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CC Ordinance 2128ORDINANCE NO. 2128 BEING AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CAMPBELL APPROVING AFOUR-YEAR EXTENSION OF APPROVAL (PLN2009-159) FOR A PREVIOUSLY APPROVED PLANNED DEVELOPMENT PERMIT (PLN2005-126) FOR FOUR COMMERCIAL/INDUSTRIAL CONDOMINIUM BUILDINGS LOCATED AT 680 - 750 E. MCGLINCY LANE IN A C-PD (CONDOMINIUM PLANNED- DEVELOPMENT) ZONING DISTRICT. APPLICATION OF MR. JAMES CHALMERS, ON BEHALF OF BR DEVELOPMENT, INC. FILE NO: PLN2009-159 After notification and public hearing, as specified by law and after presentation by the Community Development Director, proponents and opponents, the hearing was closed. After due consideration of all evidence presented, the City Council did find as follows with respect to application PLN2009-159: SECTION ONE: That this Ordinance be adopted to approve aFour-Year Extension of Approval (PLN2009-159) for a previously-approved Planned Development Permit (PLN2005-126) for four industrial condominium buildings subject to the attached conditions of approval (attached Exhibit A). SECTION TWO: This Ordinance shall become effective thirty (30) days following its passage and adoption and shall be published, one time within fifteen (15) days upon passage and adoption in the Campbell Express, a newspaper of general circulation in the City of Campbell, County of Santa Clara. PASSED AND ADOPTED this 4tn day of May , 2010, by the following roll call vote: AYES: COUNCILMEMBERS: xotowski, xennedy, Furtado, Baker, Low NOES: COUNCILMEMBERS: None ABSENT: COUNCILMEMBERS: None ~ ABSTAIN: COUNCILMEMBERS: None APPROVED: ~~' Evan Low, Mayor ATTEST: Anne Bybee, City Clerk Exhibit A -City Council Ordinance Page 1 PLN2009-159 ~ 680 - 750 E. McGlincy Lane Extension of Approval of a P-D Permit (PLN2005-126) THEREFORE, BE IT RESOLVED that the City Council approves aFour-Year Extension of Approval (PLN2009-159) for a previously approved Planned Development Permit (PLN2005-126) for four commercial/industrial condominium buildings for properties located at 680 - 750 E. McGlincy Lane in a C-PD (Condominium/Planned Development) Zoning District. Where approval by the Director of Community Development, City Engineer, Public Works Director, City Attorney or Fire Department is required, that review shall be for compliance with all applicable conditions of approval, adopted policies and guidelines, ordinances, laws and regulations and accepted engineering practices for the item under review. Additionally, the applicant is hereby notified that he/she is required to comply with all applicable Codes or Ordinances of the City of Campbell and the State of California that pertain to this development and are not herein specified. COMMUNITY DEVELOPMENT DEPARTMENT Planning Division: Approved Project: Approval is granted for aFour-Year Extension of Approval (PLN2009-159) of a previously approved and modified Planned Development (PLN2005-126 / PLN2007-38), incorporating previous Site and Architectural approval (PLN2005-23) to allow for the construction of four commercial/industrial condominium buildings with 46 commercial/industrial condominium units located at 680 - 750 McGlincy Lane. The project shall substantially conform to original Project Plans prepared by ARC- TEC, Inc. and stamped as received by the Planning Division on November 1, 2005, except as may be modified by these Conditions of Approval. Construction drawings for Building `C' and `D', submitted for this Extension of Approval, are illustrative exhibits only and shall not be considered approved plans. 2. Declaration of Acceptance of All Conditions: Within thirty (30) days of the effective date of City Council approval, applicant shall sign the final, approved set of Conditions of Approval. Until said Conditions are signed, the approved Extension of Approval shall not be valid for any permits sought from the City. Acknowledged & Accepted: James Chalmers Date 3. Supersession of Previous Conditions of Approvals: Upon the effective date of the Ordinance approving this Extension of Approval (PLN2009-159), atl Conditions of Approval specified by previously approved City development permits (PLN2005-23 / PLN2005-126 / PLN2007-38), herein incorporated in full, shall be void and shall permanently be superseded in their entirety by these Conditions of Approval. Exhibit A -City Council Ordinance PLN2009-159 ~ 680 - 750 E. McGlincy Lane Extension of Approval of a P-D Permit (PLN2005-126) Page 2 4. Approval Expiration: The Planned Development Permit approval shall be valid until February 7, 2014. Before or by this date a building permit for both structures must be obtained. Failure to obtain a building permit will result in the Planned Development Permit being void. An application for an Extension of Approval shall be received no less than 30 days prior to the approval expiration date. 5. Project Phasing: Construction of Buildings `C' and `D' of Phase 2 shall not be separated into separate phases. 