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HomeMy WebLinkAbout08-07-2000 ARC Minutes ARCHITECTURAL REVIEW COMMISSION August 7, 2000 - 5:00 p.m. Council Hearing Room, 990 Palm Street San Luis Obispo, CA PRESENT: Commissioners Mark Chandler, Zeljka Howard, Mark Rawson, Chairperson Charles Stevenson, Rob Schultz, Jennifer Metz and Jim Lopes ABSENT: None STAFF: Associate Planners Pam Ricci and Whitney McIlvaine PROJECTS: 1. 1014 Palm Street. ARC 49-00; Final review of a second floor addition to an existing historic building, and height exception to allow a 29-foot high building where a 25-foot high building is allowed; O-H zone: George O’Neill, applicant. Pam Ricci. Pam Ricci, Associate Planner, presented the staff report recommending the Commission grant final approval to the project, including a building height exception, based on findings, and subject to conditions, which she outlined. The public hearing was opened. Tom Martin, the architect, indicated that he was available to answer questions. Commr. Rawson indicated concern with matching new windows with the old windows and asked if it would look worse if not an exact match. Mr. Martin noted that the windows would need to be specially milled with leaded inserts to approximate the originals. Commr. Lopes suggested the idea of using the existing lower floor windows on the new lower floor. The public hearing was closed. COMMISSION COMMENTS Commr. Howard said that she supported the staff recommendation with the lower ARC Minutes August 7, 2000 Page 2 windows maintained in place (second floor when building is raised). Commr. Chandler said that he wanted to maintain the authenticity of the lower windows and supported the height exception. Commr. Lopes indicated that he supported the project with the existing windows on the lower floor. Commr. Metz said that she was conflicted about the windows. Commr. Schultz supported the project and the staff recommendation with the existing windows on the second floor. He said that he thought divided lights could be recreated on the first floor. Commr. Rawson said that moving the existing windows to the new first floor would be a problem that might compromise other building elements. On a motion by Commr. Lopes, and seconded by Commr. Schultz, the ARC granted final approval to the project, based on findings, and subject to conditions, as follows: Findings 1. The mass of the remodeled and enlarged structure with a maximum building height of 29 feet is appropriate at the proposed location and will be compatible with surrounding properties since:  Plans reviewed and supported by the Cultural Heritage Committee showed a building of that same height;  The remodeled and enlarged structure would be of comparable scale to other offices in the same block;  The roofline and architectural integrity of the building is maintained with the building height proposed; and  The highest part of the roof structure is at the peak toward the center of the roof, which creates fewer potential shading and view issues for adjacent properties. ARC Minutes August 7, 2000 Page 3 2. The project’s combination of office and residential uses conform to general plan policies, which encourage retention of existing buildings, and mixed land uses. 3. The proposed mixed uses provide greater public benefits than single use development of the site including:  The project retains a structure included on the City’s list of Contributing Historical Structures, which is in keeping with the ARC guidelines that call for protecting and enhancing buildings that have historical value by virtue of architectural character, historic association or age.  The proposed offices and residential uses on the same site provide the opportunity to have jobs and housing on the same site; and  The site is within walking distance of downtown and close to public transportation, which supports mixed-use goals to limit automobile use. 4. The project is exempt from environmental review under Section 15303. of the CEQA Guidelines, Class 3, New Construction or Conversion of Small Structures. Conditions 1. The applicant shall file a new reciprocal parking and driveway agreement that accurately reflects the reconfigured parking layout and allows joint use of the common driveway area for access, as well as maneuvering. 2. The front elevations of the building shall include divided lights for lower windows, as well as upper windows. AYES: Commrs. Howard, Schultz, Rawson, Chandler, Metz and Lopes and Stevenson NOES: None The motion passed. ARC Minutes August 7, 2000 Page 4 2. 