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PC Res 3942RESOLUTION NO. 3942 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL APPROVING A SITE AND ARCHITECTURAL REVIEW PERMIT/CONDITIONAL USE PERMIT (PLN2009-06) TO ALLOW THE CONSTRUCTION OF A NEW MEDICAL LABORATORY OFFICE BUILDING AND THE ESTABLISHMENT OF A MEDICAL USE ON SITE WITH 24-HOUR OPERATION ON PROPERTY OWNED BY PENINSULA HISTOPATHOLOGY LABORATORY, INC., LOCATED AT 95 & 109 E. HAMILTON AVENUE IN A P-O (PROFESSIONAL OFFICE) ZONING DISTRICT. APPLICATION OF MR. DENNIS HOOD. FILE NO.: PLN2009-06. 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 PLN2009-06: 1. The proposed medical laboratory office building and use is consistent with the General Commercial General Plan land use designation. 2. The proposed medical laboratory office building and use will be compatible with the P-O (Professional Office) zoning designation with approval of a Conditional Use Permit. 3. The project site consists of two parcels totaling .33 net acres currently developed with non-conforming residential uses. 4. The project provides 19 parking spaces with the approval of a parking reduction based on the specific use and the desire to retain existing protected trees on site. 5. The project site is situated on a .33 net acre site (after land dedication and lot consolidation). The two parcels are currently developed with two residential structures that will be demolished and are located on the north side of E. Hamilton Avenue between Winchester Boulevard and N. Central Avenue. The project is surrounded by single-family residences on the north and west and commercial/office uses to the east and south. 6. The proposed project is well designed and is architecturally compatible with the surrounding neighborhood. 7. The project proposal will greatly enhance the appearance of the site. 8. The proposed project is consistent with other developments and uses in the surrounding area. 9. The hours of operation shall 24 hours a day, seven days a week. Planning Commission Resolution No. 3942 PLN2009-06 - 95 & 109 E. Hamilton Avenue -Peninsula Histopathology Laboratory Site and Architectural Review Permit & Use Permit Page 2 10. The project qualifies as a Categorically Exempt project per Section 15332, Class 32 of the California Environmental Quality Act (CEQA), pertaining to projects characterized as in-fill development. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed project is consistent with the General Plan. 2. The proposed use is allowed within the applicable zoning district with Conditional Use Permit approval, and complies with all other applicable provisions of this Zoning Code and the Municipal Code. 3. The proposed project, as conditioned, will aid in the harmonious development of the immediate area. 4. The proposed project is well designed and is architecturally compatible with the surrounding neighborhood. 5. The proposed site is adequate in terms of size and shape to accommodate the fences and walls, landscaping, parking and loading facilities, yards, and other development features required in order to integrate the use with uses in the surrounding area. 6. The proposed site is adequately served by streets of sufficient capacity to carry the kind and quantity of traffic the use would be expected to generate. 7. The design, location, size, and operating characteristics of the proposed use are compatible with the existing and future land uses on-site and in the vicinity of the subject property. 8. The establishment, maintenance, or operation of the proposed use at the location proposed will not be detrimental to the comfort, health, morals, peace, safety, or general welfare of persons residing or working in the neighborhood of the proposed use, or be detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the City. 9. 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. 10. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project. 11. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. Planning Commission Resolution No. 3942 PLN2009-06 - 95 & 109 E. Hamilton Avenue -Peninsula Histopathology Laboratory Site and Architectural Review Permit & Use Permit Page 3 THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and Architectural Review Permit/Conditional Use Permit (PLN2009-22) to allow the construction of a medical laboratory office building and the establishment of a medical laboratory use on property owned by Peninsula Histopathology Laboratory, Inc., located at 95 & 109 E. Hamilton Avenue in a P-O (Professional Office) 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: 1. Declaration of Acceptance of All Conditions: Within thirty (30) days of Planning Commission approval, the applicant and property owner shall sign the final, approved set of Conditions of Approval. Until said Conditions are signed, the proposed Use Permit shall not be valid for any permits sought from the City. Acknowledged & Accepted: Dennis Hood Date for Peninsula Histopathology Laboratory, Inc. Date 2. Approved Project: Approval is granted for a Conditional Use Permit (PLN2009-06) to allow the construction of a medical laboratory office building and the establishment of a medical laboratory use located at 95 & 109 E. Hamilton Avenue. The project shall substantially conform to the Revised Project Plans and Operational statement stamped as received by the Community Development Department on April 6, 2009, except as may be modified by additional conditions specified herein. 