Loading...
PC Res 4567RESOLUTION NO. 4567 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL GRANTING APPROVAL OF ADMINISTRATIVE PLANNED DEVELOPMENT PERMIT (PLN2019-234) ALLOWING THE ESTABLISHMENT OF A SMALL HEALTH AND FITNESS STUDIO AND A PARKING MODIFICATION PERMIT TO ALLOW FOR A REDUCTION IN THE NUMBER OF REQUIRED PARKING SPACES AT 85 GILMAN AVENUE IN THE P-D (PLANNED DEVELOPMENT) ZONING DISTRICT. 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 Planning Commission did find as follows with respect to application PLN2019-234. Environmental Finding 1. The project may be found Categorically Exempt under Section 15301 of the California Environmental Quality Act (CEQA), pertaining to the operation and leasing, and minor alteration of an existing private structure. Further Evidentiary Findings 1. The project site is located on the west side of Gilman Avenue, south of E. Campbell Avenue and north of Sam Cava Lane. 2. The rectangular 8,268 square -foot property is developed with a surface level parking lot at the front of the lot and an L-shaped two-story industrial building toward the back. 3. The project site is zoned P-D (Planned Development) and has a mixed -use General Plan Land Use Designation of Medium -High Density Residential/Commercial. 4. The project site is located within Sub -Area 3 of the SOCA (South of Campbell Avenue Area) Plan. 5. The applicant's proposal is for an Administrative Planned Development Permit (PLN2019-234) to allow the operation of a small health and fitness studio with a Parking Modification to allow for a reduction in the number of required parking spaces (9 parking spaces provided / 16 spaces required). 6. The scope of work entails a complete interior remodel of the first floor (adding a new reception area, office area, trash room, and new bathrooms with shower facilities), removal of the second floor (approximately 700 sq. ft.), installation of two new accessible paths of travel (extending along the southerly property line and in the public right of way behind the driveway), and removal of a trash enclosure, landscaping, and a shed. 7. The proposed site improvements would result in the removal of landscaping on the property in order to provide required accessible paths of travel. Planning Commission Resolution No. 4567 Page 2 of 4 85 Gilman Avenue Administrative Planned Development Permit (PLN2019-234) and Parking Modification Permit 8. The Zoning code requires an Administrative Planned Development Permit for a change of use to a small health and fitness studio in the P-D (Planned Development Permit) Zoning District, subject to special provisions applying to small health and fitness studios specified in Campbell Municipal Code Chapter 21.36.095. 9. A small health and fitness studio with less than 12-students has a parking requirement of one parking space per 250 sq. ft. of gross floor area. 10. The proposed building size is 3,900 square feet (after the removal of a 700 sq. ft. interior second level). 11. The site will provide 9 parking spaces. 12. The parking demand for the small studio is 16 parking spaces (15.6 after rounding up in accordance with CIVIC 21.02.020.D. - Calculations - Rounding) 13. The applicant contends that less than the required number of parking spaces should be allowed based on the proximity to public transportation, proposal to add a bike rack and shower stalls, limited number of participants, and in consideration classes would be staggered by 15-minutes. Further, the applicant contents that many of the members live or work within .5 to 1.5 miles of the project site, have expressed an interest in supporting alternative modes of transportation, and in consideration that the business caters to fit clientele who utilize walking, biking and running in their daily lives and are therefore highly likely to arrive without driving. 14. The Community Development Director understands the neighborhood has an existing street parking issue and could not support the applicant's proposal at a staff level. 15. The Community Development Director forwarded the project to the Planning Commission to consider the applicant's proposal in accordance with CIVIC 21.38.020 — Authority for land use and zoning decisions. 16. A condition of approval provides the Community Development Director authority to require a loading and/or unloading area for safe and acceptable means of drop-off and pick-up of persons using the health and fitness center. 17. Applicable General Plan Policies considered by the Planning Commission included, but were not limited to, the following: Policy LUT-5.1: Neighborhood Integrity: Recognize that the City is composed of residential, industrial and commercial neighborhoods, each with its own individual character; and allow change consistent with reinforcing positive neighborhood values, while protecting the integrity of the city's neighborhoods. Policy LUT-13.1: Variety of Uses: Attract and maintain a variety of uses that create an economic balance within the City while maintaining a balance with other community land use needs, such as housing and open space, and while providing high quality services to the community. Planning Commission Resolution No. 4567 Page 3 of 4 85 Gilman Avenue Administrative Planned Development Permit (PLN2019-234) and Parking Modification Permit 18. The proposed use would offer group and personal/semi-personal fitness training sessions. 