321 Madonna Road. ARC 87-99; Review of public art for shopping center redevelopment; C-R-PD zone; MBK Southern California, LTD, applicant. Pam Ricci Pam Ricci, Associate Planner, presented the staff report recommending that the ARC find that the public art piece meets the City’s Public Art Guidelines and recommend its construction to the City Council. The Public Hearing was opened. Jim Jacobsen, the sculptor, explained the Japanese-American history of the area and motivations for the design. He described the different elements of the piece and how it would be constructed to withstand the wind. He reviewed the project with a Buddhist priest and members of the congregation and asked for input on the name “WA” which means peace, harmony and unity. Ann Ream said that this was the first private public art project and that the process went very smoothly, with 11 submissions received. The Public Hearing was closed. COMMISSION COMMENTS Commr. Chandler indicated that he liked the piece and he asked Jim Jacobson about colors and the process for keeping them maintained. Mr. Jacobson said that the project was finished using a powder coat which is baked on. Commr. Lopes said that he liked the piece, but wanted to make sure that it will be pedestrian-scale. Mr. Jacobson explained that it could perhaps be lowered 1 foot. Commr. Metz supported the project; Mr. Jacobson answered a question from her regarding efforts to obtain Japanese-American community support for the project. Commr. Schultz said that he liked the height of the sculpture because it will keep children from being tempted to try to jump on it. Commr. Rawson said that the project is very nice. Commr. Howard stated that the sculpture is delightful and educational, and that the scale is just right because it needs to be visible to the right-of-way and easy to view. Commr. Stevenson said that it is a nice piece and respects the Japanese-American ARC Minutes August 7, 2000 Page 5 heritage of the community. On motion by Commr. Rawson, and seconded by Commr. Metz , the ARC found that the public art for the shopping center meets the criteria for public art. AYES: Commrs. Rawson, Metz, Howard, Schultz, Chandler, Lopes and Stevenson NOES: None The motion passed. 3. 2034 Santa Barbara Avenue. ARC MI 182-99; Request for a 13-foot high fence where an 8-foot high fence was previously approved by the ARC; C-S-H zone; Pacific Home Do-It Center, applicant. Peggy Mandeville Whitney McIlvaine, Associate Planner, presented the staff report, recommending that the Commission deny the 13-foot high fence request based on findings, which she outlined. The public hearing was opened. Rob Strong circulated photos and explained that only part of the rear property line fronts on Emily Street. He said that the City is attempting to obtain a 5- to 7-foot dedication on Santa Barbara so Pacific Home Do It Center needs all the room it can get. He further explained the request for planting of vines outside of the security fence on the Emily Street right-of-way. The public hearing was closed. COMMISSION COMMENTS Commr. Rawson asked what will happen with Emily Street and whether this area could be landscaped. Commr. Lopes questioned whether with this request all previous conditions are open for review. Commr. Lopes said that he wants to see a 5-foot setback from Emily and along the rest of the rear property line and he suggested modifications to Condition 4 to delete the second sentence. Commr. Metz said that she would support a continuance until Emily Street ARC Minutes August 7, 2000 Page 6 improvements are determined. She said that she likes the idea of vine pockets. Commr. Schultz said that he supports the original decision. Commr. Rawson said that he thinks the landscaping could happen on Emily Street, and since the applicant is not filling the lot to create a retaining wall, he is not concerned with the height of 13 feet and supports the applicant’s request. Commr. Howard said that she would support the request. Commr. Rawson commented that Condition 4 adequately addresses the 5 foot setback by requiring interlocking pavers in lieu of permanent landscaping. The public hearing was re-opened. Rob Strong said that pavers meet the condition and he said that he didn’t see any benefit to landscaping in the setback. Commr. Chandler said that he supports applicant’s request. Commr. Stevenson liked the idea of vines on the fence and was sympathetic to the problem. Rob Strong explained that the applicant would place box trees strategically in the setback area. Commr. Rawson said that the Commission has already granted an 8 foot fence at the edge of the right-of-way. Commr. Metz asked what the applicant is trying to achieve and what if the driveway is turf block. Commr. Stevenson said that a meeting has not been noticed for a setback variance. David Diaz said that he is opposed to the idea of an offset retaining wall, and that the shelf created by that offset will get used for pallets, not landscaping. The public hearing was closed. ARC Minutes August 7, 2000 Page 7 COMMISSION COMMENTS: Commr. Rawson said that the 5 foot setback is not an issue Commr. Lopes asked a question regarding addition a condition to