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PC Min 11/27/1984PLANNING COMMISSION CITY OF CAMPBELL, CALIFORNIA 7:30 P.M. MINUTES November 27, 1984 The Planning Commission of the .City of Campbell convened this day in ~- regular session at the regular meeting place, the Council Chambers of City Hall, 70 N. First St., Campbell,. California. ROLL CALL Present Commissioners: Kasolas, Perrine, Christ, Howard, Toshach, Fairbanks, Dicksonf Planning Director Arthur A. Kee, Principal Planner Philip J. Stafford, Engineering Manager Bill Helms, City Attorney J. Robert Dempster, Recording Secretary Linda Dennis. Absent None. APPROVAL OF MINUTES M/S: Fairbanks, Howard - That the minutes of the Planning Commissioner meeting of November 13, 1984 be approved as submitted. Motion carried unanimously i7-0-0). COMMUNICATIONS Mr. Kee reported that communications received pertained to specific agenda items and would be presented at that time. ARCHITECTURAL APPROVALS S 84-22 Continued application of Mr. Riedinger, M. Michael Riedinger, on behalf of Design and Engineering Systems, Inc., for approval of plans and elevations to allow the construction of an industrial building on property known as 1587 and 1599 De11 Ave. in a CM=B (Controlled Manufacturing) Zoning District. Mr. Kee reported that Staff is recommending a continuance for this application in order that revised plans may be submitted. M/S: Howard, Fairbanks - That S 84-22 be continued to the Planning Commission meeting of December 11, 1984 in order that revised plans may be submitted. Motion carried unanimously (7-0-0). * : -2- MM 84-26 Application of Mr. Shawn Hailey for Hailey, S. approval of a minor modification to allow the remodel and expansion of an existing industrial building into a industrial accommodating 7774 sq.ft. of office and 4234 sq.ft. of warehousing use on property known as 50 Curtner Avenue in an M-1-S (Light Industrial) Zoning District. Commissioner Howard reported that this item was before the Site and Architectural Review Committee. The Committee is recommending a continuance to December 11 in order that the applicant can address concerns indicated in the Staff Comment Sheet regarding duel use of parking between the site and the adjacent California Motel. Because of the controversial nature of the problem, it is recommended that the applicant hire a consultant to provide a study for the next meeting. Commissioner Toshach asked about the original agreement which provided for the dual use of parking on this site. Mr. Kee explained that when the motel was originally approved, and agreement was provided which indicated the dual use of 6 parking spaces. This type of situation is within the power of the Commission to approve or disapprove. Mr. Kee continued that it is his understanding that such an agreement can be recorded with the deed of a property; however, he will-investigate this matter further for the Commission. Commissioner Fairbanks asked if the Building Department had reviewed the plans for this proposal. Mr. Kee indicated that the Building Department had reviewed the plans and had no comment. Commissioner Christ asked if the applicant would be able to provide the necessary information for the December 11 meeting, or if he would need additional time. Commissioner Howard noted that the applicant was aware of the time constraints but wanted to try to have the information for the December 11 meeting. M/S: Howard, Perrine - That MM 84-26 be continued to the Planning Commission meeting of December 11, 1984 in order that the applicant might address concerns indicated in the Staff Comment Sheet.. Motion carried unanimously (7-0-0). -3- MM 84-27 Application of Mr. Rich Arias for appro- Arias, R. val of a minor modification to a sideyard setback to allow the construction of a second story addition to an existing single family house on property known as 760 W. Latimer Ave. in an R-1 (Single Family Residential) Zoning District. Commissioner Howard reported that this item was considered by the Site and Architectural Review Committee. The applicant has submitted a letter from the adjoining property owner indicating his approval of the addition. Because the Committee wished to take a closer look at the "0-lot line" situation, and because the applicant must submit revised plans indicating the correct property lines, the Committee is recommending a continuation to December 11, 1984. M/S: Fairbanks, Perrine - That MM 84-27 be continued to the Planning Commission meeting of December 11, 1984, in order that the applicant can submit revised plans addressing concerns expressed in the Staff Comment Sheet. Motion carried unanimously (7-0-0). Commissioner Kasolas stated that he felt there was no rational basis for requesting a letter from adjoining property owners in the case of additions to existing residences. He continued that in a situation, such as just discussed, it would seem totally unfair if residents in the Campbell portion of this tract would not be allowed to add the second story when residents in the San Jose portion of the tract, just down the street, are able to make these modifications. Chairman Dickson indicated that he felt the letters were necessary, in that the Commission has an obligation to look at harmonious development in neighborhoods. Commissioner Christ noted that there. could be some instances in which a neighbor might