6. Planning Final Required: Planning sign off is required prior to building permit final. Construction not in substantial compliance with the approved project plans shall not be approved without prior authorization of the necessary approving body. 7. Building Elevations, Details, and Colors: The applicant shall submit detailed building elevations and exhibits depicting architectural details with the building permit construction drawings. The detailed elevations and exhibits shall substantially comply with the approved plans and shall be reviewed and approved by the Community Development Director prior to the issuance of building permits and shall include the following changes: a. Slate shall be added along the base of all four buildings to architecturally tie together the slate on the pilasters and to give the building a visual base. b. On all elevations, show the following details. All details should be in relative measurements, as well as in elevation benchmark levels. i. Existing Grade level ii. Finished Grade Level iii. Maximum Structure Height, as measured from Finished Grade Level iv. Finished Floor height 8. Allowable Land Uses: Permitted Uses allowed under Section 21.10.080(B) (M-1 - Light Industrial) of the Campbell Municipal Code shall be allowed with a Zoning Clearance. Conditional Uses allowed under Section 21.10.080(C) (M-1 -Light Industrial) of the Campbell Municipal Code shall be allowed with an Administrative Planned Development Permit. All uses shall be in conformance with applicable development standards (e.g., parking, lighting, noise, etc.). 9. Operational Hours: Operational hours shall be limited to 6 a.m. to 11 p.m. daily for all uses within the structures on the project site unless an application for an Administrative Planned Development Permit for Late Night Activities is approved. 10. Mixture of Office and Warehouse Uses: The office and warehousing uses, as specified on the project site plan, specify that there is a total of 25,503 square feet of office, at one parking space per each 250 square feet of gross floor area, and 46,237 square feet of warehousing, at one parking space per each 400 square feet Exhibit A -City Council Ordinance Page 3 PLN2009-159 ~ 680 - 750 E. McGlincy Lane Extension of Approval of a P-D Permit (PLN2005-126) of gross floor area. The approved mixture of office and warehouse uses shall be maintained throughout the life of the project so that adequate parking is provided. No additional square footage shall be allowed either as an addition or an interior conversion such as a mezzanine. 11.Outdoor Business Activities: Business activities shall not be allowed outside the buildings within the common lot areas, including but not limited to, parking lots, driveways, loading areas, and landscaping areas. The exterior common areas shall not be used for storage purposes, including but not limited to, boats, trailers, automobiles, recreational vehicles, cargo containers, generators, merchandise, supplies, equipment, or other personal property. 12. Landscape & Irrigation Plan: The applicant shall submit a final landscape and irrigation plan with the building permit construction drawings prepared by a licensed landscape architect, in compliance with Chapter 2.7, Division 2, of Title 23 of the California Code of Regulations -Water Efficient Landscape Requirements. The landscaping and irrigation plan shall also include the following: a. All replacement trees as required for the Tree Removal Permit (PLN2005- 24). b. Details regarding the type of benches, tables, and paving materials to be used in the outdoor areas. c. Details regarding the bicycle racks to be located at each building. d. Landscaping and irrigation shall be included on the southern facade to shield the building from view from the adjacent residential properties 13.On-Site Lighting: Prior to the issuance of building permits the applicant shall submit a lighting plan, light fixture details, and illustrated brochures indicating the location and design of light fixtures and parking lot lighting to the Planning Division, for review and approval by the Community Development Director. All lighting shall be arranged and shielded so that light is reflected away from adjacent residential uses and so that there is no glare, which will cause unreasonable annoyance to occupants of residential properties or otherwise interfere with the public health, safety or welfare. 