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PC Res 4262RESOLUTION NO. 4262 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL APPROVING A MODIFICATION (PLN2015- 311) TO A PREVIOUSLY APPROVED ADMINISTRATIVE PLANNED DEVELOPMENT PERMIT (PLN2014-159) AND A PARKING MODIFICATION PERMIT (PLN2015-312) TO ALLOW OUTDOOR SEATING, AN INCREASE IN THE NUMBER OF APPROVED SEATS, AND A REDUCTION IN THE NUMBER OF REQUIRED ON- SITE PARKING SPACES FOR AN EXISTING RESTAURANT ON PROPERTY LOCATED AT 2125 S. WINCHESTER BOULEVARD, STE. 120. FILE NO.: PLN2015-311/312 After notification and public hearing, as specified by law and after presentation by the Community Development Director, proponents and opponents, the hearing was closed. The Planning Commission finds as follows with regard to file numbers PLN2015-311,312: The project site is the Merrill Gardens Residences at Campbell, amixed-use assisted living senior housing community located along Winchester Boulevard, which is composed of 126 age-restricted apartment units, a dementia care facility, and approximately 17,000 square-feet of ground floor retail space. 2. The project site is within the P-D (Planned Development) Zoning District and is designated with a Central Commercial land use designation by the General Plan. 3. The project site is also within the boundaries of the Winchester Boulevard Master Plan. 4. The Winchester Boulevard Master Plan was adopted by the City Council in 2009 with the goal of transforming "Winchester Boulevard into a vibrant mixed-use, pedestrian oriented street, lined with ground-level businesses with residential or office above". 5. The Master Pllan was adopted pursuant to General Plan Strategy LUT-5.3j in furtherance of the area's predominant Central Commercial General Plan Land Use Designation: Strategy LU'T-5.3j: Winchester Boulevard Plan: Develop an Area Plan for Winchester Boulevard. The Area Plan should address specific boundaries, mix of uses, street amenities, landscaping, building and site design. Central Corrimercial: The Central Commercial designation is used for the heart of Campbell including parts of Campbell and Winchester Avenues in Downtown Campbell. This area is intended to provide shopping, services and entertainment within a pedestrian oriented, urban environment. Building forms in this, designation edge the street and should include retail commercial uses on the ground floor with either office or residential uses on the second and third floors. 6. The Winchester Boulevard Master Plan specifies that allowable land uses are the same as those allowed within the C-3 Zoning District (i.e., Historic Downtown Campbell), with a specific emphasis on retail and restaurants on the ground floor. As such, the existing restaurant was found to be an allowable use, consistent with the Master Plan. ...The subject parcels predominantly have a General Plan designation of Central Commercial (C-3), therefore Permitted, Conditional and Prohibited Uses shall be those set forth in the C-3 zoning district.... In general, the vision for this Plan area shall be ground floor retail/restaurant, with upper floor residential/office. It is expected that a variety of ground floor retail businesses and eating establishments shall be maintained to achieve a balanced and distinctive pedestrian-oriented experience, ~Nithout an overconcentration of any one type of use. Planning Commission Resolution No. 4262 PLN2015-311/312 - 2125 S. Winchester Blvd. Modification to Admin. PD Permit and Parking Modification Permit Paae 2 of 4 7. On October 22, 2014, the Community Development Director approved an Administrative Planned Development Permit and Parking Modification Permit to allow establishment of Scramblz, a 49-seat breakfast and lunch restaurant. The approval did not provide for alcohol service, outdoor seating, or live entertainment, as stipulated by the conditions of approval. 8. The Community Development Director's approval of the Scramblz restaurant was predicated on the Planning Commission's acceptance of a shared parking arrangement between Scramblz and Bottle and Bottega. These two businesses operate with alternating business hours such that Scramblz is open to the public in the mornings and early afternoon (7 AM to 2 PM) while Bottle and Bottega hold its art classes in the later afternoon and evening (2 PM to 9 PM), minimizing parking overlap between the two uses. 9. The alternating hours arrangement was formalized through an agreement with the property ownership to only subsequently lease the restaurant and art studio spaces to tenants who can abide by the approved business hours, and to lease the remaining vacant tenant space to a retail tenant (or a use with a comparable or lesser parking demand). 