3. Planning Final Required: Planning sign off is required to 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. Planning Commission Resolution No. 3942 PLN2009-06 - 95 & 109 E. Hamilton Avenue -Peninsula Histopathology Laboratory Site and Architectural Review Permit & Use Permit Page 4 4. Site and Architectural Permit and Conditional Use Permit Approval Expiration: The Site and Architectural Permit and Conditional Use Permit approvals shall be valid for one year from the date of final approval. Within this one-year period, the use must be established on the property and the Conditions of Approval satisfied. Failure to meet this deadline will result in both the Site and Architectural Permit and Conditional Use Permit being void. 5. Revocation of Permit: Operation of the use in violation of the Site and Architectural Permit or the Conditional Use Permit or any standards, codes, or ordinances of the City of Campbell shall be grounds for consideration of revocation of the Site and Architectural Permit or Conditional Use Permit by the Planning Commission. 6. Lot Consolidation: Prior to the issuance of any grading or building permits for the site, the applicant shall fully complete a lot line adjustment process to consolidate the two parcels into one legal lot. The applicant shall submit an application for approval by the City Engineer, pay the current application processing fees, process the application with City staff's comments and fully complete the lot line adjustment with document recordation. 7. Operational Hours: The proposed use shall operate 24 hours a day, seven days a week. 8. Restriction of Use: On site collection of medical specimens, patients on site or customers on site are prohibited. 9. Modification of Use: Any modification of the approved use, including but not limited to, type of medical laboratory, change in specimen collection activity, request for patients and customers on site or change of business classification from medical laboratory or clinic shall require Planning Commission approval through the Modification of an existing Conditional Use Permit process. 10. Vehicle Parking: No vehicle shall be parked on site, except for personal vehicles of the laboratory technicians, medical couriers during the performance of their delivery duties and management staff, at any time. No vehicle shall be allowed to remain parked on site for a period longer than 24 hours. Vehicles used by the medical couriers shall not remain on site when not in use. 11. Paint Color: Final paint color approval shall be subject to field review and approval by the Community Development Director. 12. 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. Planning Commission Resolution No. 3942 PLN2009-06 - 95 & 109 E. Hamilton Avenue -Peninsula Histopathology Laboratory Site and Architectural Review Permit & Use Permit Page 5 13. Trash & Clean Up: All trash, normal clean up, carpet cleaning, etc. and medical waste collection shall not be done in the late evening or early morning hours. All clean up and trash collection shall be done between 6:00 a.m. and 5:00 p.m. daily. 14. Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to installation of PG&E transformers and San Jose Water Company back-flow preventers, indicating the location of the facilities and screening (if the facilities are above ground) for review and approval by the Community Development Director. 15. signage: No signage is approved as part of the development application approved herein. All signage shall be installed and maintained consistent with the provision of the Sign Ordinance, Chapter 21.30 of the Campbell Municipal Code. 16. Loitering: There shall be no loitering allowed outside the business in the rear parking lot or the side parking lot areas. The business owner is responsible for monitoring the premises to prevent loitering. 17. 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. 18. Landscape Plan: The applicant shall submit two copies of a landscape plan, prior to the issuance of building permits, for review and approval by the Community Development Director. The plan shall show the type of trees, size of trees and tree planting detail and irrigation details. The applicant shall plant a sufficient number of 24-inch box trees to provide adequate visual screening of the medical building at the time of tree maturity. The number of trees shall be determined by the Community Development Director. The landscape plan shall substantially conform to the approved site plan and the City's Water Efficient Landscaping Standards (WELS). The landscaping shall be installed prior to the final inspection completed by the Planning Department 19. Landscape Maintenance: The owner/operator of the property shall provide on-going maintenance of the existing and proposed on-site landscaping. 20. Replacement of Removed Tree: One 36-inch box size tree shall be required as a replacement for the Redwood at 95 & 109 E. Hamilton Avenue. The location and species of this tree shall be shown on the Site Plan that shall be reviewed by the Planning Division, prior to the issuance of building permits, for review and approval by the Community Development Director. The replacement tree shall be installed prior to the issuance of a Certificate of Building Occupancy. 21. On-Site Lighting: Any proposed on-site lighting shall be shielded away from adjacent properties and directed on site. The design and type of lighting fixtures and lighting intensity of any exterior lighting shall be reviewed and approved by the Community Planning Commission Resolution No. 3942 PLN2009-06 - 95 & 109 E. Hamilton Avenue -Peninsula Histopathology Laboratory Site and Architectural Review Permit & Use Permit Page 6 Development Director, prior to issuance of a building permit. Lighting fixtures shall be of a decorative design to be compatible with the development and shall incorporate energy saving features. 