14. Parkins and Driveways: a. All parking and driveway areas shall be developed in compliance with the approved plans and Chapter 21.28 (Parking and Loading) of the Campbell Municipal Code. b. All parking and driveway areas shall be maintained in good condition and free of any trash or debris and shall be regularly swept and cleaned. c. No cars or materials may be stored in the loading area of the project site and the parking spaces designated "owner parking at loading zones" shall remain available for the temporary parking of vehicles at all times. Exhibit A -City Council Ordinance Page 4 PLN2009-159 ~ 680 - 750 E. McGlincy Lane Extension of Approval of a P-D Permit (PLN2005-126) d. The applicant shall provide a decorative paving material at the driveway entrances for each driveway. The design and materials used for the decorative pavement shall be indicated on the building permit plans and shall be reviewed and approved by the Community Development Director prior to the issuance of building permits. 15. Mechanical Equipment: All roof mounted and ground mounted equipment shall be screened from public view. The method of screening shall be architecturally compatible with the development in terms of colors, materials, architectural style, and shall include appropriately installed and maintained landscaping, as applicable, to the satisfaction of the Community Development Director. Prior to the issuance of building permits, the applicant shall indicate on the building permit plans the screening methods for the mechanical equipment for the project. 16. Property Maintenance and Graffiti Removal: The property is to be maintained free of any combustible trash, debris and weeds until the time that actual construction commences. The property owner shall be responsible for the removal of any graffiti from walls, fences or structures on the project site within one week of notification by the Community Development Director or their designate. 17. Noise: The following noise standards shall be adhered to at all times: a. Trucking loading and unloading between the hours of 10:00 p.m. and 7:00 a.m. is not permitted. b. The roll up doors and man doors of all structures must be maintained closed between the hours of 10:00 pm to 7:00 a.m. and the operation of the roll up doors during these hours is prohibited. c. Any machine, device, activity, or operation that exceeds a sound level of 67 dBA at a distance of 50 feet for 30 minutes or more per hour shall be used inside the enclosed building when the roll up door or associated man door is fully closed. Examples of this type of equipment include, but are not limited to, the following: hammering; forklifts; nail guns; cement mixers; pumps; generators; welders; and air compressors. d. Parking lot sweepers, leaf blowers and other mechanical devices that have the potential to cause a disturbance to the adjacent residential properties shall only be operated between 7:00 a.m. and 5:00 p.m. daily. 18. Covenants, Codes, and Restrictions (CC&R's): Prior to recordation of the Parcel Map, the applicant shall submit for review and approval by the City a copy of the draft CC&R's which shall include the following: a. Formation of two common Owners' Associations, if needed to accommodate project phasing. b. Continued architectural controls to ensure the architectural integrity of the project; Exhibit A -City Council Ordinance PLN2009-159 ~ 680 - 750 E. McGlincy Lane Extension of Approval of a P-D Permit (PLN2005-126) Page 5 c. Definition of common areas and easements and provisions for the maintenance of these areas; d. Definition and allocation for the approved mixture of office and warehouse uses in each building for the life of the project, pursuant to the approved Site and Architectural Review Permit PLN2005-23; e. All signage within the project shall be in conformance with an approved Master Sign Plan; f. Provision of a funding mechanism to ensure maintenance and upkeep of common areas; and g. Provision to prohibit the use of exterior common areas for storage purposes, including but not limited to, boats, trailers, automobiles, recreational vehicles, cargo containers, generators, merchandise, supplies, equipment, or other personal property. h. No new building square footage shall be added to the buildings (i.e. mezzanines). 