing to establish a restaurant and two spaces for future tenants, within an existing building. Staff is supportive of the project and believes it will be a benefit to the City, because: (1) the project proposes to renovate an existing vacant building, which has been vacant for four years; (2) the proposed building and landscape design will enhance the aesthetics of the site and shopping center; (3) the proposed project will allow for new commercial tenants, which will provide a positive addition to the City s inventory of commercial uses; and (4) permits to perform the renovations, and operation of the uses will benefit the City s tax base. Staff is supportive of the proposed project. RECOMMENDATION By simple motion, that the Planning Commission approve the Resolution of the Planning Commission of the City of Vacaville approving the Burger King Restaurant Conditional Use Permit. ATTACHMENTS: Exhibit A Conditions of Approval Exhibit B Location Map Exhibit C Plan Set Exhibit D Applicable Code Sections Conditional Use Permit and Neighborhood Commercial 5

6 RESOLUTION NO RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF VACAVILLE APPROVING THE BURGER KING RESTAURANT CONDITIONAL USE PERMIT WHEREAS, the Planning Commission of the City of Vacaville conducted a hearing on July 19, 2011 to consider a Conditional Use Permit request for Burger King to convert the former office building at 1939 Peabody Road, to a Burger King restaurant and two tenant spaces, relating to the following described property: 1939 Peabody Road APN WHEREAS, the public hearing before the Planning Commission was duly noticed in accordance with applicable state law and the Vacaville 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 15301, Class 1 (Existing Facilities) of the California Environmental Quality Act (CEQA) Guidelines. WHEREAS, The Planning Commission has reviewed the request for Burger King Restaurant Conditional Use Permit and finds: 1. That the proposed use and location are 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 facility which the applicant is obtaining and would therefore be in compliance with the Code. 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 the proposed development. The project site is located within an existing shopping center and within the vicinity of other restaurants and eating establishments. As proposed and conditioned staff is not anticipating any land use impacts to adjoining uses. 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 applicant is not requesting any exceptions or waivers to development of performance standards. 6

7 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 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 or 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 in a Neighborhood Commercial (CN) land use designation. There are no impacts to the City s inventory of residential lands. NOW, BE IT RESOLVED, that the Planning Commission does hereby approve Burger King Restaurant Conditional Use Permit 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 19 th day of July, 2011 by the following vote: AYES: NOES: ABSENT: ATTEST: Maureen T. Carson, Director of Community Development 7

8 I. Standard Conditions of Approval: EXHIBIT A CONDITIONS OF APPROVAL BURGER KING RESTAURANT 1939 Peabody Road CONDITIONAL USE PERMIT File No 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 a Conditional Use Permit for the Burger King Restaurant. The project consists of the conversion of a former office building to a Burger King restaurant (3,699 sq. ft.) with a drive-through lane, and two tenant spaces (800 and 824 sq. ft.). 2. Plans submitted for Building Permits shall be in substantial compliance with plans approved by this action and dated July 19, 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 City Planner and may require a separate Planning entitlement review process. 3. 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. One (1) 24 box size Chinese Pistache or equivalent shade tree within a metal grate on the South elevation. b. One (1) 24 box size Chinese Pistache or equivalent shade tree within a metal grate on the North elevation. c. Design details of the metal grates. d. All new trees shall be a minimum 24 box size. e. There shall be a minimum five (5) ft. high tubular fence with evergreen vines installed along the outer edge of the drive-through lane to screen vehicles from Peabody Road. f. Parking lot shading calculations which clearly show compliance with the City s Parking Shading requirement (50% shading in 10 years). g. 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. h. All metal trellis fixtures shall include evergreen climbing plants, such as creeping fig or trumpet vines. i. All areas within the site not used or specifically intended for structures, parking, or other necessary site improvements, shall be landscaped. 8