10. The Modification request seeks to increase the restaurant' capacity to 87 seats, including 75 interior seats and 12 exterior seats. 11. Under the city-wide parking standard for restaurants (1 space for every 3 seats plus 1 space for every 200 square-feet of "non-dining" area), the restaurant would require 34 parking spaces. Based on the shopping center's overall parking ratio of 1 space per 200 square-feet, the restaurant's pro-rated proportional share of parking stalls is 12, resulting in a technical deficiency of 22 spaces. However, based on the shared parking arrangement, the effective deficiency is 8 spaces. 12. The Winchester Boulevard Master Plan notes that all new developments are subject to existing city parking requirements, but that adjustments may be approved by the decision making body pursuant to CMC 21.28.050. This code section provides relief from parking standards under certain circumstances through consideration of a Parking Modification Permit. 13. The Winchester Boulevard street frontage in front of Merrill Gardens provided approximately 16 parking spaces. 14. The Master Plan notes that existing curbside (street) parking will be retained to "support corrimercial businesses" (Pg. 19), recognizing that street parking along Winchester Boulevard is principally intended to serve commercial tenants. 15. From a practical perspective, the deficit would be actualized only during Saturday and Sunday mornings when the restaurant is at its busiest during weekend breakfast service. In this regard, the "real-world" parking overage is fairly isolated and can be accommodated by the 16 on-street parking stalls provided along the Merrill Gardens' Winchester Boulevard street frontage Planning Commission Resolution No. 4262 PLN2015-311/312 - 2125 S. Winchester Blvd. Modification to Admin. PD Permit and Parking Modification Permit Paae 3 of 4 16. The Planning Commission's review of the proposed project encompassed zoning and General Plans land use conformance, noise impacts, parking, property maintenance, odors, security and enforcement. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed development or uses clearly would result in a more desirable environment and use of land than would be possible under any other zoning district classification; 2. The proposed development would be compatible with the general plan and will aid in the harmonious development of the immediate area; 3. The proposed development will not result in allowing more residential units than would be allowed bey other residential zoning districts which are consistent with the general plan designation of the property; and 4. The proposed development would not be detrimental to the health, safety or welfare of the neighborhood or of the city as a whole. 5. The establishment will not create a nuisance due to litter, noise, traffic, vandalism or other factors; 6. The establishment will not significantly disturb the peace and enjoyment of the nearby residential neighborhood; and 7. Proposed conditions of approval, are sufficient to mitigate any detrimental impacts specified that may be caused by the late-night establishment. 8. Due to the unique nature and circumstances of the project, or special development features, the anticipated number of parking spaces necessary to serve the use or structure is less than that required by the applicable off-street parking standard, and would be satisfied by the existing or proposed number of parking spaces, as supported by review of tlhe applicant's documentation and/or a parking demand study prepared by a qualified transportation engineer accepted by the decision-making body; 9. Conditions of approval have been incorporated into the project to ensure the long-term adequacy of the provided off-street parking; 10.Approval of the parking modification permit will further the purpose of this chapter; and 11. This project is Categorically Exempt under Section 15301 Class 1 of the California Environmental Quality Act (CEQA), pertaining to the operation and leasing of an existing private structure. Planning Commission Resolution No. 4262 PLN2015-311/312 - 2125 S. Winchester Blvd. Modification to Admin. PD Permit and Parking Modification Permit Page 4 of 4 THEREFORE, BE IT RESOLVED that the Planning Commission approves a Modification (PLN2015-311) 'to a previously approved Administrative Planned Development Permit (PLN2014-159) and a Parking Modification Permit (PLN2015-312) to allow outdoor seating, an increase in the number of approved seats, and a reduction in the number of required on-site parking spaces, for an existing restaurant on property located at 