require landscaping in the 5 foot setback. Notes future of Emily Street as a plaza might enable a better solution. Rob Strong asked if the 5 foot setback could be interlocking pavers with box trees and said that he feels that the City is being uncooperative. He claimed that applicant can insist that Emily Street be improved as a street and the City will then lose the plaza. On a motion by Commr. Lopes, and seconded by Commr. Schultz, the ARC moved to deny the 13-foot high fence request based on findings. AYES: Commrs. Schultz and Lopes. NOES: Commrs. Chandler, Howard, Rawson, Stevenson and Metz. First motion failed 5-2. On a second motion by Commr. Rawson and seconded by Commr. Howard, the ARC approved an exception to fence height standards to allow a 13-foot high fence (an 8-foot fence on top of a 5-foot retaining wall) along a portion of the rear property line of the Pacific Home Do It Center, based on the following findings and subject to the following conditions: Findings 1. The project is exempt from environmental review under CEQA Section 15332 (Infill Development). 2. As viewed from Emily Street, the maximum fence height will be 8 feet due to the change in grade between the street and the project site. 3. This is consistent with the Railroad District Plan because the fence preserves views of historic railroad features from adjacent areas and the 8-foot high vinyl-clad fence has been designed to enhance, not obscure such views. 4. A maximum fence height exception of 13 feet (an 8-foot vinyl clad chain link fence on top of a 5-foot retaining wall) along the Emily Street property line adequately addresses potential security issues in this area near the railroad tracks that does not get much vehicular or pedestrian traffic. Conditions ARC Minutes August 7, 2000 Page 8 1. The maximum fence height shall be 13 feet (an 8-foot vinyl clad chain link fence on top of a 5-foot retaining wall) along the rear (Emily Street) property line. 2. A minimum 5-foot wide area shall be provided along the Emily Street frontage for the purpose of landscaping. Additionally, sufficient plantings shall be located along this frontage to provide adequate screening. Finally, landscaping shall be provided within the new parking area to provide screening. AYES: Commrs. Chandler, Howard, Rawson, Stevenson and Lopes NOES: Schultz and Metz The motion passed. 4. 735 Tank Farm Road. ARC 79-00; Review of a 56,389 square foot research and development building and site improvements; C-S-SP zone; APS Architects, applicant. John Shoals Whitney McIlvaine, Associate Planner, presented the staff report, recommending the Commission grant schematic approval to the project based on findings and subject to conditions which she outlined. Robert Schiebelhut, the applicant, wants an added condition regarding the lot line adjustment. He explained the intended use will be a software and internet “people” building and that he has two potential tenants who want higher ceilings to enable 11 feet clear and there is a need for room above the ceiling for wiring, etc. He said that he has met with neighbors several times and worked with Willowbrook Homeowners Association, the Housing Authority and the Santa Lucia Homeowners Association. Mr. Schiebelhut discussed issues with Willowbrook:: 1. Applicant would agree to landscape off-site in neighboring yards. 2. There will be lights on at night. 3. Applicant agrees to move the trash enclosure as required by staff. 4. The building will have a large setback from the eastern property line. 5. Access from Broad Street through State Farm will not be possible. ARC Minutes August 7, 2000 Page 9 Applicant is agreeable with the wall on the south property line as required by staff. He circulated photos and indicated that there is a need for the building height as proposed. Mike Peachy, the architect, said that he recognizes site constraints since this property is adjacent to a residential neighborhood. He said that this is not just a regular office building since there will be a huge mechanical demand and the roof is designed to accommodate mechanical equipment and also relate to residential design. The building could act as a noise wall and wind buffer. The appearance of mass is reduced by the building setbacks, and lighting will be 15 feet standards on the lower grade and should not be too intrusive. Mr. Peachy explained the limitation of planting in a drainage easement and he also said that showers and lockers will be provided. The current building base material can remain and he questioned the need for recessing windows and recommends changing the window frame color to the same as the sill. He agreed to trellises and a requirement for a blended grey roofing. Commr. Lopes asked where detention as required on this site will be. He also said that he was concerned about the roof line. Commr. Schultz asked why the ARC didn’t get