9 j. All landscape planters shall contain appropriate soil amendments to ensure sustained growth of trees and shrubs. 4. Plans submitted for Building permits shall include the following exterior enhancements, subject to review and approval by the City Planner: a. The brick veneer wainscoting shall be a minimum four (4) feet high. b. Exterior building light fixtures shall be a decorative up/down lighting design. c. Two (2) 4 ft. x 4 ft. metal trellis structures with evergreen vines shall be installed in the outer portions of the stucco walls on the west elevation. d. Minimum three (3) ft. high decorative metal fence to enclose the outdoor dining area. 5. Specific signage shall not be approved with this action. All signage for the building shall be subject to a separate Sign Permit from the Building Division and shall comply with the standards of the City s 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 design. Maximum sign area shall not exceed one square foot 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 one half square foot of sign area per lineal foot of frontage. Based on the signage criteria, 155 square feet of signage is available for the building. 6. The approved hours of operation for Burger King shall be as follows: Sunday through Thursday 6 am to 11 pm, and Friday and Saturday 6 am to 12 am. The hours of operation for drive-through business will be the same as the dine-in hours. Any modifications to the hours of operation shall be subject to review and approval by the City Planner upon the business owner s submittal for a Stafflevel Modification application. 7. Any cropping, pruning and/or removal of new and existing on-site trees for the purpose of limiting the height of the trees (to enhance sign visibility) shall be prohibited, unless approved by the Director of Community Development. 8. Window coverings such as wood boards, spandrel glass, black glass, vinyl, etc. shall not be placed on any window or glass areas. 9. 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. 10. 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. 9

10 11. The exterior materials of the trash enclosures shall match the building, subject to review and approval by the City Planner. 12. A minimum 55 on-site parking spaces including two accessible spaces shall be provided adjoining the building and within the Alamo/Peabody Center parking lot. The property owner shall be responsible for ensuring that future uses proposed for the two tenant spaces do not result in parking exceeding 55 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. 13. 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. 14. The Applicant, (Sacca Corp.) 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. 15. The Applicant, (Sacca Corp.) 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 BUILDING 16. The total number of seats served is 118. In addition to the toilet facilities shown on the plans, there shall be an additional water closet added for both men's and women's restrooms. 10

11 17. A grease interceptor shall be installed for the kitchen area. 18. In addition to a sewer impact fee for the interior restaurant space, the outdoor dining area shall be assessed a sewer impact fee. FIRE Our review is not to be construed as encompassing the structural integrity of the facility or abrogating more restrictive requirements by other agencies having responsibility. Final acceptance is subject to field inspection and necessary tests. 19. Approved address numbers shall be provided for each tenant space. Such numbers shall contrast with their background and be readily visible from the street. Additional numbers shall be indicated on each unit s rear door. CFC , NFPA 1, and Vacaville Fire Dept. Policy. 20. A Knox key box shall be located adjacent to the front door of each tenant space. An application is available at the Fire Department Administration Office. You should submit the application promptly to avoid delays in occupancy. 21. 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 locations of extinguishers with the Fire Inspector prior to installation). (CFC and Vacaville Fire Dept. Policy). Signage and labels shall be provided. 22. 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. 23. When a fire detection and/or suppression system is out of service for any length of time, a firewatch shall be assigned to monitor the premises. In addition, the Contractor shall notify the Fire Department before a system is taken out of service and indicate specifically when the system is to be out of service and when it is to be restored. CFC 901.7, , NFPA 101, The department s guideline is attached hereto. 24. The top of stored materials shall remain a minimum of 18 below sprinkler heads. NFPA 13, A hazard rating diamond shall be posted in a visible area when hazardous materials are stored per NFPA Automatic shut-off 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. 27. The building needs a current 5 year sprinkler certificate. 11