19. As conditioned, no more than 9 occupants would be in the building at any one time (including, but not limited to, all instructors, students, and staff). 20. As conditioned, the project's business/public (class) and operational (staff) hours shall be restricted from 6:00 a.m. to 8:00 p.m. daily. 21. The Planning Commission's review of the proposed project encompassed zoning and General Plan land use conformance, noise impacts, parking, property maintenance, odors, security and enforcement, and neighborhood impacts. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 22. There is a reasonable relationship and a rough proportionality between the conditions of approval and the impacts of the project. lanned Development Permit Findinas (CIVIC Sec. 21.12.030.H.6): 23. 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; 24. The proposed development will be compatible with the general plan and will aid in the harmonious development of the immediate area; 25. The proposed development will not result in allowing more residential units than would be allowed by other residential zoning districts which are consistent with the general plan designation of the property; 26. The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or of the city as a whole; and Parking Modification Permit Findings (CIVIC Sec. 21.12.030.H.7): 27. 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 the applicant's documentation and/or a parking demand study prepared by a qualified transportation engineer accepted by the decision -making body; and 28. Approval of the parking modification permit will further the purpose of this chapter. Planning Commission Resolution No. 4567 Page 4 of 4 85 Gilman Avenue Administrative Planned Development Permit (PLN2019-234) and Parking Modification Permit Environmental Assessment Findings (CMC Sec. 21.38.050.A): 29. This project is Categorically Exempt under Section 15301 of the California Environmental Quality Act (CEQA), pertaining to the operation and leasing of an existing private structure. 30. No substantial evidence has been presented which shows that the project, as currently presented and subject to the required conditions of approval, will have a significant adverse impact on the environment. THEREFORE, BE IT RESOLVED that the Planning Commission grants approval of an Administrative Planned Development Permit (PLN2019-234) to allow for the establishment of a small health and fitness studio and a Parking Modification Permit to allow for a reduction in the number of required parking spaces at 85 Gilman Avenue, subject to the attached Conditions of Approval (attached Exhibit A). PASSED AND ADOPTED this 11th day of August, 2020, by the following roll call vote: AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTAIN: Commissioners: ATTEST Buchbinder, Ching, Colvill, Hines and Ostrowski Krey Rivlin APPROVED Paul Kermoyan, Secretary Michael Krey, Chair �f EXHIBIT A CONDITIONS OF APPROVAL Administrative Planned Development Permit (PLN2019-234) and Parking Modification Permit 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 1. Approved Project: Approval is granted for an Administrative Planned Development Permit (PLN2019-234) to allow for the establishment of a small health and fitness studio and a Parking Modification Permit to allow for a reduction in the number of required parking spaces at 85 Gilman Avenue. The project shall substantially conform to the Project Plans stamped as received by the Planning Division on March 6, 2020, and Written Statement stamped as received by the Planning Division on January 28, 2020, except as may be modified by the Conditions of Approval contained herein. 2. Permit Approval Expiration: The Administrative Planned Development Permit and Parking Modification Permit approval shall be valid for one year from the effective date of the resolution. Within this one-year period all conditions of approval shall be fulfilled, and the use established. Failure to meet this deadline will result in the Administrative Planned Development Permit being void. Abandonment, discontinuation, or ceasing of operations for a continuous period of twelve months shall void the Administrative Planned Development Permit approved herein without the need for formal revocation by the decision -making body. 3. Revocation of Permit: Operation of an small health and fitness studio pursuant to the Administrative Planned Development approved herein is subject to Chapter 21.46 of the Campbell Municipal Code authorizing the appropriate decision making body to modify or revoke an Administrative