object--i.e., solar heating being blocked from the sun by an addition. He felt that input from the neighbors is important and allows for the redesign of a project if a problem is pointed out. S 84-18 Continued application of Mr. Kjartan Armann, K. Armann for approval of a site and architectural application to allow the construction of an industrial building on property known as 1436 Whiteoaks Rd. in an M-1-S (Light Industrial) Zoning District. -4- Commissioner Howard reported that this item was before the Site and Architectural Review Committee. The Committee is recommending approval subjec to conditions indicated in the Staff Comment Sheet, as well as redlining of the plans. The redlining indicates a modification to the trash enclosure, and a realignment of parking in the rear to provide for additional landscaping to act as a buffer. The Committee is of the opinion that the project is well-designed. Commissioner Fairbanks asked if noise factors had been discussed, in that the automotive repair use is proposed to be adjacent to the residential area. Mr. Kee responded that the City does not have a Noise Ordinance; however, there is a section in the General Plan which addresses noise. The Commission can require a noise study to be done on any project, if it deems this necessary. Mr. Kee continued that there is always a potential conflict when industrial uses abut residential uses. The policy has been to require a fence along the adjoining property lines. Commissioner Fairbanks asked if the Noise Element speaks to decibels allowed in certain areas, specifically where different land uses abut one another. Commissioner Fairbanks also asked if the adjacent property owners were notified of this application. Mr. Kee indicated that the Noise Element does not speak to allowable noise. levels in various zoning districts. Mr. Stafford noted that notices were sent to adjacent property owners on Hoffman Lane. Commissioner Howard stated that a 6' masonry wall is to be constructed at the rear of this project, and because of grade differences, the wall will be closer to 8' on the residential side. Commissioner Kasolas spoke at length regarding the number of automotive-related facilities in the City, noting that Campbell appears to be the "garage" for the surrounding "up-graded" housing areas. Commissioner Kasolas stated that he could not support a negative declaration for this project, in that he felt the City has more than enough repair facilities. Commissioner Howard noted that the applicant is more than willing to change the location of the automotive repair to another area of the building. The applicant is specifically requesting one auto repair use for his grandson to use. Mr. Kee stated that the ordinance permits this type of use in an industrial zoning district, this being an M-1-S Zoning District. The next step would be to see what can be done to make the use acceptable in the area. Mr. Dempster stated that he would question the appropriateness of telling an owner what portion of a building he can use for a certain type of facility. -5- Commissioner Fairbanks felt that the Commission is in a position to look at sound attenuation problems and mitigation measures to help adjoining residential neighbors, perhaps through building design or some other method that does not tell the owner where to put which use. Commissioner Fairbanks indicated that she felt there is a noise problem with automotive related uses. Mr. Dempster indicated that it was really too late to consider this issue at this point., in that the area was zoned to allow such uses--perhaps the area should not have been zoned this way. Chairman Dickson asked what criteria is used to prepare a Negative Declaration. Mr. Kee responded that Staff does an environmental assessment. In that this proposed type of use exists along this area of Whiteoaks Rd., Staff has prepared a Negative Declaration. However, the Commission has the authority to request further study and not accept the Negative Declaration. Chairman Dickson asked if any discussion was received from the neighborhood in the past regarding uses that have gone into this neighborhood. Mr. Kee noted that public hearings were held when the area was zoned for industrial uses--both for the General Plan designations and the zoning designation. Staff would have to research past projects to see if there was any discussion from the neighbors on individual proposals] however, to his knowledge there have been no complaints from people along Hoffman Lane regarding projects that have been built in this area. Mr. Ree continued that the Negative Declaration for this project was prepared on the same basis used for all applications] and, perhaps a study should be undertaken on all the M-1-S areas. Mr. Dempster noted that the Commission cannot suddenly handle this piece of property different from all the other properties in the same zoning district. Commissioner Howard noted that the roll-up door for the auto repair facility is redlined on the plans to be moved to the side of the building. Commissioner Christ asked what type of walls or landscaping have been required of other projects in this area, and if denser landscaping is ever required to protect the residential areas. Mr. Kee responded that usually a masonry wall is required, and that studies show that landscaping is not an effective noise mitigation measure. Commissioner