2125 S. Winchester Boulevard, Suite 120, subject to the attached Conditions of Approval (attached Exhibit "A"). PASSED AND ADOPTED tr AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners ABSTAIN: Commissioners: its 10th day of November, 2015, by the following roll call vote: Finch, Bonhagen, Dodd, Kendall, Reynolds, Rich and Young None None None APPROVED ATTEST: Paul K;ermoyan, Secretary ' r Pamela Finch C air EXHIBIT A CONDITIONS OF APPROVAL Modification to a Administrative Planned Development Permit (PLN2015-311) Parking Modification Permit (PLN2015-312) Where approval k>y 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 1. Approved Project: Approval is granted for a Modification (PLN2015-311) to a previously approved Administrative Planned Development Permit (PLN2014-159) and a Parking Modification Permit (PLN2015-312), to allow outdoor seating, an increase in the number of approved seats, and a reduction in the number of required on-site parking spaces, for an existing restaurant on property located at 2125 S. Winchester Boulevard, Suite 120. The modified project shall substantially conform to the Project Plans and Project Description received by the Planning Division on October 24, 2015, except as may be modified by the Conditions of Approval contained herein. 2. Permit Approval Expiration: The Modified Administrative Planned Development Permit and Parking Modification Permit approval shall be valid in perpetuity on the property in subject to continued operation of the use. Abandonment, discontinuation, or ceasing of operations for a continuous period of twelve months shall void the approval. 3. Exhaust Ventir~,: All required kitchen venting shall either be vented vertically through the roof or out the rear of the property. Venting directed towards the storefront or penetrating any portion of the storefront or any portion of the wall, glazing, or any other portion of the building's exterior facing South Winchester Boulevard is prohibited. 4. Previous Conditions of Approval: Upon the effective date of the Modified Administrative Planned Development Permit and Parking Modification Permit, the previously approved Conditions of Approval provided by the Community Development Director's original October 22, 2014 approval shall be void and shall permanently be superseded in their entirety by the Conditions of Approval specified herein. 5. Revocation of Permit: Operation of restaurant use pursuant to the Modified Administrative Planned Development Permit and Parking Modification Permit approved herein is subject to Chapter 21.68 of the Campbell Municipal Code authorizing the appropriate decision making body to modify or revoke an Administrative Planned Development Permit or Parking Modification Permit if it is determined that its operation has become a nuisance to the City's public health, safety or welfare or for violation of the Administrative Planned Development Permit or Parking Modification Permit or any standards, codes, or ordinances of the City of Campbell. If the establishment generates one (1) verifiable complaint related to violations of conditions of approval and/or related Exhibit A -Conditions of Approval ~ 2125 S PLN2015-311/312 -Modification to Admin. Page 2 Winchester Blvd., Ste. 120 PD Permit and Parking Modification Permit to its operation, a public hearing may be scheduled to consider modifying conditions of approval or revoking the Administrative Planned Development Permit and Parking Modification Permit. In exercising this authority, the decision making body may consider the following factors, among others: a. The number and types of noise complaints at or near the establishment that are reasonably determined to be a direct result of patrons actions or facility equipment; b. The number of parking complaints received from residents, business owners and other citizens concerning the operation of an establishment; c. Compliance with the approved seating configuration and capacity; and d. Violation of other conditions of approval. 6. Parking: As stated in the letter from Merrill Gardens at Campbell, LLC (William D. Pettit Jr.), stamped as received by the Planning Division on September 16, 2014, the property agrees to the following restrictions in association with the Parking Modification Permit: a. The restaurant use in Building A, Suite 120, will be restricted to a 2:00 p.m. closing time or earlier. If the current tenant is replaced by another restaurant, the same closing time restriction will continue to apply. b. The large studio use in Building A, Suite 110/160, will be restricted to a 2:00 pm. opening time or later. If the current tenant is replaced by another use, the same opening time restriction will continue to apply. c. The property owner agrees to inform future potential tenants of these two tenant spaces of the time restrictions and any other conditions imposed as part of the Parking Modification Permits prior to leasing, and to include the restrictions in future lease agreements for these spaces as applicable. d. The property owner understands and agrees that remaining vacant tenant spaces will need to be leased to retail uses, or uses with the same or lower parking demand than retail. No additional restaurant uses will be allowed. 