19. Construction Mitigation Measures: The following practices should be followed during all phases of site preparation and construction activities: a. Construction activities shall be limited to weekdays between 8:00 a.m. and 5:00 p.m. and Saturdays between 9:00 a.m. and 4:00 p.m. No construction shall take place on Sundays or national holidays unless an exception is granted by the Building Official. b. All construction equipment with internal combustion engines used on the project site shall be properly muffled and maintained in good working condition. c. Unnecessary idling of internal combustion engines shall be strictly prohibited. d. All stationary noise-generating construction equipment, such as air compressors and portable power generators, shall be located as far as possible from noise-sensitive receptors such as existing residences and businesses. e. Prior to the issuance of building permits, the project site shall be posted with the name and contact number of the lead contractor in a location visible from the public street so that the contractor can be made aware of noise complaints. 20. Easements: Prior to the issuance of building permits, the applicant shall provide proof of recordation of easements, covenants, or equivalent instrument that provides for permanent pedestrian and vehicular access across all parking spaces, walkways, driveways and drive aisles on all parcels within the project boundaries. 21.Trash Enclosures: The building permit submittal shall contain details regarding the design and location of the trash and recycling enclosures for review and approval by the Community Development Director prior to the issuance of building permits Exhibit A -City Council Ordinance Page 6 PLN2009-159 ~ 680 - 750 E. McGlincy Lane Extension of Approval of a P-D Permit (PLN2005-126) for the project. All refuse and recycling containers shall be located in an enclosure constructed and consisting of a concrete floor at least six inches in depth, surrounded by a minimum six-foot high masonry wall and having a solid metal gate. The design of the enclosures shall be compatible with the buildings. Driveways or aisles shall provide unobstructed access for collection vehicles and personnel and provide at least the minimum clearance required by the collection methods and vehicles utilized by the designated collector. The refuse and recycling containers shall be kept in the enclosure at all times except when being emptied by collection personnel. 22. Si na e: All site and tenant signage shall conform to the approved Master Sign Program. 23. Utility Boxes and Back-Flow Preventers: Prior to the issuance of building permits, the applicant shall indicate on the building permit plans the location and screening method of the PG&E transformers and San Jose Water Company back-flow preventers, where applicable, for approval by the Community Development Director. 24. Utilities: All new on-site and project frontage utilities and poles shall be installed underground per section 21.18.140 (Undergrounding of Utilities) of the Campbell Municipal Code. 25. Fences/Walls: All fencing and walls shall comply with applicable City standards and with the following requirements: a. The existing perimeter wall shall be kept in sound condition and shall be repaired or replaced as necessary through the life of the project. b. Anew eight-foot tall concrete wall shall be constructed along the remainder of the western property line to match the existing wall. Building Division 26. Permits Required: A building permit application shall be required for the proposed new commercial structures. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 27. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 28. Size of Plans: The minimum size of construction plans submitted for building permits shall be 24 in. X 36 in. 29. Plan Preparation: This project requires plans prepared under the direction and oversight of a California licensed Engineer or Architect. Plans submitted for Exhibit A -City Council Ordinance Page 7 PLN2009-159 ~ 680 - 750 E. McGlincy Lane Extension of Approval of a P-D Permit (PLN2005-126) building permits shall be "wet stamped" and signed by the qualifying professional person. 30. Site Plan: Application for building permit shall include a competent site plan that identifies property and proposed structures with dimensions and elevations as appropriate. Site plan shall also include site drainage details. Site address and parcel numbers shall also be clearly called out. Site parking and path of travel to public sidewalks shall be detailed. 31. Soils Report: Two copies of a current soils report, prepared to the satisfaction of the Building Official, containing foundation and retaining wall design recommendations shall be submitted with the building permit application. This report shall be prepared by a licensed engineer specializing in soils mechanics. 32. Foundation Inspection: A pad certificate prepared by a licensed civil engineer or land surveyor shall be submitted to the project building inspector upon foundation inspection. This certificate shall certify compliance with the recommendations as specified in the soils report and the building pad elevation and on-site retaining wall locations and elevations are prepared according to approved plans. Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer for the following items: a. pad elevation b. finish floor elevation (first floor) c. foundation corner locations 33. Title 24 Energy Compliance: California Title 24 Energy Standards Compliance forms shall be blue-lined on the construction plans. Compliance with the Standards shall be demonstrated for conditioning of the building envelope and lighting of the building. 34. Special Inspections: When a special inspection is required by C.B.C. Chapter 17, the architect or engineer of record shall prepare an inspection program that shall be submitted to the Building Official for approval prior to issuance of the building permits, in accordance with C.B.C Appendix Chapter 1, Section 106 Please obtain City of Campbell, Special Inspection forms from the Building Inspection Division Counter. 35. Non Point Source: The City of Campbell, standard Santa Clara Valley Non-point Source Pollution Control Program specification sheet shall be part of plan submittal. The specification sheet (size 24" X 36") is available at the Building Division service counter. 36. Title 24 Accessibility -Commercial: On site general path of travel shall comply with the latest California Title 24 Accessibility Standards. Work shall include but Exhibit A -City Council Ordinance Page 8 PLN2009-159 ~ 680 - 750 E. McGlincy Lane Extension of Approval of a P-D Permit (PLN2005-126) not be limited to accessibility to building entrances from parking facilities and sidewalks. 37. Title 24 Accessibility -Commercial: Projects seeking to use the Title 24 Hardship exemption clause shall blue-line completed, City of Campbell "20%" exemption form on submitted construction plans. Form is available at Building Division service counter. 38.Approvals Required: The project requires the following agency approval prior to issuance of the building permit: a. West Valley Sanitation District b. Santa Clara County Fire Department c. School District: i. Campbell Union School District (378-3405) ii. Campbell Union High School District (371-0960) iii. Moreland School District (874-2900) iv. Cambrian School District (377-2103) d. Bay Area Air Quality Management District (Demolitions Only) e. Santa Clara County Department of Environmental Health 39. PG&E: Applicant is advised to contact Pacific Gas and Electric Company as early as possible in the approval process. Service installations, changes and/or relocations may require substantial scheduling time and can cause significant delays in the approval process. Applicant should also consult with P.G. and E. concerning utility easements, distribution pole locations and required conductor clearances. 40. LEED for New Construction: Applicant shall complete and return LEED Project Checklist prior to issuance of permit. 41. Code Transition: Applicant is advised that applications submitted for building permits after January 1, 2011 will be subject to new Code requirements under the 2010 California Building Code. These requirements may result in unforeseen cost increases to your project. PUBLIC WORKS DEPARTMENT 42. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site, the applicant shall conduct hydrology studies based on a ten-year storm frequency, prepare an engineered grading and drainage plan, and pay fees required to obtain necessary grading permits. Prior to occupancy, the design engineer shall provide written certification that the development has been built per the engineered grading and drainage plans. Exhibit A -City Council Ordinance Page 9 PLN2009-159 ~ 680 - 750 E. McGlincy Lane Extension of Approval of a P-D Permit (PLN2005-126) 43. Utilities: All on-site utilities shall be installed underground per Section 21.18.140 of the Campbell Municipal Code for any new or remodeled buildings or additions. Applicant shall comply with all plan submittals, permitting, and fee requirements of the serving utility companies. 44. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer cleanout(s) shall be relocated or installed on private property behind the public right-of-way line. 45. Utility Coordination Plan: Prior to issuance of building permits for the site, the applicant shall submit a utility coordination plan and schedule for approval by the City Engineer for installation and/or abandonment of all utilities. The plan shall clearly show the location and size of all existing utilities and the associated main lines; indicate which utilities and services are to remain; which utilities and services are to be abandoned, and where new utilities and services will be installed. Joint trenches for new utilities shall be used whenever possible. 