at least a conclusion of the traffic study. The public hearing was opened. Steve Del Martini, on behalf of Santa Lucia Homeowners Association, said that the Association supports the project and that the main issues are noise, lighting, and especially traffic. Parking is also an important issue. George Moylan said that the Edna Islay Housing Corp. owns units to the east and south of the site and that the San Luis Obispo Housing Authority manages these units and both agencies support the project. The public hearing was closed. COMMISSION COMMENTS Commr. Schultz said that he was concerned with building height and would like a drive aisle connection in the parking area. Comm. Howard said that it was a beautiful building which seems to be more friendly than the typical commercial use vis a vis residential use; however, she said that she was uncomfortable with the building height and thought that lighting and noise could be issues. Comm. Chandler indicated that he liked what the building is trying to accommodate and ARC Minutes August 7, 2000 Page 10 is happy with the design. He said that access from Broad would be ideal, but he was concerned that lighting would be an issue. He said that he wants parking bays connected. Commr. Stevenson said that for the parking area, he would prefer to see more of a setback buffer from Tank Farm Road and would consider the elimination of 15 spaces at the northwestern of the lot. He thanked the applicant for the effort made with the neighbors. He said that the project needs an entry feature that addresses the street, and expressed his concern that the night lights might spill over from people working late. Commr. Lopes said that he would like a wider landscaped area along Tank Farm Road, that he supports an entry at the side of the building. He suggested that the roofline be more defined, and wants height reduced in strategic locations to alleviate the long roof line. He said that he supports the low pole height for light standards. Regarding the landscaping, he said that grouping trees and allowing for a view through to the hills might be considered. Mike Peachy, the architect, responded regarding roof height and said that he would prefer to articulate the roof by popping up the roof 10 feet higher. Bob Shiebelhut responded to the Commissioners’ comments. Commr. Stevenson stressed the need to provide a stronger entry feature along Tank Farm Road, and was concerned regarding the trash enclosure location near the street yard. On motion by Commr. Lopes, and seconded by Commr. Howard, the ARC granted final approval to the project, based on the following findings and subject to the following conditions and code requirements: Findings 1. With the building modifications and conditions or approval, the project can be considered consistent with City’s General Plan policies on commercial siting, separation and buffering of residential uses from non-residential uses, appropriate uses and scenic roadways. 2. The proposed project, with the recommended conditions and modifications, complies with property development standards for the C-S zone. 3. With the building modifications and conditions of approval, the proposed scale and design of the building will be compatible with surrounding commercial and industrial uses. ARC Minutes August 7, 2000 Page 11 Conditions 1. Final project design and construction drawing shall be in substantial compliance with the project plans as amended and approved by the ARC. 2. The site plans shall be modified as follows:  Provide an accessible path of travel from the public right of way to the building.  Relocate the motorcycle spaces from the southeast corner of the site away from the residences to closer to the building.  Connect the two parking bays to create a loop system.  Provide on-site amenities for workers, such as outdoor employee eating or recreation areas.  Install a 6-foot high wall along the southerly property line to buffer the commercial building from the residential uses.  Relocate the trash enclosure away from residences and screen it, i.e. with berming and landscaping. 3. The building design shall be modified as follows:  Explore lowering the overall height of the building at strategic locations to break up the roofline.  Provide a trellis, espalier or arbor with vines at the northeast and southeast corners of the building.  Provide windowsills to create additional relief.  Consider varying roof color to break up the massive appearance of the roofline. For example, the primary roof could slate gray with other forms a different gray.  Provide a pronounced entry on the Tank Farm Road elevation. 4. The landscape plan shall be modified as follows:  Increase the number of trees and shrubs on the east side of the building and along the easterly property lines to screen the new buildings from the existing residences.  