7. Operational Standards: Consistent with the submitted Project Descriptions and City standards, any restaurant operating pursuant to the Modified Administrative Planned Development Permit and Parking Modification Permit approved herein shall conform to the following operational standards. Significant deviations from these standards (as determined by the Community Development Director) shall require approval of a Modification to the Administrative Planned Development Permit and Parking Modification Permit. a. Approved Use: The approved use is a "restaurants or cafe" as defined by the Carr~pbell Municipal Code. At no time shall the restaurant be operated as a "fast food" restaurant. b. Restaurant Seating/Patron Occupancy: Total indoor patron occupancy shall be limited to seventy-five (75) seated persons, subject to the maximum occupancy capacities of certain rooms as determined by the California Exhibit A -Conditions of Approval ~ 2125 S. Winchester Blvd., Ste. 120 PLN2015-311/312 -Modification to Admin. PD Permit and Parking Modification Permit Page 3 Building Code (CBC). At no time shall there be more than 75 patrons within the establishment, excluding those waiting for service. It is the responsibility of the business owner to provide adequate entrance controls to ensure that patron occupancy is not exceeded. Maximum Occupancy signs shall be posted conspicuously within the premises. c. Hours of Operation: Hours of operation shall be as follows. By the end of 'Business. Hours' all patrons shall have exited the restaurant. By the end of the 'Operational Hours' all employees shall be off the premises. • Business Hours: 7:00 AM - 2:00 PM, Daily • Operational Hours: 6:00 AM - 4:00 PM, Daily These hours are restricted in perpetuity, in accordance with the letter from Merrill Gardens, such that the business/public hours between this use/tenant spare and art studio use in Suite 110 shall not overlap. d. Live Entertainment: No live entertainment is permitted as part of the Modified Adrriinistrative Planned Development Permit approval, including live music, disc jockey, karaoke, and dancing. e. Alcohol Beverage Service: No alcohol beverage service is permitted as part of the Modified Administrative Planned Development Permit. f. Outdoor Seating: Outdoor seating shall be subject to the following standards: Outdoor seating shall be limited to the front of the restaurant, along S. Winchester Boulevard, and shall not be permitted in the rear parking lot area. ii. Total patron occupancy shall not exceed twelve (12) seated patrons. iii. The design, make, and location of all furniture (chairs, tables, and umbrellas, barriers, etc.) shall be subject to review and approval by the Community Development Director. Umbrellas shall not have wording, logos, or other signage. iv. During non-business hours, chairs and tables shall be stacked, stored inside, or otherwise secured to prevent unauthorized use v. All outdoor furniture shall be kept clean and in good repair and replaced and/or fixed as necessary. vi. Exterior heaters shall be electric or natural gas; propane heaters are prohibited. g. Parking Management: In the event that three (3) verifiable complaints are received by the City regarding parking, the Community Development Director may reduce the permitted occupancy, limit the hours of operation, require additional parking management strategies and/or forward the project to the Planning Commission for review. h. Smoking: "No Smoking" signs shall be posted on the premises in compliance with CMC 6.11.060. Exhibit A -Conditions of Approval ~ 2125 S PLN2015-311/312 -Modification to Admin. Paae 4 Winchester Blvd., Ste. 120 PD Permit and Parking Modification Permit Noise: Outdoor speakers are prohibited. Unreasonable levels of noise, sounds and/or voices, including but not limited to indoor amplified sounds, indoor loud speakers, sounds from indoor audio sound systems or music, and/'or indoor public address system, generated by the establishment shall not be audible to a person of normal hearing capacity from outside the enclosed tenant space. Delivery and Garbage Pick-Up