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HomeMy WebLinkAboutPC Reso 01-26 PA00-028 McNamara's CUP/SDR RESOLUTION NO. 01 - 26 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN ADOPTING PA 00-028 MCNAMARA'S STEAK & CHOP HOUSE CONDITIONAL USE PERMIT AND SITE DEVELOPMENT REVIEW REQUEST TO REMODEL AN EXISTING 8,600 SQUARE FOOT BUILDING; UPGRADE THE LANDSCAPING, REDESIGN THE ENTRANCE AND INSTALL NEW WALL AND FREESTANDING SIGNAGE AND TO OPERATE A RESTAURANT WITH OUTDOOR SEATING LOCATED AT 7400 SAN RAMON ROAD WHEREAS, the Applicant, Vince McNamara, has requested approval of a Conditional Use Permit and Site Development Review to establish a restaurant with outdoor seating and remodel an existing 8,600 square foot building with new building facades; landscaping and signage, located at 7400 San Ramon Road, within the San Ramon Specific Plan, Development Zone 3; and WHEREAS, the project has been reviewed in accordance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines and the City of Dublin Environmental Guidelines and is categorically exempt under Section 15301, Class (1) Existing Facilities of the State CEQA Guidelines. The project will involve minor alterations to an existing building; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, a Staff Report was submitted to the Planning Commission recommending that the Planning Commission approve the application; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony herein above set forth and used their independent judgment to make a decision; and WHEREAS, the Planning Commission has found that the proposed project is appropriate for the subject site. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does find that: The proposed operation of a restaurant within Development Zone 3 of the San Ramon Specific Plan is compatible with other land uses (i.e. retail conunercial and residential), transportation and service facilities in the vicinity because the proposed restaurant use will provide a commercial service retail establishment use consistent with the adjacent San Ramon Road retail uses which typically benefit the surrounding area. The proposed use will not adversely affect the health or safety of persons residing or working in the vicinity, and will not be detrimental to the public health, safety and welfare because all the potential environmental impacts associated with the project are less than significant. The proposed use is similar to the former use (Dublin Fishery) that occupied the site. The use will not be injurious to property or improvements in the neighborhood because the project is conditioned to comply with all Building and Fire Department requirements, and Public Works Department requirements regarding on and off-site traffic circulation, site improvements, and on and off-site drainage improvements. There are adequate provisions for public access, water, sanitation, and public utilities and services to ensure that the proposed use and related structure would not be detrimental to the public health, safety, and welfare. The subject site is physically suitable for the type, density and intensity of the use and related structure being proposed. The proposed project is consistent with the intent of the Planned Development (PA86-53) because the project is located on relatively flat land within an urbanized area adjacent to existing retail commercial uses. The approval of this application, as conditioned, complies with the Dublin General Plan, the San Ramon Specific Plan, and the general requirements established in the Dublin Zoning Ordinance. McNamara's Steak and Chop House proposal is consistent with the intent and purpose of Chapter 8.104 Site Development Review of the Zoning Ordinance. The approval of this application, as conditioned, is in the best interest of the public health, safety and general welfare. The proposed site development, including site layout, structures, vehicular access, circulation and parking, setbacks, height, walls, public safety and similar elements has been designed to provide a desirable environment for the development. Architectural considerations, including the character, scale and quality of the design, the architectural relationship with the site and other buildings, building materials and colors, screening of exterior appurtenances, exterior lighting and similar elements have been incorporated into the project in order to insure compatibility of this commercial development with the development's design concept or theme and the architectural character of the surrounding commercial buildings and uses. Landscape considerations, including the location, type, size, color, texture and coverage of plant materials, provisions and similar elements have been considered to ensure visual relief and an attractive environment for the public. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission hereby approves PA 01-028 McNamara's Steak and Chop House Conditional Use Permit and Site Development Review request to remodel an approximate 8,600 square foot building; upgrade the landscaping, redesign the entrance and install new wall and freestanding signage and to operate a restaurant with outdoor seating located at 7400 San Ramon Road, as generally depicted by the plans, labeled Attachment 3, consisting of thirteen sheets prepared by Linda Fuji, AIA, dated received by the Planning Department on September 14, 2001, stamped approved and on file with the Planning Division, subject to compliance with the following conditions: 2 CONDITIONS OF APPROVAL: Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits or establishment of use, and shall be subject to Planning Department review and approval. The following codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval: [PL.] Planning, [BI Building, [PO] Police, [PW] Public Works [ADM] Administration/City Attorney, [F1N] Finance, IF] Alameda County Fire Department, [DSR] Dublin San Ramon Services District, [CO] Alameda County Department of Environmental Health. NO CONDITION TEXT RESP. WHEN Source AGENCY REQ.D (Prior to) GENERAL CONDITIONS 1. Permit Expiration. Construction or use shall commence within one PL Ongoing PL year of permit approval, or the permit shall lapse and become null and void. 2. Annual review. On at least an annual basis, this Conditional Use PL Ongoing PL Permit shall be subject to the Planning Manager Review and determination as to compliance with the conditions of approval. Any violation of the terms or conditions of this permit may be subject to enforcement action. 3. Revocation of permit. The permit shall be revocable for cause in PL Ongoing PL accordance with Chapter 8.96 of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this permit shall be subject to citation. 4. Clean-up. The Developer/Property Owner shall be responsible for PL Ongoing PL i clean-up and disposal of project related trash to maintain a clean, litter- free site. 5. Trash Receptacle. The Applicant/Property owner shall provide at least PL Ongoing PL one trash receptacle within the outdoor seating area and shall be responsible for maintaining the premises in a safe, clean and litter-free conditions at all times. The applicant shall be responsible for cleaning up and disposing of the restaurant generated trash and litter on-site and off-site within the neighborhood. 6. Controlling Activities. McNamara's shall control all activities on the PO, PL Ongoing PL project site so as not to create a nuisance to the existing or surrounding businesses and residences. 7. Fees. Developer/Property Owner shall pay all applicable fees in effect Various Various at the time of building permit issuance, including, but not limited to, times, but no Planning fees, Building fees, Dublin San Ramon Services District fees, later than Public Facilities fees, Dublin Unified School District School Impact issuance of Building fees, Alameda County Fire Services fees, Alameda County Flood and permits Water Conservation District (Zone 7) Drainage and Water Connection fees; or any other fee that may be adopted. Fees are subject to change without notice. Un-issued building permits subsequent to new or revised fees shall be subject to recalculation and assessment of the share of the new or revised fees. 3 NO CONDITION TEXT RESP. WHEN Source AGENCY REQ.D (Prior to) 8. Requirements and Standard Conditions. The Developer/Property Various Ongoing Owner shall comply with applicable Alameda County Fire, Dublin Public Works Department, Dublin Building Department, Dublin Police Service, Alameda County Flood Control District Zone 7, Alameda County Public and Environmental Health, Dublin San Ramon Services ~ District and the California Department of Health Services requirements and standard conditions. Prior to issuance of building permits or the installation of any improvements related to this project, the Developer shall supply written statements from each such agency or department to the Planning Department, indicating that all applicable conditions required have been or will be met. 9. Standard Public Works Conditions of Approval. Developer/Property PW Approval of ?W Owner shall comply with all applicable City of Dublin Standard Public Improvemen Works Conditions of Approval, Attachment A (obtain from Planning t Plans Department). In the event of a conflict between the Standard Public through Works Conditions of Approval and these Conditions, these conditions completion shall prevail. 10. Required Permits. Developer/Property Owner shall obtain all PW Various ?W necessary permits required by other agencies (e.g., Alameda County times, but no Flood Control District Zone 7, Alameda County Health Agency (if laterthan necessary), State Water Quality Control Board, etc.) and shall submit issuance of Building copies of the permits to the Department of Public Works. Permits 11. Building Permits, Codes and Ordinances. The Developer/Property B Through >W Owner shall obtain all necessary permits from the Dublin Building completion Department. All project construction shall conform to all building codes and ordinances in effect at the time of building permit issuance. 