46. Pavement Restoration: Based on the utility coordination plan, the applicant shall prepare a pavement restoration plan for approval by the City Engineer prior to any utility installation or abandonment. Streets that have been reconstructed or overlaid within the previous five years will require boring and jacking for all new utility installations. E. McGlincy Lane was overlaid in 2005 with the rubberized asphalt north of centerline and overlaid in 2006 with standard AC south of centerline. The pavement restoration plan shall indicate how the street pavement shall be restored following the installation or abandonment of all utilities necessary for the project. 47. Utility Encroachment Permit: Separate permits for the installation of utilities to serve the development will be required (including water, sewer, gas, electric, etc.). Applicant shall apply for and pay all necessary fees for utility permits for sanitary sewer, gas, water, electric and all other utility work. 48.Additional Street Improvements: Should it be discovered after the approval process that new utility main lines, extra utility work or other work is required to service the development, and should those facilities or other work affect any public improvements, the City may add conditions to the development/project/permit, at the discretion of the City Engineer, to restore pavement or other public improvements to the satisfaction of the City. 49. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or building permits, the applicant shall comply with the National Pollution Discharge Elimination System (NPDES) permit requirements, Santa Clara Valley Water District requirements, and the Campbell Municipal Code regarding stormwater pollution prevention. Specifically the project must include source control, site design and treatment measures to achieve compliance with Provision C.3. of the Exhibit A -City Council Ordinance Page 10 PLN2009-159 ~ 680 - 750 E. McGlincy Lane Extension of Approval of a P-D Permit (PLN2005-126) NPDES Permit. Measures may include, but are not limited to, minimization of impervious surface area, vegetated swales, infiltration areas, and treatment devices. The primary objectives are to improve the quality and reduce the quantity of stormwater runoff to the bay. Resources to achieve these objectives include stormwater Best Management Practices Handbook for New Development and Redevelopment ("CA BMP Handbook") by the California stormwater Quality Association (CASQA), 2003; Start at the Source: A Design Guidance Manual for stormwater Quality Protection ("Start at the Source") by the Bay Area stormwater Management Agencies Association (BASMAA), 1999; and Using Site Design Techniques to Meet Development Standards for stormwater Quality: A Companion Document to Start at the Source ("Using Site Design Techniques") by BASMAA, 2003. Upon submission of the preliminary site/grading plans, the applicant shall calculate and submit to the City the amount of impervious surface created by the development including the types of stormwater controls to be used. The applicant shall submit preliminary sizing and design showing stormwater controls meet the City's requirements. Prior to issuance of any grading or building permits: a. The applicant's designer or engineer shall submit the required certification indicating that sizing, selection, and design of treatment BMP's for the project site has been completed to meet the requirements of the City of Campbell's NPDES permit, No. 01-119, Provision C.3. b. Allowed treatment measures include: reuse, infiltration, evapotranspiration and biotreatment. c. The applicant shall sign the "Covenants for the Operation and Maintenance of stormwater Facilities" and submit a stormwater Management Plan. Prior to occupancy: a. A qualified BMP certifier is required to inspect the stormwater management facilities, submit a complete set of as-built drawings to Public Works Engineering, and certify on these drawings that: i. The stormwater management facilities were constructed in compliance with the approved plans. ii. The as-built drawings show all pertinent constructed dimensions, elevations, shapes, and materials. iii. All variations in construction from the approved design plan have been identified, including omissions to and additions from the approved plan. iv. Any changes are in conformance with local, state, or federal regulations. b. The applicant shall provide security for the operation and maintenance of stormwater pollution prevention measures installed or provided as a part of this project. Exhibit A -City Council Ordinance Page 11 PLN2009-159 ~ 680 - 750 E. McGlincy Lane Extension of Approval of a P-D Permit (PLN2005-126) The applicant shall also comply with any other or new conditions as required by the City of Campbell's most current NPDES permit. 