12 28. The building shall have a current annual fire alarm test. 29. Submit plans showing location of FDC, PIV, sprinkler riser and FACP. 30. Commercial kitchen exhaust hoods shall comply with requirements of the CMC CFC 31. A type 1 hood shall be installed at or above all commercial cooking appliances and domestic cooking appliances used for commercial purposes that produce grease vapors CFC 32. An automatic fire-extinguishing system, other than automatic sprinklers, shall be designed, installed, inspected, tested and maintained in accordance with the CFC and must comply with UL300. This system also must be monitored and CFC 33. A manual activation device for the fire-extinguishing system shall be located at or near a means egress. 34. Panic hardware is required on door. 35. If outdoor seating has walls, panic hardware is required. 36. Illuminated exit signs and emergency lighting is required. Fire Department Permits 37. Submit three (3) complete sets of automatic fire sprinkler system plans, hydraulic calculations, and specifications to the Fire Department, conforming to NFPA 13, for review and approval prior to installation. (1001.3) CFC All concealed combustible spaces formed by composite wood joist construction shall be protected by fire sprinklers. When such spaces are allowed to be un-sprinklered combustible concealed spaces, the minimum remote sprinkler design area shall not be less than 3,000 square feet. 38. Indicate in writing and on the construction plans method of compliance with Sections and (b), NFPA 13. Provide necessary diagrammatic details. 39. Submit two (2) complete sets of underground private fire hydrant and fire service water main piping plans and specifications to the Fire Department, conforming to NFPA 24, for review and approval prior to installation. Submittal shall include underground piping plan, underground trench detail showing depth of burial and type of backfill, construction installation drawing of PIV and FDC, manufacturer s specifications of piping, valves, joints and fittings, and calculated size and locations of thrust blocks. (1001.3) CFC 40. Water supply valves controlling automatic fire sprinkler systems including backflow prevention devices shall be electrically monitored by a UL listed central station where twenty or more sprinklers are required. Provide approved central station supervision for flow and tamper. ( ) CFC / ( ) CBC. 12

13 41. Submit three (3) complete sets of fire alarm system plans, and specifications conforming with NFPA 72 to the Fire Department for review and approval prior to installation indicating the following: (1007 & ) CFC 42. Provide State Fire Marshal and U.L. listings of all components of fire alarm system including wiring (model numbers for all equipment, devices, and materials). 43. Provide floor plan(s) showing all alarm devices and all room classifications. 44. Provide a point to point wiring and alarm system riser diagram. 45. Provide voltage drop and battery calculations. 46. Provide supply calculations showing power consumption of all devices. 47. Provide California State License stamp on plan (wet stamp) 48. Prior to occupancy the applicant shall provide proof of maintenance agreements which meet the specifications of California Title 19, NFPA 25 and Submit three (3) complete sets of fire extinguishing system plans, specifications, including manufacturer's specifications, for the protection of commercial-type cooking equipment (conforming to standard UL300) to the Fire Department for review and approval prior to installation. Include provisions for Class K extinguisher(s). (1005.2) CFC. This system will be required to be maintained per NFPA 96, including duct cleaning. 50. AT NO TIME shall any work be allowed until adequate plans, specifications, and appropriate plan review fees are submitted and approved by the Fire Department. 51. AT NO TIME shall the installation of any fire service main, fire hydrant, indicating control valve or fire department connection be allowed until adequate plans, specifications, and appropriate plan review fees are submitted and approved by the Fire Department. 52. AT NO TIME shall the installation of any fire sprinkler pipe be allowed until adequate plans, specifications, and appropriate plan review fees are submitted and approved by the Fire Department. 53. AT NO TIME shall the installation of any fire alarm devices or material be allowed until adequate plans, specifications, and appropriate plan review fees are submitted and approved by the Fire Department. 54. Contact the Fire Department at (707) (minimum two working days notice required) for required inspections. Final inspection will need to be scheduled with your Building Inspector. 55. Approved plans shall be available on site at the time of inspection. 13

14 56. Additional annual permits may be required prior to occupancy. 14