Kasolas stated that his primary concern is with outside storage and outside repair. He asked if the applicant could be required to submit an agreement, as a condition of approval, which stated that there would be no outside storage or repair. Further addressing of the automotive facilities issue could be done separately at another time. Mr. Kee noted that unless specifically indicated on the approved plans, outside storage or repair is not a permitted use. -6- M/S: Kasolas, Toshach - That the Planning Commission accept the Negative Declaration which has been prepared for S 84-18; and, that the Planning Commission approve S 84-18 subject to conditions as indicated in the Staff Comment Sheet, as well as redlining of the plans. Motion carried unanimously (7-0-0). Commissioner Fairbanks stated that she is uncomfortable with this type of use abutting an R-1 area. She continued that she understands that the applicant has a right to this type of use in this area, however, this does not release the Commission from looking at the impact on the residential area. She felt that the applicant should also be looking at the surrounding area with his designs. Commissioner Fairbanks added that, in the future, perhaps the Site Committee should speak to applicants regarding noise mitigations. She concluded that she is speaking for the approval in that there. has been no opposition from the neighbors. Chairman Dickson stated that if the Commission is concerned with this issue, perhaps they should take a look at the zoning in this area. ~ * t PD 84-07 Public hearing to consider the applica- Armann, K. tion of Mr. Kjartan for approval of a Planned Development Permit and approval of plans, elevations, and development schedule to allow the construction of a two-story office building on property known as 950 E. Campbell Ave. in a PD (Planned Development/Commercial) Zoning District. Commissioner Howard reported that this item was considered by the Site and Architectural Review Committee. The Staff Comment Sheet indicates that the Building Department cannot recommend approval of the building as currently proposed] however, the concerns of the Building Department have been addressed at this time, and the Site Committee is recommending approval, subject to conditions indicated in the Staff Comment Sheet. The Committee is recommending the removal of one parking space near the building entrance, and the provision of landscaping in this area instead. Also discussed by the Site Committee was the parking which is underneath the building, at ground level. The reason for this particular design, according to the applicant, is for safety of women using the parking facility. Commissioner Howard noted that the building is designed to fit in with the other structures in the immediate area. Commissioner Fairbanks asked about the possibility of eliminating left turn movements in this area in the future. -7- Mr. Helms indicated that future plans provide for a median-island in this area, preventing left turn movements from the driveways= however., left-turn movements will still be allowed from Barbano and from Union Avenues. This item was ~_ pointed out to the applicant because the plans only indicated a driveway access to Campbell Avenue. Commissioner Fairbanks asked if Staff would foresee people going through the residential areas behind the Campbell Avenue developments. Mr. Helms noted that it would seem easier to make a u-turn at Bascom Avenue. Commissioner Rasolas asked if a colored rendering was available for this project, noting that he was uncomfortable with the under-building parking design and would like to be able to better visualize this concept. Mr. Armann, applicant, reviewed the project design for the Commission, noting that the parking area will not be visible. to Barbano Ave., and that the face of the building is approximately 15' from the property line on Barbano. The building is a wood structure, similar in style to the restaurant across the street. Regarding relative heights, this structure will be 5-10' lower than the adjacent buildings on Campbell Avenue to the west. Chairman Dickson opened the public hearing and invited anyone in the audience to speak for or against this item. M/Sc Howard, Fairbanks - There being no one wishing to speak, that the public hearing on PD 84-07 be closed. Motion carried unanimously (7-0-0). M/S: Howard, Perrine - That the Planning Commission accept the Negative Declaration which has been prepared for PD 84-07f and, that the Planning Commission adopt RESOLUTION NO. 2299 recommending approval of PD 84-07, subject to conditions as indicated in the Staff Comment Sheet as well as redlining of the presented plans. Motion carried with the following roll call vote: AYES: Commissioners: Perrine, Howard, Toshach, Fairbanks, Dickson NOES: Commissioners: Kasolas, Christ ABSENT: Commissioners: None Commissioner Fairbanks noted that it would help her to know why Commissioners Kasolas and Christ voted "no" . -8- Commissioner Kasolas indicated that he voted "no" on this item because he could not visualize what it is going to look like, and this was important, particularly on this corner. Commissioner Christ indicated that his reservations were with the appearance of the architectural style. There was lengthy discussion between Mr. Dempster and Commissioner Christ regarding personal opinions on