Planned Development 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 any standards, codes, or ordinances of the City of Campbell. At the discretion of the Community Development Director, if the establishment generates three (3) verifiable complaints related to violations of conditions of approval and/or related to its operation within a six (6) month period, a public hearing may be scheduled to consider modifying conditions of approval or revoking the Administrative Planned Development Permit. The Community Development Director may commence proceedings for the revocation or modification of permits upon the occurrence of less than three (3) complaints if the Community Development Director determines that the alleged violation warrants such an action. In Exhibit A - Conditions of Approval Page 2 of 9 PLN2019-234 — 85 Gilman Avenue — Admin. Planned Development Permit & Parking Mod. 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; and C. Violation of conditions of approval. 4. Operational Standards: Consistent with the submitted Written Description and City standards, any small health and fitness studio operating pursuant to the Administrative Planned Development 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 new Administrative Planned Development Permit. a. Maximum Occupancy: A maximum of 9 occupants (including all instructors, employees, students, and participants) shall be permitted on the premises at any time, which is further subject to the maximum occupancy capacities of certain rooms as determined by the California Building Code (CBC). It is the responsibility of the business owner to provide adequate entrance controls to ensure that participant occupancy is not exceeded. Maximum Occupancy signs shall be posted conspicuously within the premises. b. Hours of Operation: Hours of operation shall be as follows. By the end of 'Business/Public Hours' all patrons shall have exited the premises. By the end of the 'Operational Hours' all employees shall be off the premises. Operational/Staff: 6:00 AM — 8:00 PM, Daily Business/Public: 6:00 AM — 8:00 PM, Daily These hours are restricted in perpetuity. C. Parking Management: In the event that a verifiable complaint is received by the City regarding parking, the Community Development Director may reduce the permitted occupancy, limit the hours of operation, require staggering of classes, require additional parking management strategies and/or forward the project to the Planning Commission for review. d. Smoking: "No Smoking" signs shall be posted on the premises in compliance with CMC 6.11.060. e. 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 or fitness equipment, generated or used by the establishment or its participants shall not be audible to a person of normal hearing capacity from outside the enclosed tenant space. Exhibit A - Conditions of Approval Page 3 of 9 PLN2019-234 — 85 Gilman Avenue — Admin. Planned Development Permit & Parking Mod. In the event that a verifiable complaint is received by the City regarding noise, the Community Development Director may reduce the permitted occupancy, limit the hours of operation, limit the permissible decibels, require the installation of a sound attenuation material between suites or rubber floor mat to absorb vibration/impacts, and/or forward the project to the Planning Commission for review. f. Loitering: There shall be no loitering allowed outside the business. The business owner is responsible for monitoring the premises to prevent loitering. g. Trash Disposal and Clean -Up: All trash disposal, normal clean-up, carpet cleaning, window cleaning, sidewalk sweeping, etc. shall occur during the "operational hours." h. Business License: The business shall be required to obtain and maintain a City business license at all times. Staggered Classes/Sessions: Classes/sessions shall be staggered by at least 15-minutes to allow adequate turnover of parking spaces. Minimum Age of Participants/Students: All students shall be 18 years old or older. k. Assigned Parking: No assigned parking shall be allowed. Outdoor Activity: No outdoor classes/instruction shall be allowed. 5. Windows & Doors: At no time shall an obscure wall or barrier (i.e. drapery, window tinting, blinds, furniture, inventory, shelving units, storage of any kind or similar) be installed along, behind or attached to windows or doorways that blocks visual access to the tenant space or blocks natural light. 6. 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. 7. Landscape Maintenance: All landscaped areas shall be continuously maintained in accordance with City Landscaping Requirements (CIVIC 21.26). Landscaped areas shall be watered on a regular basis so as to maintain healthy plants. Landscaped areas shall be kept free of weeds, trash, and litter. Dead or unhealthy plants shall be replaced with healthy plants of the same or similar type. 8. 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. Exhibit A - Conditions of Approval Page 4 of 9 PLN2019-234 - 85 Gilman Avenue - Admin. Planned Development Permit & Parkinq Mod. 9. 