Increase the landscaping along Tank Farm Road using earthen berms, additional shrubs and more trees. ARC Minutes August 7, 2000 Page 12  Install a 6-foot high block wall with vines along the southerly property line. 5. Building details including: site lighting, mechanical equipment, and signage shall return to Planning staff for review and approval at the time that working drawings are submitted for a building permit. Light poles in the parking areas shall not exceed 15 feet in height. Minimize wall lighting on the building other than at building entries. 6. The applicant shall be responsible for providing a running total of the site’s parking requirements with the submittal of any building permit for tenant improvements. 7. An accessible path of travel from the public right of way to the building is required. 8. A safe overflow for the site drainage detention system will be required; it is not clear from the plans submitted where the safe overflow will be located. 9. The proposed detention basin is shown located over the existing storm drain line. The depth of the detention basin shall not endanger the existing storm drain line. 10. A detailed hydrology report shall be prepared to demonstrate compliance with City drainage standards to the satisfaction of the Public Works Director. The scope of the study must include analysis of all existing public and private drainage facilities and creek capacities between this property and an adequate point of disposal. Detention facilities will be required. A connection to the existing Santa Lucia Hills Home-owners Association (HOA) storm drain along the Southerly property line is subject to approval by the HOA and capacity evaluation by a civil engineer, to the satisfaction of the Public Works Department. A separate storm drain may be required – connected to a public system in Broad St., if approval cannot be obtained and/or capacity is not available. (Presumably this parcel does not belong to the HOA.) All proposed detention basin and drainage improvements, except those within a public street, shall be privately owned and maintained by the property owner. 11. Eliminate the row of parking along Tank Farm Road and replace it with additional landscaping. 12. A lot line adjustment shall be processed prior to issuance of building permits. Code Requirements 1. Street trees are required to be planted per City Standards (the number of trees is determined by one tree per 35 linear feet of street frontage). 2. Traffic impact fees shall be paid prior to the issuance of a building permit. ARC Minutes August 7, 2000 Page 13 3. EPA Requirement: General Construction Activity Storm Water Permits are required for all storm water discharges associated with a construction activity where clearing, grading and excavation results in land disturbance of five or more acres. Storm water discharges of less than five acres, but which is part of a larger common plan of development or sale, also require a permit. Permits are required until the construction is complete. To be covered by a General Construction Activity Permit, the owner(s) of land where construction activity occurs must submit a completed "Notice of Intent" (NOI) form, with the appropriate fee, to the State Water Board. 4. A water allocation is required, due to the additional demand on the City’s water supplies. Currently, a water allocation can only be obtained through the water retrofit program. The City’s Water Conservation division can help in determining the needed allocation and the necessary number of retrofits. Water Conservation can be reached by calling 781-7258. The cost of retrofitting is directly credited against the project’s Water Impact Fees, at a rate of $150 per bathroom retrofitted. 5. Water and Wastewater Impact Fees shall be paid at the time building permits are issued. Both the Water and the Wastewater Impact Fees are based on the size of the water meter(s) serving the project. 6. Fire Department Access: Access shall be in accordance with Article 9 of the California Fire Code. Access roads shall have an unobstructed width of not less than 20 feet. Access roads shall be designed and maintained to support the imposed loads of a 60,000 pound fire apparatus and shall be provided with a surface so as to provide all-weather driving capabilities. Project shall be designed to allow fire apparatus to circulate through the rear parking area without having to turn-around. The hammerhead design is not an acceptable alternative. 