architectural styles and appearances, and on methods of voting. Mr. Dempster recommended that when faced with this type of situation, the Commissioners should refer to the Architectural Advisor in his professional capacity. t TA 84-05 Public hearing to consider a City- City-initiated initiated amendment to Chapter 21.08 of the Campbell Municipal Code (R-1 Single Family District) to establish regulations for large family day care homes on R-1 Single Family Residential zoned lots. Mr. Stafford reviewed this proposed amendment, noting that the State has recently changed their regulations to give local jurisdictions three choices regarding large family (7-12 children) day care homes. In response to questions from the Commission, Mr. Stafford indicated that it is difficult to determine the number of these facilities in the City in that they do not require a business license, and that existing homes will be grandfathered in as non-conforming uses (if they do not meet these requirements). Commissioner Fairbanks stated that she was not in favor of the proposed restriction of "not closer than 300' to another large family day care home...", nor (B) and (C) as indicated in the Staff Comment Sheet. However, she indicated her support of a use permit procedure without the presented restrictions. Commissioner Howard stated that he is in agreement with Staff s recommendations. Mr. Kee noted that the use permit would allow the Commission to consider many things, including compatibility of the use with the surrounding area. Commissioner Toshach asked on what basis the 300' was determined. Mr. Stafford indicated that this was only a suggestion, and was taken from the regulations for half-way houses. -9- Commissioner Kasolas asked if this procedure was really needed, in that it is his understanding that. to care for children .someone must go through the County and the State to be licensed. _ Commissioner Fairbanks felt that it is necessary to look at the impact of these kinds of restrictions. She felt that the R-1 district is the right place for these types of facilities, in that other zoning districts could be inappropriate for health and safety reasons. Chairman Dickson felt that the State was not out of line in some of these requirements they placed on this type of activity, and that it would not be out of line for the City to see that they are done in an orderly manner. Commissioner Howard felt that the use permit fee of $350 would not encourage people to apply for the use permit. Mr. Kee stated that what this text amendment attempts to do is give the Commission and the City a chance to review the use when it comes through] otherwise, the City is stuck with what the State says. Commissioner Christ asked if these types of day care homes would be subject to the same restrictions as single family homes are with a home occupation permit, in regard to changing the outside appearance. Mr. Kee noted that this would be up to the Commission, and the Commission could apply any reasonable conditions under the use permit. Commissioner Christ asked if safety measures could be imposed if they altered the ,appearance of the residential site. Mr. Kee noted that this would be possible. Commissioner Toshach asked about the public hearing notification on this item. Mr. Kee noted that this item was published in the San Jose Mercury News as a legal notice, as is the usual procedure for public hearings. Chairman Dickson opened the public hearing and invited anyone in the audience to speak for or against this item. Ms. Dorothy Shattock, 391 California St., requested clarification on the issue; and, noted her concern that residential areas stay looking like residential areas. She felt that a home should remain a home, and there could be ways to expand its uses to provide a necessary service that will not prevent it from being a single family home. She felt that the 300 was arbitrary, and noted concern as to how it would be determined who could have a day care facility and who could not. She asked if this was an item that could be more clearly flagged to the public before a decision was made. -10- M/S: Kasolas, Christ - M/S: Kasolas, Fairbanks - Discussion on Motion There being no one else wishing to speak, that the public hearing on TA 84-05 be closed. Motion carried unanimously (7-0-0). That the Planning Commission accept the Negative Declaration prepared for TA 84-05; and, that the Planning Commission adopt RESOLUTION NO. 2300 recommending approval of TA 84-OS with the deletion. of 5 (A) and 5 (B) on Exhibit A. Commissioner Christ noted that he has the same concerns as expressed by Ms. Shattock. He felt that homes used for this purpose should not detract from the appearance of a residential neighborhood; however, he felt it is important these these homes be made as safe as possible for children. In reference to parking, Commissioner Christ stated that in the event of several employees, he would prefer to see on-site parking; however, he would be in favor of the motion as presented. M/S: Toshach, Christ - Discussion on Amendment to Motion That the motion be amended to include 5(B) of Exhibit A. Commissioner Kasolas stated that the use permit procedure would provide adequate control, in his opinion. He noted that it would be difficult to get more than 12 children in one home, and this would probably only require one employee. If this provision