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. 10.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. 11. Building Permit Required: A building permit shall be required for review and approval of the parking and site circulation design, which shall be further subject to Fire Department review and approval. 12. Loading & Unloading Area: An area for the safe and acceptable means of drop-off and pick-up of persons using the health and fitness center use shall be provided at the discretion of the Community Development Director and in accordance with CMC 21.35.095.D.1. - Parking and Loading. This condition could require one or more parking spaces to be marked for loading/unloading only - and the installation and enforcement of a wall or pole mounted sign indicating such restricted use. 13. 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. 14. Automated External Defibrillator: An automated external defibrillator (AED) shall be installed, maintained, and made publicly available for any health and fitness studio activity operating pursuant to the Administrative Planned Development Permit approved herein in accordance with state law and manufacturer specifications and/or a written statement shall be provided in conjunction with the building permit submittal explaining why the facility is exempt from the requirement in accordance with state law (including, but not limited to, California Health and Safety Code § 104113) for review and approval by the Community Development Director. BUILDING DIVISION 15. Permits Required: A building permit application shall be required for the proposed 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. 16. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 17. Size Of Plans: The minimum size of construction plans submitted for building permits shall be 24 in. X 36 in. Exhibit A - Conditions of Approval Page 5 of 9 PLN2019-234 — 85 Gilman Avenue — Admin. Planned Development Permit & Parkinq Mod. 18. 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. 19. 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. 20.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. 21. 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.0 Chapter 1, Section 106. Please obtain City of Campbell, Special Inspection forms from the Building Inspection Division Counter. 22. Non -Point Source Pollution: 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. 23. 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 public sidewalks. 24.AApprovals 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 25. 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. PUBLIC WORKS DEPARTMENT 26. The scope of this project triggers the reauirement for Frontage Improvements as required by Campbell Municipal Code 11.24.040. The applicant will need to upgrade the existing driveways to be accessible (ADA) compliant and construct sidewalk transition from the new driveway to the existing sidewalk. The plan is showing Exhibit A - Conditions of Approval Page 6 of 9 PLN2019-234 — 85 Gilman Avenue — Admin. Planned Development Permit & Parking Mod. pedestrian ADA transition on the east side of the driveway and not on the west side of the driveway. Revise plan to show pedestrian ADA transition on the west side of the driveway. 27. Construction Drawings: The applicant shall submit the required Street Improvement Plans directly to the Public Works Department prior to, or concurrent with the Building permit application. 28. Right -of -Way for Public Street Purposes: The applicant prior to issuance of any grading or building permits for the site shall fully complete the process to cause additional right- of-way to be granted in fee for public street purposes along the Gilman Avenue project frontage to accommodate the ADA compliant driveway approach, unless otherwise approved by the City Engineer. The applicant shall submit the necessary documents for approval by the City Engineer, process the submittal with City staff's comments and fully complete the right -of- way process. The applicant shall cause all documents to be prepared by a registered civil engineer/land surveyor, as necessary, for the City's review and recordation. 29. Drainage System: Prior to occupancy clearance, the applicant shall refurbish, remodel, and reconstruct the on -site drainage system, as necessary, to demonstrate that the facilities are functioning normally in accordance with the requirements of the City. 30. 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. 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. 31. 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. Utility locations shall not cause damage to any existing street trees. Where there are utility conflicts due to established tree roots or where a new tree will be installed, alternate locations for utilities shall be explored. Include utility trench details where necessary. Exhibit A - Conditions of Approval Page 7 of 9 PLN2019-234 — 85 Gilman Avenue — Admin. Planned Development Permit & Parking Mod. 32. 