7. Water Supplies: Water supplies shall be in accordance with Sections 901 and 903 of the California Fire Code. An approved water supply connected to the City distribution system and capable of providing the required fire flow for fire protection is required. The fire flow shall be determining using Appendix III-A of the California Fire Code. The project will have a required fire flow of 3,250 gpm. 8. Fire Hydrants: Fire hydrants shall be installed in accordance with Section 903.4 of the California Fire Code. The location, number and type of hydrants connected to the City system shall be determined using Appendix III-B of the California Fire Code and the approved City Engineering Standards. Three hydrants shall be required with spacing not exceeding 400 ft. 9. Fire Protection Systems and Equipment: Fire protection systems shall be in accordance with the California Fire Code and California Building Code as amended by the City. The location of all fire protection equipment, connections and valves shall be approved by the Fire Department prior to installation. ARC Minutes August 7, 2000 Page 14 10. Fire Safety During Construction: Buildings undergoing construction, alteration or demolition shall be in accordance with Article 87 of the California Fire Code. AYES: Commrs. Chandler, Howard, Stevenson, Schultz and Lopes NOES: None ABSENT: Commrs. Rawson and Metz The motion passed. 5. 100 Cross Street. ARC 61-00. Review of a proposed 42,000 square foot commercial office building and site improvements; C-S zone; Weyrich Development, applicant. Whitney McIlvaine Whitney McIlvaine, Associate Planner, presented the staff report, recommending final approval of the project, based on findings and with conditions which she outlined. Commr. Rawson returned. The public hearing was opened. Steve Pults, the project architect, said that planter widths in the parking lot are an issue and questioned the mechanical screening condition. Steve Caminiti, the landscape architect, was also present. Dan Lloyd was present, representing the applicant. Steve Caminiti said that he likes the effect of sod at the back of the sidewalk, similar to that in front of Idlers, and said that he can screen the parking in a 5 foot area behind the sod. He said that trees in the parking lot are deciduous and that the applicant would add some evergreen trees. In regard to Condition 8, he indicated that he was not sure about this concern. He said that the applicant would replant where necessary in the frontage and that the employee area is ringed with trees. Commr. Lopes asked about the selection of trees. Dan Lloyd asked whether public art will be required. The public hearing was closed. COMMISSION COMMENTS ARC Minutes August 7, 2000 Page 15 Commrs. Lopes and Howard said that they support the project. Commr. Chandler said that he is concerned with parking and would like to see additional landscaping at the corner of Tank Farm and South Higuera. Commr. Lopes indicated that he wants more landscaping along Tank Farm Road and suggested that the applicant consider relocating parking. He said that he wants to relocate the building closer to Tank Farm Road and perhaps the pedestrian link should be from South Higuera directly to the South Higuera building entrance. He also suggested adding glass above the wall around the break area. Commr. Schultz said that the employee break area could possibly be relocated and also said that he would like to see more landscaping. Commr. Stevenson commented on lots of paving, said that he likes the sod and suggested eliminating driving and parking along Tank Farm Road, or possibly adding more parking. Steve Pults said that he would prefer circulation around the building and wants to maintain the parking area. Dan Lloyd said that he wants to maximize parking and doesn’t want to move the building toward Tank Farm Road. Commr. Stevenson said that the project could be moved forward toward Tank Farm Road without losing parking. Commr. Schultz said that he does not want an entry without convenient parking. On motion by Commr. Lopes, and seconded by Commr. Howard, the ARC granted final approval to the project, based on the following findings and subject to the following conditions and code requirements: Finding 1. As conditioned, the project’s design is appropriate for the Service Commercial zone and will be compatible with surrounding development. Conditions 1. Exterior lighting shall be directed downward and not spill onto adjoining properties. The maximum height of any parking lot lighting, including fixtures, standard and base, shall not be higher than 20 feet above the finished grade approved as part of this permit. Lighting levels measured at the finished grade directly beneath the fixture shall not exceed 10 foot-candles. Any individual wall-mounted fixtures shall ARC Minutes August 7, 2000 Page 16 not be located above the first floor of the building and shall direct light downward. Light fixtures shall be subject to review and approval by the Community Development Director. Ornamental lights on the building shall be directed downward and not used for parking lot lighting. 2. Building height, including any roof-mounted mechanical equipment, shall not exceed 35 feet. Roof-mounted mechanical equipment shall be recessed deeply enough to be fully screened by the parapet walls as shown on the approved plans. 