is required, it could lead to the asphalting of the front yard area. Commissioner Christ stated that this concern is from personal experiences with existing day care centers, wherein the needed parking infringes upon the neighborhood. He felt that the impact of this type of use should be mitigated for the adjacent properties. Chairman Dickson noted that he also is in favor of protecting the residential neighborhoods, and that the use permit is a powerful tool which can be reviewed if problems arise. Vote on Amendment to Motion AYES: Commissioners: Perrine, Christ, Howard, Toshach, Dickson NOES: Commissioners: Rasolas, Fairbanks ABSENT: Commissioners: None. -11- Vote on Motion °- AYES: Commissioners: Kasolas, Perrine, Christ, Howard, Toshach, Fairbanks, Dickson NOES: Commissioners: None ABSENT: Commissioners: None. # # ZC 84-05 Wong, T. Continued public hearing to consider the application of Mr. Timothy Wong, on behalf of Wong & Associates., for approval of a zone change from PD (Planned Development) to C-PD (Condominium/Planned Development) to allow the conversion of an office building into condominium offices= and, approval of a modification to the approved elevations allowing the placement of a brick veneer on the building exterior on property known as 910 Campisi Way. Mr. Kee reported that the applicant has requested that the application be withdrawn. Staff is 'recommending that the Commission deny this application, without prejudice, and recommend that the City Council refund a portion of the application fee. Chairman Dickson opened the public hearing and invited anyone in the audience to speak for or against this item. M/S: Fairbanks, Howard - There being no one wishing to speak, that the public hearing on PD 84-05 be closed. Motion carried unanimously (7-0-0). M/S: Fairbanks, Howard - That the Planning Commission deny without prejudice PD 84-05, at the applicant's request; and, that the Planning Commission recommend that the City Council refund the application fee less cost of public hearing notification and staff time. Motion carried unanimously (7-0-0). * * : -12- MISCELLANEOUS R 84-12 Request of Mr. Robert Kadjevich for a PD 81-10 reinstatement of a previously approved TS 81-24 Planned Development Permit and Tentative Kadjevich, R. Subdivision Map allowing the construction of a condominium industrial building on property known as 200 & 222 Dillon Ave. in a PD (Planned Development) Zoning District. Commissioner Howard reported that this request was before the Site and Architectural Review Committee. The Committee had redlined the elimination of a parking space near the property line, and put landscaping in its place. However, in that this parking space does not abut parklands, as previously thought, the Committee would withdraw this redlining. Commissioner Kasolas questioned Condition #5, asking if the space utilization figures will be broken down for each of the different owners. Mr. Dempster responded that there are constant problP~ts with parking based on one use, and then the uses changing. This conc7,ition is an attempt to mitigate those problems right from the beginning, and will be recorded with the deed. M/S: Perrine, Fairbanks - Staff Report That the Planning Commission recommend that the City Council approve the applicant's request for a revised development schedule and extension of the tentative subdivision map, subject to conditions as indicated in the Staff Comment Sheet. Motion carried unanimously (7-0-0). Staff report regarding parking at the Fransican Apartments - 601 Almarida Drive. Commissioner Kasolas stated that he realized that this was an unusual set of circumstances; however, he felt that when there is a major change--as major as this--when the Commission is so concerned with on-site parking and the encouragement of on-site parking--that this type of thing never be allowed to happen again (the discouragement of on-site parking). He continued that he would hope that in the future if there is some way that this situation can be realigned for secured tenant parking and provision for on-site guest parking that it be done. Commissioner Kasolas concluded that he did not know why this situation was not brought to the Commission. -13- Mr. Dempster responded that he thought the issue had been before the Commission, that this was an on-going problem for some time, and the measures taken were really a matter of survival for the apartment residents. Mr. Kee noted that Staff would have no problem bringing these problems to the Commission, and would welcome any Commissioners assistance at any time. M/S: Howard, Fairbanks - That this Staff Report be noted and filed. Motion carried unanimously (7-0-0). ,r OTHER ITEMS BROUGHT UP BY COMMISSION Commissioner Toshach asked Staff to check on a large truck which parks in front of Best Products on Hamilton Avenue, creating a hazardous condition. Commissioner Toshach asked if, as a matter of practice, the Staff and Commission shouldn~t be doing more in the way of designating parking areas for bicycles and motorcycles, to encourage alternate modes of transportation. Mr. Kee indicated that if a development doesn't have the required parking, per code, Staff will usually discuss the other types of spaces. ADJOURNMENT M/S: Kasolas, Toshach - That the Planning Commission be adjourned. The meeting adjourned at 9:53 p.m. APPROVED: J. DuWayne Dickson Chairman ATTEST: Arthur A. Kee Secretary RECORDED: Linda A. Dennis Recording Secretary CONDITIONS OF APPROVAL: $ 84-18 APPLICANT: Armann, R. SITE ADDRESS: 1436 Whiteoaks Rd. P.C. Mtg.: 11-27-34 The applicant is notified as part of this application that he/she is required to meet the following conditions in accordance with the Ordinances of the City of Campbell and the Laws of the State of California. 