22. Trash Enclosure: The applicant shall obtain a building permit and construct a trash enclosure for the storage of all refuse containers. The trash enclosure shall comply with the requirements set forth in Section 21.18.110 of the Campbell Zoning Code. 23. Location of Mechanical Equipment: No roof-mounted mechanical equipment (i.e. air conditioning units, ventilation ducts or vents), shall be constructed 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. 24. Noise: a. Noise Standard: Any noises, sounds and/or voices, including but not limited to amplified sounds, loud speakers, sounds from audio sound systems, and/or music, generated by the subject use shall not be audible to a person of normal hearing capacity from any residential property. Public address systems of all types are strictly prohibited. b. Noise Management: In the event complaints are received by the City regarding noise, the Community Development Director may immediately modify the hours of operation and/or limit the extended hours of operation, subject to the project being brought back to the Planning Commission for review. 25. 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. A total of 19 parking spaces will be provided. 26. Construction Activities: The applicant shall abide by the following requirements during construction: 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 holidays unless an exception is granted by the Building Official. b. Truck routes to and from the construction site should be established and submitted to the City for review and approval prior to issuance of a building permit. These truck routes shall avoid access to the project site via residential streets where possible. c. All construction equipment with internal combustion engines used on the project site shall be properly muffled and maintained in good working condition. d. Unnecessary idling of internal combustion engines shall be strictly prohibited. Planning Commission Resolution No. 3942 PLN2009-06 - 95 & 109 E. Hamilton Avenue -Peninsula Histopathology Laboratory Site and Architectural Review Permit & Use Permit Page 7 e. 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. f. 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. g. Construction equipment, vehicles, and workers associated with the development of the project shall not be permitted to park on any residential streets. h. Use dust-proof chutes for loading construction debris onto trucks. i. Water or cover stockpiles of debris, soil, and other materials that can be blown by the wind. j. Cover all trucks hauling soil, sand, and other loose materials or require all trucks to maintain at least two feet of freeboard. k. Sweep daily (with water sweepers) all paved access roads, parking areas, and staging areas at the construction site. I. Sweep streets daily (with water sweepers) if visible soil material is carried onto adjacent public streets, as directed by the City Engineer. m. Enclose, cover, water twice daily or, or apply (non-toxic) soil stabilizers to exposed stockpiles (dirt, sand, etc.). Building Division: 27. Permits Reauired: A building permit application shall be required for the proposed new medical laboratory use structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 28. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 29. Size of Plans: The size of construction plans submitted for building permits shall be 24 inches by 36 inches. 30. 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. 31. Site Plan: Application for building permit shall include a competent site plan that identifies property and proposed structures with dimensions and elevations as appropriate. The 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. 32. 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 Planning Commission Resolution No. 3942 PLN2009-06 - 95 & 109 E. Hamilton Avenue -Peninsula Histopathology Laboratory Site and Architectural Review Permit & Use Permit Page 8 be submitted with the building permit application. This report shall be prepared by a licensed engineer specializing in soils mechanics. 33. Foundation Inspections: 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 34. 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. 35. 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 160. Please obtain City of Campbell, Special Inspection forms from the Building Inspection Division Counter. 36. 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. 37. 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. 38. 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. 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. & E. concerning utility easements, distribution pole locations and required conductor clearances. Planning Commission Resolution No. 3942 PLN2009-06 - 95 & 109 E. Hamilton Avenue -Peninsula Histopathology Laboratory Site and Architectural Review Permit & Use Permit Page 9 40. LEED for New Construction: Applicant shall complete and return LEED Project Checklist prior to issuance of the building permit. 41. 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 Public Works Department: 42. Preliminary Title Report: Prior to issuance of any grading or building permits for the site, the applicant shall provide a current (within the past 6 months) Preliminary Title Report. 43. Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building permits for the site, the applicant shall fully complete the process to cause additional right-of-way to be granted in fee for public street purposes along the Hamilton Avenue frontage to accommodate 17 feet of right-of-way from existing face of curb to back of walk, 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. 