12. Fire Codes and Ordinances. All project construction shall conform to B Through ~ all fire codes and ordinances in effect at the time of building permit completion issuance. 13. Building Permit Application. To apply for building permits, the B Priorto B Developer/Property Owner shall submit six (6) sets of construction issuance of plans together with final site plan and landscape plans to the Building Building Department for plan check. Construction plans will not be accepted Permits without the annotated conditions attached to each set of plans. The Developer/Property Owner will be responsible for obtaining the approvals of all participating non-City agencies prior to the issuance of building permits. 4 NO CONDITION TEXT RESP. WHEN Source AGENCY REQ.D (Prior to) 14. : Public Works Conditions of Approval. In submitting subsequent plans PW Prior to for review and approval, Developer/Property Owner shall submit six (5) issuance o£ sets of plans to the Public Works Department for plan check. Each set Building of plans shall have attached a copy of these Conditions of Approval with Permits responses to conditions filled in indicating where on the plans and/or how the condition is satisfied. A copy of the Standard Public Works Conditions of Approval shall also be submitted which has been marked up to indicate where on the plans and/or how the condition is satisfied. The notations shall clearly indicate how all Conditions of Approval and Standard Public Works Conditions of Approval will be complied with. Improvement plans will not be accepted without the annotated conditions and standards attached to each set of plans. Developer/Property Owner will be responsible for obtaining the approvals of all participatin~ non-City a~encies. cONDITiONAL USE PERMIT CONDITIONS 15. Patio Hours of Operation. Hours of operation for the patio shall be PL Ongoing from 10:00 a.m. to 10:00 p.m., Monday through Sunday, to minimize any associated impacts to adjacent properties. 16. Noise/Nuisances. McNamara's Steak and Chop House shall control all PL, PO Ongoing project-related activities on the site so as not to create a nuisance to surrounding businesses. With the exception of the outdoor seating facility, all demonstrations, services, and other activities shall be conducted entirely within the structure on site. No loudspeakers or amplified music shall be permitted to project or be placed outside of the building. 17. Maintenance. The Applicant shall be responsible for cleaning up and PL Ongoing disposing of restaurant generated trash and litter on-site and off-site within the nei~,hborhood. GENERAL DESIGN: 18. Roof equipment screening. All roof equipment shall bc completely PL Issuance of screened from view by a parapet. Equipment not screened by a parapet Occupancy shall be screened by materials architecturally compatible with thc building, as approved by the Community Development Director. 19. Disabled Access. Thc site design shall include a pedestrian walkway PW, B Approval of from the building's primary entrance to the parking lot on San Ramon Improvemen Road in conformance with the accessible route requirements of the t Pians California Building Code. Disabled access ramps shall be provided within the site and as required along the accessible route. All disabled access ramps shall comply with current California Building Code requirements and City of Dublin standards. 20. Disabled Access and Parking. The Applicant shall provide disabled PL, PW, Prior to PL, PW, parking stalls in the quantity and configuration required. All parking I PO lssuanceof PO shall conform to the plans shown on Attachment 3. Public parking Building Permits spaces shall be double-striped with 4-inch wide stripes set approximately 2 feet apart as shown on the "Typical Parking Striping Detail" available in the Planning Department. Disabled accessible, employee and compact parking spaces shall be appropriately identified on the pavement and designated on the plans. In addition, the disabled parkin~ si[~ns shall refer to "disabled persons" rather than "physically NO CONDITION TEXT RESP. WHEN Source AGENCY REQ.D (Prior to) handicapped persons" or any other similar term. Per California Vehicle Code, Section 22511.9. CIRC~TION 21. Traffic Regulatory Signs. The applicant shall install the following PW Issuance of W regulatory signs as part of the project: Occupancy A "Right Turn Only" sign (Caltrans R41) shall be installed at the exit approach to thc southern driveway on San Ramon Road. A physically Challenged Tow-away sign (Caltrans R100B) shall be installed at the entrance approach to the two driveways on San Ramon Road. The sign text shall be amended to read, "Towed vehicles may be reclaimed at Dublin Police, or by telephoning 833-6670". ARCHITE~ & DESIGN 22. Design. The applicant must submit a sample of thc materials for the PL Issuance of ~L proposed exterior "featured" wall to the Planning Department. Building Permit DEDICATIONS AND I~IPROVEMENTS 23. Site Clean-up. The site shall bc cleaned of all dirt, trash, leaves, weeds, PW Issuance of and other debris. The Applicant shall also clean all on-site storm drain Occupancy inlets and pipes to prevent debris from discharging into the public storm Permits drain system. 