1. Revised elevations and/or site plan indicating revisions to parking layout to be submitted to the Planning Department and approved by the Planning Director upon recommendation of the Architectural Advisor prior to application for a building permit. 2. Property to be fenced and landscaped as indicated and/or added in red on the plans. Landscaping and fencing shall be maintained in accordance with the approved plans. 3. Landscaping plan indicating type and size of plant material, and location of irrigation system to be submitted to the Planning Department and approved by the Site and Architectural Review Committee and/or Planning Commission prior to issuance of a building permit. 4. Fencing plan indicating location and design details of fencing to be submitted to the Planning Department and approved by the Planning Director prior to issuance of a building permit. 5. Applicant to either (1) post a faithful performance bond in the amount of $5,000 to insure landscaping, fencing, and striping of parking areas within 3 months of completion of construction; or (2) file written agreement to complete landscaping, fencing, and striping of parking areas. Bond or agreement to be filed with the Planning Department prior to application for a building permit. 6. Applicant to submit a plan to the Planning Department, prior to installation of PG&E utility (transformer) boxes, indicating the location of the boxes and screening (if boxes are above ground) for approval of the Planning Director. 7. Applicant to submit a letter to the Planning Department, satisfactory to the City Attorney, limiting the use of the property as follows: 3110 sq. ft. office use; 34,841 sq. ft. warehousing/manufacturing use; 2800 sq. ft, auto related use -- prior to application for a building permit. 8. All mechanical equipment on roofs and all utility meters to be screened as approved by the Planning Director. 9. Building occupancy will not be allowed until public improvements are installed. 10. All parking and driveway areas to be developed in compliance with Chapter 21.50 of the Campbell Municipal Code. All parking spaces to be provided with appropriate concrete curbs or bumper guards. 11. Underground utilities to be provided as required by Section 20.16.070 of the Campbell Municipal Code. CONDITIONS OF RPPROVAL: S 84-18 APPLICANT: Armann, K. SITE ADDRESS: 1436 Whiteoaks Rd. P.C. Mtg.: i1-27-84 12. Plans submitted to the Building Department for plan check shall indicate clearly the location. of all connections for underground utilities including ^--~~ rrt:va*. -~L~r~s= -.~r~ ^rhrr~ -~r~ ~r~.~ _a~r; •.;..^- -rsl~3rz stn. - ~ ~~ - ~~ - 13. Sign application to be submitted in accordance with provisions of the Sign Ordinance for all signs. No sign to be installed until application is approved and permit issued by Planning and Building Departments (Section 21.68.030 of the Campbell Municipal Code). 14. Ordinance No. 7.82 of the Campbell Municipal Code stipulates that any contract for the collection and disposal of refuse, garbage, wet garbage and rubbish produced within the limits of the City of Campbell shall be made with Green Valley Disposal Company. This requirement applies to all single-family dwellings, multiple apartment units, to all commercial, mess, industrial, manufacturing, and construction establishments. 15. Trash container(s) of a size and quantity necessary to serve the development shall be located in area(s) approved by the Fire Department. Unless otherwise noted, enclosure(s) shall consist of a concrete floor surrounded by a solid wall or fence and have self-closing doors of a size specified by the Fire Department. All enclosures to be constructed at grade level and. have a level area adjacent to the trash enclosure area to service these containers. 16. Applicant shall comply with all appropriate State and City requirements for the handicapped. 17. The applicant is hereby notified that the property is to be maintained free of any combustible trash, debris and weeds, until the time that actual construction commences. All existing structures shall be secured by having windows boarded up and doors sealed shut, or be demolished or removed from the property. Sect. 11.201 & 11.414, 1979 Ed. Uniform Fire Code. PUBLIC WORKS DEPARTMENT 18. Process and file a parcel map to combine the two lots. 19. Install street improvements across the frontage of the property. 20. Pay storm drain area fee. 21. Dedicate additional land from APN 413-71-011 to realign Whiteoaks Rd. in accordance with the plan line on file with the City Engineer. FIRE DEPARTMENT 22. Access driveways shall be marked and designated as fire lanes with parking prohibited. 23. Provide an on-site municipal fire hydrant at the rear of the property. 24. Provide an automatic sprinkler system for the building. System shall be monitored by a Central Station. 25. Areas designated for auto repair and other hazardous occupancies shall meet construction requirements for H occupancy.