44. Soils Report: Prior to issuance of any grading or building permits for the site, applicant shall provide a soils report prepared by a registered geotechnical or civil engineer. 45. Grading & Drainage Plan: Prior to issuance of any building or grading 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 the 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. Planning Commission Resolution No. 3942 PLN2009-06 - 95 & 109 E. Hamilton Avenue -Peninsula Histopathology Laboratory Site and Architectural Review Permit & Use Permit Page 10 46. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site, the applicant shall pay the required Storm Drain Area fee of $2,650 per net acre, which is $833.00. 47. Street Improvements: Prior to issuance of any grading or building permits for the site, the applicant shall execute a street improvement agreement, 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, fire hydrants, covers, poles, etc. outside of sidewalk and driveway areas. No utility boxes, covers, etc. will be allowed in the sidewalk or driveway areas. c. Removal of existing driveway approaches and sidewalk, curb and gutter. d. Installation of City specified street trees, turf and irrigation at 40 feet on center. e. Installation of City standard curb, gutter, seven foot sidewalk, ten foot landscaped park strip, and ADA compliant commercial driveway approach per the streetscape standard. f. Installation of asphalt concrete overlay per street pavement restoration plan for utility installation and/or abandonment, as required by the City Engineer. g. Installation of traffic control, stripes and signs. h. Construction of conforms to existing public and private improvements, as necessary. i. Submit final plans in a digital form acceptable to the City. 48. Maintenance of Landscaping: Current and future owner(s) are required to maintain the landscaped park strip 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. 49. 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. 50. 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. 51. 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 Planning Commission Resolution No. 3942 PLN2009-06 - 95 & 109 E. Hamilton Avenue -Peninsula Histopathology Laboratory Site and Architectural Review Permit & Use Permit Page 11 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. 52. 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. Hamilton Avenue was overlaid in 2007. 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. 53. 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. 54. 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, at the discretion of the City Engineer, to restore pavement or other public improvements to the satisfaction of the City. 55. 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 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. Planning Commission Resolution No. 3942 PLN2009-06 - 95 & 109 E. Hamilton Avenue -Peninsula Histopathology Laboratory Site and Architectural Review Permit & Use Permit Page 12 a. Prior to issuance of grading or building permits 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. The applicant shall also comply with any other or new conditions as required by the City of Campbell's most current NPDES permit. 56.Occ_upancy and Building Permit Final: Prior to allowing occupancy for any and/or final building permit signoff and/or all buildings, the applicant shall have the required street improvements installed and accepted by the City, and the designer shall submit as-built drawings to the City. 57. Lot Line Adjustment: Prior to the issuance of any grading or building permits for the site, the applicant shall fully complete a lot line adjustment process. The applicant shall submit an application for approval by the City Engineer, pay the current application processing fees, process the application with City staff's comments and fully complete the lot line adjustment with document recordation. COUNTY FIRE DEPARTMENT 58. Required Fire Flow: The fire flow for this project is 1,500 gpm at 20 psi residual pressure. The adjusted fire flow is available from area water mains and fire hydrant(s) which are spaced at the required spacing. 59. Fire Sprinklers: Approved automatic sprinklers are required in all new and existing modified buildings when gross floor area exceeds 3,600 square feet or that are 3 or more stories in height. Exception: One-time additions to existing buildings made after 1/1/08 that do not exceed 500 gross square feet. A State of California licensed (C-16) 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. 60. Fire Department Key Box Required: The building shall be equipped with a permanently installed emergency access key lock box (Knox), conforming to Fire Department Standard Detail and Specification sheet K-1. At time of final inspection, access keys shall be provided to the fire department. 61. Fire Apparatus (Engine) Access Driveway Required: Provide an Access driveway with a paved all weather surface, a minimum unobstructed width of 12 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%. Planning Commission Resolution No. 3942 PLN2009-06 - 95 & 109 E, Hamilton Avenue -Peninsula Histopathology Laboratory Site and Architectural Review Permit & Use Permit Page 13 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 background. PASSED AND ADOPTED this 14th day of April, 2009, by the following roll call vote: AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTAIN: Commissioners: Alderete, Ebner, Gairaud, Gibbons and Rocha None Alster and Roseberry None APPROVED: ATTEST: Ciddy Wordell, Acting Secretary