24. Repair and Resurfacing of Parking Lot. The Developer/Property PW Issuanceof PW Owner shall repair all damaged parking lot pavement and hard surface Occupancy to the satisfaction of the Public Works Director. Permits 25. Water Quality Requirements. All development shall meet the water PW Issuance of quality requirements of the City of Dublin's NPDES permit and thc Occupancy Alameda County Urban Runoff Clean Water Program. Thc plans must Permit include a separate Erosion and Sediment Control plan to be implemented during the rainy season (October 1st to April 15th). Said plan shall conform to the latest standards of the Regional Water Quality Control Board. In addition, all storm water inlets shall be stenciled "No Dumping - Flows to Bay" using a standard stencil available from the Alameda County Urban Runoff Clean Water Program, located at 951 Turner Court, Hayward, California. 26. Improvements within Existing Easements. The Developer/Property PW Approvalof Owner shall investigate any existing easements that may exist across the lmprovemen site. A Preliminary Title Report shall be submitted to indicate the t Plans locations of any recorded easements affecting the property. Before plans for improvements within any existing easements will be approved by the Public Works Director, the Developer/Property Owner shall obtain written permission from the easement owner, and shall submit i said written permission to the Public Works Department. 27. Replacement of Damaged Public Improvements. The PW Issuance of Developer/Property Owner shall replace all damaged improvements Occupancy along the property frontage, within the public right-of-~vay, including the Permit curb, gutter, sidewalk, driveway, paving (to street centerline), and utilities as required by the Public Works Director. All work shall be i performed in accordance with the City's standards, and may only be performed after the City of Dublin issues an Encroachment Permit. 28. Signing and Striping Plan. A signage and striping plan for the parking PW Approval of lot shall be submitted to the Public Works Department for review and Improvemen 6 NO CONDITION TEXT RESP. WHEN Source AGENCY REQ.D (Prior to) approval. Said plan shall include dimensions of all drive aisles and t Plans parking stalls in conformance with current City standards, along with detailed descriptions of all signs to be installed. All striping shall be new at the time of occupancy. LIGHTING: 29. Parking Lot Lighting. The applicant shall assure that all existing PW, PL, Prior to parking lot lighting fixtures are operational and that said fixtures PO issuance of provide a minimum of 1.5 foot candles at the pavement surface and all Building exterior doors per the City's security Ordinance. Exterior lighting used Permits after daylight hours shall be adequate to provide for security needs and shall be provided around the perimeter of the building, over exterior doors and in the parkin~ area. POLICE SEC~ 30. City of Dublin Non-Residential Security Requirements. All security PO Issuance of hardware for McNamara's must comply with the City of Dublin Non- Building Residential Security Requirements (obtained from the Planning Permits/ Occupancy Department). Existing security hardware shall be upgraded with new Permits standards. ' 31. Security Hardware. If feasible, doors to exterior storage areas and PO Issuanceof PO water heaters shall be secured with a one inch deadbolt lock and high Occupancy security strike plate with a minimum of two, 3" screws. Employee exit doors shall be equipped with 180-degree viewers if there is not a burglary resistant window panel in the door from which to scan the exterior. 32. Robbery, Burglary, Theft Prevention and Security Program. The PO Prior to Developer/Property Owner shall work with Dublin Police Services on Occupancy an ongoing basis to establish an effective robbery, burglary, and theft prevention security program for the business. The Applicant shall submit a security plan for the site. In addition, the Applicant shall complete a "Business Site Emergency Response Card" and deliver it to the police. 33. Graffiti. The Developer/Property Owner shall, at all times, keep the site PO, PL Ongoing and building clear of graffiti vandalism on a regular and continuous basis. Graffiti resistant materials (e.g., paints for the structures and film for windows or glass) and foliage should be used. Landscaping of the trash enclosure walls with the use of vines is encouraged to discourage graffiti. 