3. Any tenant signs to be located on the building shall not be located above the first floor and shall be near the building entrances. 4. Plans submitted for a building permit shall comply with all parking and driveway standards and zoning regulations for motorcycle and bicycle parking. 5. Landscaping along Tank Farm Road shall include trees and low and mid-size shrubbery to screen the parking lot and soften the appearance of the building. 6. Peninsular planters in the parking lot shall have a minimum width of 5 feet. 7. Provide large, evergreen trees in the parking area. 8. Some of the existing landscaping along the frontages has died or not filled in well. Prior to occupancy, these areas shall be replanted, fertilized, and mulched. The existing irrigation system shall also be checked and repaired if it is not working properly. 9. Building plans submitted for a permit shall include a detail of the employee break area. Such area shall be partially shaded and shall provide wind protection. The wall shall be topped with 2 feet of a clear material to increase wind protection. 10. Provide pedestrian access to South Higuera Street at the southwest corner of the lot, using a contrasting surfacing material. 11. In compliance with mitigation established with the approval of Tract 2202, the project shall incorporate short- and long-term bicycle parking and shower facilities for employees use; designated carpool parking; skylights to maximize natural daylighting; operable windows to maximize natural ventilation; energy-efficient lighting systems for both interior and exterior use; facilities for ongoing interior and exterior on-site recycling; and a plan for recycling construction materials to be submitted with the building permit application. 12. The site and landscaping plan shall be revised to relocate parking along Tank Farm Road to the south side of the building to create a double loaded parking bay. Eliminate the drive aisle between the building and Tank Farm Road. Provide additional landscaping in this area (approximately 20 feet wide) and move the ARC Minutes August 7, 2000 Page 17 building toward Tank Farm Road to the edge of the added landscaping. Provide pedestrian access from the building to Tank Farm Road. 13. Provide an entry feature on the Tank Farm Road elevation similar to the one on the South Higuera elevation. Code Requirements 1. Street trees shall be planted in accordance with City standards, to the satisfaction of the City Arborist. 2. Traffic impact fees shall be paid prior to the issuance of building permits. Fees will reflect the intended use of the building. 3. Water and wastewater impact fees shall be paid prior to the issuance of building permits. Both the Water and the Wastewater Impact Fees are based on the size of the water meter serving each parcel. 4. A water allocation is required, due to the additional demand on the City’s water supplies. Currently, a water allocation can only be obtained through the water retrofit program. The City’s Water Conservation division can help in determining the needed allocation and the necessary number of retrofits. Water Conservation can be reached by calling 781-7258. The cost of retrofitting is directly credited against the project’s Water Impact Fees, at a rate of $150 per bathroom retrofitted. 5. Appropriate backflow prevention will be necessary on any connection to the City water system if the property includes an active well, or otherwise utilizes well water. If well water is proposed for use on this property, additional requirements may apply. The location of backflow prevention devices is subject to approval by the Community Development Director. 6. The required fire flow shall be determined using Appendix III-A of the California Fire Code. 7. Fire hydrants shall be installed in accordance with Section 0903.4 of the California Fire Code. 8. Fire protection systems shall be in accordance with the California Fire Code and California Building Code as amended by the City. The location of all fire protection equipment shall be approved by the Fire Department prior to installation. 9. Buildings undergoing construction, alteration or demolition shall be in accordance with Article 87 of the California Fire Code. 10. Parking lot design must be consistent with City Parking and Driveway standards. 11. The project must comply with inclusionary housing requirements. AYES: Commrs. Chandler, Howard, Rawson, Stevenson, Schultz and Lopes ARC Minutes August 7, 2000 Page 18 NOES: None ABSENT: Commr. Metz The motion passed. The meeting adjourned at 11:00 p.m. to a regular meeting of the Architectural Review Commission, scheduled for Monday, August 21, 2000 at 5:00 p.m. in the Council Hearing Room at City Hall, 990 Palm Street. Respectfully Submitted, Pam Ricci and Whitney McIlvaine Recording Secretaries