50.Occupancy and Building Permit Final: Prior to allowing occupancy and/or final building permit signoff for any and/or all buildings, the applicant shall have the required pavement restoration installed and accepted by the City, and the design engineer shall submit as-built drawings to the City. 51. State General Construction Activity Permit: Prior to issuance of any grading or building permits, the applicant shall comply with the State General Construction Activity Permit requirements including paying fees, filing a Notice of Intent and providing a Storm Water Pollution Prevention Plan (SWPPP). The applicant shall provide the City with a copy of the filed Notice of Intent and SWPPP. COUNTY FIRE DEPARTMENT 52. Formal Plan Review: Review of this development proposal is limited to accessibility of site access and water supply as they pertain to fire department operations, and shall not be construed as a substitute for formal plan review to determine compliance with adopted model codes. Prior to performing any work the applicant shall make application to, and receive from, the Building Division all applicable construction permits. 53. Reauired Fire Flow: The building construction type has changed to type 3N for all buildings. The revised adjusted fore flow is 1,500 GPM (plus sprinkler demand). 54.Automatic Fire Sprinkler System Required: Buildings requiring a fire flow in excess of 2,000 GPM, or in excess of two stories or 35 feet in height, shall be equipped throughout with an automatic fire sprinkler system, hydraulically designed per National Fire Protection Association (NFPA) Standard #13. Revise drawing notes to reflect intent to fully sprinkler all buildings. 55. Private Fire Hydrants Required: Provide three private on-site fire hydrants installed per NFPA Standard #24, at locations to be determined by the Fire Department. Maximum hydrant spacing shall be 250 feet, with a minimum acceptable flow of 1,500 GPM at 20 psi residual pressure. Prior to design, the project civil engineer shall meet with the Fire Department Water Supply Officer to jointly spot the required fire hydrant locations. New on-site south and west private hydrants must be relocated to a minimum distance of 40 feet from the proposed buildings in the islands on the outer side of the parking lot. 56.Timing of Required Water Supply Installations: Installation of required fire service(s) and fire hydrant(s) shall be tested and accepted by the Fire Department prior to the start of framing or delivery of bulk combustible materials. Building Exhibit A -City Council Ordinance Page 12 PLN2009-159 ~ 680 - 750 E. McGlincy Lane Extension of Approval of a P-D Permit (PLN2005-126) permit issuance may be withheld until installations required installations are completed, tested, and accepted. 57. Fire Hydrant Location Identifier: Prior to project final inspection, the general contractor shall ensure that an approved "blue dot" fire hydrant location identifier has been placed in the roadway, as directed by the Fire Department. 58. Fire Apparatus (Engine) Access Roads Required: Provide access roadways with a paved all weather surface, a minimum unobstructed width of 20 feet, vertical clearance of 13 feet 6 inches, minimum circulating turning radius of 36 feet outside and 23 feet inside and a maximum slope of 15%. Installations shall conform to Fire Department Standard Details and Specifications sheet A-1. 59. Fire Lane Marking Required: Provide markings for all roadways within the project. Markings shall be per Fire Department specifications. Installations shall also conform to Local Government Standards and Fire Department Standard Details and Specifications A-6. 60. Fire Department Key Box Required: All buildings shall be equipped with a permanently installed emergency access key lock box (Knox), conforming to Fire Department Standard Details and Specifications K-1. At the time of final inspection, access keys shall be provided to the Fire Department. 61.Timing of Reguired Roadway Installations: Required access roads, up through first lift of asphalt, shall be installed and accepted by the Fire Department prior to the start of construction. Bulk combustible materials shall not be delivered to the site until installation so complete. During construction, emergency access roads shall be maintained clear and unimpeded. Building permit issuance may be withheld until such installations are completed. 62. Premises Identification: Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers shall contrast with their backgrounds.