34. Landscaping. Exterior landscaping shall be kept to a minimal height PO, PL Ongoing and fullness giving patrol officers and the general public surveillance capabilities of the area. Existing landscaping shall meet the standards of the Non-Residential Security Ordinance. (The existing shrubs should be thinned and trimmed at the base approx. 24" to 36" above ground. Many of the trees in both parking lots are in danger of falling and will need to be replanted, removed or replaced. Overgrown landscaping is covering the entire north side of the building. Natural light does not enter the area because of the tall trees that need to thinned and trimmed.) 35. Security. The north side of the building is a haven for concealment; PO, PL Prior to PO, PL therefore, the applicant must provide a cyclone fence along the Occupancy perimeter. 7 NO CONDITION TEXT RESP. WHEN Source AGENCY REQ.D (Prior to) F~ PROTECTION 36. ACFD Rules, Regulations and Standards. Developer/Property Owner F Prior to F shall comply with all Alameda County Fire Services (ACFD) rules, Issuance of regulations and standards, including minimum standards for emergency Building access roads and payment of all applicable fees, including a City of Permits Dublin Fire Impact Fees. 37. Occupant Load. Developer/Property Owner shall submit proposed F, B With Bldg. F, B occupant load, including calculations with building permit plans. Permit Plans 38. Furniture/Equipment Layout. Developer/Property Owner shall submit F With F furniture and equipment layout showing adequate aisles to exit. Building Permit Plans 39. Knox Lock. A Knox key lock system is required. Applications are F Occupancy F available at the Alameda County Fire Department, Fire Prevention Division, 100 Civic Plaza, CA 94568. Completed application shall be returned with the building plans when applicant submits for a permit or prior to final inspection for occupancy. 40. Cooking Equipment. All commercial type cooking equipment shall be F Occupancy F protected by an approved automatic fire extinguishing system (hood and duct). Plans for the required hood and duct extinguishing system must be submitted to the Fire Department for review and approval prior to installation. A separate plan review fee will be collected upon review of these plans. 41. Portable Fire Extinguishers. The Developer/Property Owner shall F Occupancy provide at least one portable fire extinguisher with a classification of not less than 40B for the kitchen area. The extinguishers shall be located near cooking equipment. The Developer/Property Owner shall also provide at least one 2A 10BC portable fire extinguisher for each 3,000 square foot of floor area. Travel distance to an extinguisher shall not exceed 75 feet of ~ travel distance and shall not be between floors. 42. Signage. Signage is required for Fire Sprinkler Riser, Fire Alarm F Occupancy Room/Panel, Electric Room/Panel, Roof Access and any location that may require access during an emergency. DUBLIN SAN RAMON SERVICES DISTRICT 43. Wastewater. All utility connection fees, plan check fees, inspection fees, F Occupancy connection fees, and fees associated with wastewater discharge permits shall be paid to DSRSD in accordance with the rates and schedules established in the DSRSD Code. 44. Construction by Developer/Property Owner. The DSR, PW On-going Developer/Property Owner shall construct all project potable and recycled water, and wastewater pipelines and facilities in accordance with all DSRSD master plans, standards, specifications and requirements. No sewer line or waterline construction shall be permitted unless the proper utility construction permit has been submitted by DSRSD. DEBtS/DUST/CONSTRUCTION ACTIVITY 45. Construction Trash/Debris. Measures shall be taken to contain all PW Construction construction related trash, debris, and materials on-site until disposal of- 8 NO CONDITION TEXT RESP. WHEN Source AGENCY REQ.D (Prior to) site can be arranged. Thc Developer/Property Owner shall keep the adjoining public streets and properties free and clean of project dirt, mud, and materials during thc construction period. All costs associated with the City's efforts to mitigate a hazard as a result of the Developer/Property Owner's failure to comply shall be borne by the Developer/Propert7 Owner. LANDSC~ING ' 46. Landscaping adjacent to Public Right-of-Way. New Trees planted PL, PW Completion within 5' of the public sidewalk shall have root shields installed at the of back of the sidewalk per the manufacturer's recommendations to Improvemen >revent potential root damage from the tree growth, ts 47. Existing Landscaping adjacent to Parking Lot Lights. The existing PW Completion trees and other landscaping adjacent to parking lot light fixtures shall be of Improvemen pruned such that the light from each fixture is not obscured, ts 48. Landscaping at Aisle Intersections. Landscaping at aisle intersections PL, PW Completion and at the driveway entrances shall be such that vehicle sight distance as of defined by the City of Dublin standards is not obstructed. Except for lmprovemen canopy trees, landscaping shall not grow to a height in excess of 30 ts inches above the curb in these areas. 