Hours: Delivery and garbage pick-up hours shall) be restricted to 8 a.m. to 8 p.m. daily. Signage shall be installed at service doors regarding the restriction of delivery and garbage pick-up hours. (Per' Condition of Approval #26 of approved P-D Permit for Merrill Gardens, PLN'2011-45) k. Loitering: There shall be no loitering allowed outside the business and within the outside dining area. The business owner is responsible for monitoring the premises to prevent loitering. I. Trash Disposal and Clean-Up: All trash disposal, normal clean-up, carpet cleaning, window cleaning, sidewalk sweeping, etc. shall occur during the "operational hours." m. Outdoor Cooking: No outdoor cooking is permitted in association with the establishment. n. Tenant Space Orientation: The business's main entrance shall be located along the building's Winchester Boulevard frontage 8. Tenant Improvements: Any storefront doorway not used to access the tenant space shall be replaced with a storefront window consistent with the building's architecture in such a manner that it may be returned to an entryway as necessary in the future, unless required for fire and/or emergency access or otherwise approved by the Community Development Director. (Per Condition of Approval #5 of approved P-D Permit for Merrill Gardens, PLN2011-45) 9. Storefront Clearance: At no time shall an obscure wall or barrier (i.e. drapery, window tinting, blinds, signage, advertisement posters or placards, furniture, inventory, shelving units, storage of any kind, or similar) be installed along, behind or attached to storefront windows or doorways that blocks visual access to the tenant space or blocks natural light. (Per Cc>ndition of Approval #6 of approved P-D Permit for Merrill Gardens, PLN2011-45) 10. Property Maintenance: The owner/operator of the subject property shall maintain all exterior areas of the business free from graffiti, trash, rubbish, posters and stickers placed on the property. Exterior areas of the business shall include not only the parking lot and private landscape areas, but also include the public right-of-way adjacent to the business. Trash receptacles shall be maintained within their approved enclosures at all times. Exhibit A -Conditions of Approval ~ 2125 S PLN2015-311/312 -Modification to Admin. Paae 5 Winchester Blvd., Ste. 120 PD Permit and Parking Modification Permit 11. Landscape Maintenance: All landscaped areas shall be continuously maintained in accordance with City Landscaping Requirements (CMC 21.26). Landscaped areas shall be watered on a regular basis so as to maintain healthy plants. Landscaped areas shall be kept free o~F weeds, trash, and litter. Dead or unhealthy plants shall be replaced with healthy plants of the same or similar type. 12. signage: No signage is approved as part of the development application approved herein. New signage shall not be installed prior to approval of a sign permit. All signage shall be installed and maintained consistent with the provisions of the Merrill Gardens Master Sign Phan. 13. Location of Mechanical Equipment: No roof-mounted mechanical equipment (i.e. air conditioning units, ventilation ducts or vents), shall be added to the existing building without providing screening of the mechanical equipment from public view and surrounding properties. The screening material and method shall be architecturally compatible with the building and requires review and approval by the Community Development Director and Building Division prior to installation of such screening. 14.Outdoor Storage: No outdoor storage is permitted on the subject property. No equipment, materials or business vehicles shall be parked and/or stored outside the building or within the parking lot. 15. Parking and Driveways: All parking and driveway areas shall be maintained in compliance with the standards in Chapter 21.28 (Parking & Loading) of the Campbell Municipal Code. Parking spaces shall be free of debris or other obstructions. 16. Compliance with Other Conditions of Approval: The proposed use shall be in compliance with all other conditions of approval for the Merrill Gardens development, including Planned Development Permit PLN2011-45 and other approved permits for the site. Building Division 17. Permits Required: A building permit application shall be required for the proposed Restaurant Tenant Improvements to the (e) vacant commercial space. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 18. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 19. Size of Plans: The minimum size of construction plans submitted for building permits shall be 24 in. X 36 in. 20. Plan Preparation: This project requires plans prepared under the direction and oversight of a California licensed Engineer or Architect. Plans submitted for building permits shall be "wet stamped" and signed by the qualifying professional person. Exhibit A -Conditions of Approval ~ 2125 S PLN2015-311/312 -Modification to Admin. Pa4e 6 Winchester Blvd., Ste. 120 PD Permit and Parking Modification Permit 21. 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. 22. Title 24 Enercty 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. 23. 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 Chapter 1, Section 106. Please obtain City of Campbell, Special Inspection forms from the Building Inspection Division Counter. 24. 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. 25. Title 24 Accessibility -Commercial: On site general path of travel shall comply with the latest California Title 24 Accessibility Standards. Work shall include but not be limited to accessibility to building entrances from parking facilities and sidewalks. 26. Title 24 Accessibility -New Commercial: This project shall comply fully with Chapter 11 B of the California Building Code 2013 ed. 27.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. City of San Jose Department of Environmental Services d. Santa Clara County Department of Environmental Health 28. P.G.& 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. 29. Storm Water Requirements: Storm water run-off from impervious surface created by this permitted project shall be directed to vegetated areas on the project parcel. Storm water shall not drain onto neighboring parcels. 30. Green Building Code: This project will be subject to the mandatory requirements of the Chapter 5 of the California Green Building Code 2013 ed. Exhibit A -Conditions of Approval ~ 2125 S PLN2015-311/312. -Modification to Admin. Page 7 FIRE DEPARTMENT Winchester Blvd., Ste. 120 PD Permit and Parking Modification Permit 31. Fire Sprinkler: This building is equipped with a fire sprinkler system. Any modifications to the interior may require modifications of the fire sprinkler system. A State of California licensed (C-15) Fire Protection Contractor shall submit plans, calculations, a completed permit application and appropriate fees to this department for review and approval prior to beginning their work. CRC Sec. 903.2 as adopted and amended by CBLMC. 32. Commercial Cooking System: Commercial cooking equipment that produces grease laden vapors shall be provided with a Type I Hood, in accordance with the California Mechanical Code, and an automatic fire extinguishing system that is listed and labeled for its intended use as follows: Wet chemical extinguishing systems, complying with UL 300. Carbon dioxide extinguishing systems 3. Automatic fire sprinkler systems. All existing dry chemical and wet chemical extinguishing systems shall comply with UL 300. CFC Sec. 5609 and 904 as applicable. 33. Cooking Oil: Storage of cooking oil (grease) in commercial cooking operations shall comply with Chapter 57. Systems used to store cooking oils in larger than 60-gallon (227 L) above ground tanks shall also comply with sections 610.2 through 610.5. For the purposes of this section, cooking oil shall be classified as a Class IIIB liquid unless otherwise determined by testing. CFC Sec. 610 as applicable. 34. Sfgnage: Where required, exits and exit access doors shall be marked by an approved exit sign readily visible from any direction of egress travel. The path of egress travel to exits and within exits shall be marked by readily visible exit signs to clearly indicate the direction of egress travel in cases where the exit or the path of egress travel is not immediately visible to the occupants. Intervening means of egress doors within exits shall be marked by exit signs. Exit sign placement shall be such that no point in an exit access corridor or exit passageway is more than 100 feet (30,480 mm) or the listed viewing distance for the sign, whichever is less, from the nearest visible exit sign. CFC Sec. [B] 1011.'1. 35. Construction Fire Safety: All construction sites must comply with applicable provisions of the CFC Chapter 33 and our Standard detail and Specification SI-7. Provide appropriate notations on subsequent plan submittals, as appropriate to the project. CFC Chp. 33. 36.Address Identification: New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road facing the property. These numbers shall contrast with their background. Address numbers shall be Arabic numbers or alphabetical letters. Numbers shall be a minimum of 4 inches (101.6 mm) high with a minimum stroke width of 0.5 inch (12.7 mm). Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. CFC Sec. 505.1.