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. 33. 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. 34. Pavement Restoration: The applicant shall restore the pavement in compliance with City standard requirements. In the event that the roadway has recently received a pavement treatment or reconstruction, the project will be subject to the City's Street Cut Moratorium. The applicant will be required to perform enhanced pavement restoration consistent with the restoration requirements associated with the Street Cut Moratorium. The City's Pavement Maintenance Program website (https://www.ci.campbell.ca.us/219) has detailed information on the streets currently under moratorium and the enhanced restoration requirements. 35. Encroachment Permit, Plans, Fees and Deposits: Prior to issuance of any building permitsfor the site, the applicant shall cause plans for public street improvements to be prepared by a registered civil engineer, pay various fees and deposits, post security and provide insurance necessary to obtain an encroachment permit for construction of the standard public street improvements, as required by the City Engineer. The plans shall include the following, unless otherwise approved by the City Engineer: a. Show location of all existing utilities within the new and existing public right of way. b. Relocation of all existing utilities including utility boxes, covers, poles, etc. outside of sidewalk area. No utility boxes, covers, etc. will be allowed in the sidewalk area. c. Removal of existing driveway approach and necessary sidewalk, curb and gutter. d. Installation of City standard curb, gutter, sidewalk and ADA compliant driveway approach. e. Construction of conforms to existing public and private improvements, as necessary. f. Submit final plans in a digital format acceptable to the City. 36. Street Improvements Completed for 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 street improvements installed and accepted by the Exhibit A - Conditions of Approval Page 8 of 9 PLN2019-234 — 85 Gilman Avenue — Admin. Planned Development Permit & Parking Mod. City, and the design engineer shall submit as -built drawings to the City. 37. Maintenance of Landscaping: Owner(s), current and future, are required to maintain the landscaped park strip and tree wells in the public right of way. This includes, but is not limited to: trees, lawn, plantings, irrigation, etc. Trees shall not be pruned in a manner that would not allow the tree to grow to a mature height. 38. Utility Encroachment Permit: Separate encroachment permits for the installation of utilitiesto 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. 39.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. FIRE DEPARTMENT 40. Formal Plan Review: Review of this development proposal is limited to accessibility of site access and water supply and may include specific additional requirements 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. 41. Fire Apparatus Access Roads Required for Buildings and Facilities: (As noted on Sheet A005) Approved fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or with the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. [CFC, Section 503.1.1]. A 20' wide clear path is designated as fire lane from Gilman to the building, to comply with this section. 42. Fire Lanes Required: (As noted on Sheet A005) The minimum clear width of fire department access roads shall be 20 feet. The minimum outside turning radius is 42 feet for required circulating access roadways. Fire apparatus access roads shall be designated and marked as a fire lane as set forth in Section 22500.1 of the California Vehicle Code and SCCFD A-6 Standard. Please check standard for signage wording requirement. 43.Address identification: (As noted on Sheet A005) 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 fronting the property. Exhibit A - Conditions of Approval Page 9 of 9 PLN2019-234 — 85 Gilman Avenue — Admin. Planned Development Permit & Parkinq Mod. These numbers shall contrast with their background. Where required by the fire code official, address numbers shall be provided in additional approved locations to facilitate emergency response. 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. Address numbers shall be maintained. CFC Sec. 505.1. 44. Construction Site Fire Safety: (As noted on Sheet A000) 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. 45. No Violation: This review shall not be construed to be an approval of a violation of the provisions of the California Fire Code or of other laws or regulations of the jurisdiction. A permit presuming to give authority to violate or cancel the provisions of the fire code or other such laws or regulations shall not be valid. Any addition to or alteration of approved construction documents shall be approved in advance. [CFC, Ch. 1, 105.3.6]