49. Parking Lot Medians/Islands. All parking lot medians/islands shall be PL, PW Occupancy PL, PW landscaped and the landscaping shall be set back at least two (2) feet from the edge of the parking stalls so that vehicles do not impact the landscaping. 50. Standard Plant Material, Irrigation and Maintenance Agreement. PL Occupancy PW The Developer/Property Owner shall complete and submit to the Dublin Planning Department the Standard Plant Material, Irrigation and Maintenance Agreement. 51. Fire-Resistant and/or Drought Tolerant Plant Varieties. Final PL, PW Occupancy PL, PW landscaping and irrigation plans shall include fire-resistant and/or drought tolerant plant varieties in the plant palette. 52. Landscape Borders. All new landscaped areas shall be bordered by a PL Occupancy PL, PW concrete curb at least 6 inches high and 6 inches wide. Curbs adjacent to parking spaces must be 12 inches wide. All new landscaped areas shall be a minimum of 6 feet in width (curb to curb). Concrete mow strips at least 6 inches deep and 4 inches wide shall be required to separate turf areas from shrub areas. 53. Maintenance of Landscape. All landscape areas on the site shall be PL Ongoing PL enhanced and properly maintained at all times. Any proposed or modified landscaping to the site, including the removal or replacement of trees, shall require prior review and written approval from the Community Development Director. 54. Water Efficient Landscaping Ordinance. The Developer/Property PL, PW Ongoing PL, PW Owner shall submit written documentation to the Public Works Department (in the form of a Landscape Documentation Package and 9 NO CONDITION TEXT RESP. WHEN Source AGENCY REQ.D (Prior to) other required documents) that thc development conforms to thc City's Water Efficient Landscapin~ Ordinance, No. 18-92. 55. Conflicts with Proposed Landscape Features. The final landscape PL, PW Approvalof and irrigation plans shall show locations of all pedestrian lighting, Imp. Plans/ utilities, drainage ditches, and underdrains at bottom of slopes. Plans Issuance of shall address tree planting within public service easements to avoid Building Permits conflicts with utilities and streetlights. SIGNAGE 56. Site Development Review Approval. This Site Development Review PL Priorto approval is for one freestanding and monument sign. The design, color, Issuance of location and illumination of these signs shall be as shown on the Building approved buildin[g elevations and si[gn plans, labeled Attachment 3. Permits 57. Maintenance. The freestanding and monument sign shall be well- PL Ongoing maintained in an attractive manner and in accordance with the approved plans. Any indirect light fixtures used to illuminate any signage shall be [glare-shielded. 58. Freestanding Signs. Design of any freestanding signs shall be PL, PW Completion approved by the Planning Manager to assure compatibility with design of elements of the project, and by the Public Works Director to assure Improvement unobstructed traffic visibility, s 59. Temporary and Promotional Signage. The use of Temporary and PL Ongoing Promotional Signs (i.e. banners, pennants, flags, balloons, searchlights and similar advertising devises) for special business advertising and/or promotional use shall comply with the provisions established in the sign re[gulations of the Zonin[g Ordinance. sT~s 60. Health, Design and Safety Standards. Prior to final approval allowing PL, PW Occupancy PL, PW occupancy of the building, the physical condition of thc site shall meet of Building minimum health, design, and safety standards including, but not limited to the following: a. The drive aisles and parking stalls shall be complete and fmc of PL, PW Occupancy PI, PW building materials, dirt, and/or debris to allow for safe traffic of Building movements. b. All traffic striping and control signing in the parking lot shall be PW Occupancy PI, PW in place, of Building c. All parking lot lights shall be energized and functional. PW Occupancy PL, PW of Building d. Any required repairs to the street, curb, gutter, and/or sidewalk PW Occupancy PW that may create a hazard shall be completed to the satisfaction of of Building the Public Works Director. e. All sewer clean-outs, water meter boxes, and other utility boxes PW Occupancy PW shall be set to grade, and appropriate covers shall be installed, of Building f. The building shall have Building Department final approval for PW, B Occupancy PW occupancy, of Building PASSED, APPROVED AND ADOPTED this 9th day of October, 2001. AYES: Cm. Johnson, Fasulkey and Nassar 10 NOES: ABSENT: ABSTAIN: Cm. Jennings and Musser ATTEST: Community Development Director Chairperson g:\pa01-028\CUP SDR Reso 11